Your intrepid editor had a couple of major projects in real life, and also had made a pledge not to comment on the school system news, so there was little to report in the last couple of weeks. I am on a trip to Italy with my mother until Nov. 15, but when I return, these are the stories you'll be able to read at the News from Hoover:
Cable television competition comes to Hoover. AT&T is negotiating with several cities, including Hoover, to offer cable TV. The City Council has authorized the Mayor to negotiate a franchise agreement. Competition is good.
Tourism and visitors add lots of dollars to Hoover's bottom line. Since we are so dependent on sales tax, it benefits the city for people to visit, buy things and pay sales tax. But did you know that tourists are only a small part of the picture. Sporting event attendees and business meetings bring a great deal of revenue to the city.
Hoover's curbside recycling service helps our residents participate in environmental action. I will follow the path of the recyclables to let you know what happens to them.
If you would like, check out my travel blog about my Italy trip.
Wednesday, October 31, 2007
Sunday, October 14, 2007
Patton Chapel Road project is now more neighborhood-friendly
The city of Hoover has been working since at least 1999 on a road plan for Patton Chapel Rd., Chapel Rd. and the Chapel Lane extension to the Galleria. A controversial plan was shelved in 2003 that would have three-laned the road from Highway 31 to Chapel Lane (near Simmons Middle School) and added sidewalks. Now, a plan is in place that deals with traffic without damaging the residential areas on Patton Chapel.
Over the weekend, many residents received a notice from ALDOT for a meeting on Oct. 25 (details below). This meeting will display plans for the first part of the Patton Chapel project, which will add a lane from Highway 31 to Crayrich Dr. and straighten out the curve. Jefferson County is handling that part of the project, said Hoover City Engineer Rod Long.
View Larger Map
The rest of the project, which is being handled by the city of Hoover, is still in its preliminary stages. Long said that plans are to continue the three lane (two traffic lanes plus a turn lane) to Tammassee Ln., which is just past Green Valley Baptist Church.
View Larger Map
The road will taper back down to two lanes until it gets to Cornwall Rd. just before the creek. It will go back to three lanes for the short section to Chapel Lane/Preserve Parkway. A pedestrian walkway is planned for the bridge.
View Larger Map
Long said that the city met with residents about their objections to the original plans. Now that the road will remain two-lane and sidewalk-less through the main residential areas, the project is proceeding. “We are looking at replacing the valley gutters with curb and gutter when we do the project,” Long said. “Over the years, resurfacing has taken over the gutters, and this would be a good time to replace them.”
The last part of the project is the Chapel Lane extension, which will go to the Patton Creek Shopping Center near the Riverchase Galleria. The road design is complete, Long said, but there are still engineering issues with tying in the planned 1,000-foot bridge with the existing road.
“Chapel Lane will have a pedestrian pathway on the entire section,” Long said. “It will be six feet wide and separate from traffic.”
The projects are being paid for with 80 percent federal funds, which have already been obtained, and 20 percent city funds, which have been carried over from previous capital budgets. There is not a timetable yet for construction.
The Public Involvement Meeting, for the project from Highway 31 to Crayrich Dr., is Oct. 25 from 4 to 6 p.m. at Green Valley Baptist Church. This is not a public hearing but rather there is a display of maps and other information for the public to look over. Someone from ALDOT and from the county will be there to answer questions. You can pick up an information packet as well. The state takes written comments for ten days after the meeting.
Editor's Note: This meeing is your best way to get information and ask questions. Many people don’t go to these meetings, and so they don’t have all the facts and have to depend on neighbors or the newspaper, which might not have all the details you want. If you live on this street or drive on it, you should stop by for a few minutes on the 25th so you can see for yourself.
Over the weekend, many residents received a notice from ALDOT for a meeting on Oct. 25 (details below). This meeting will display plans for the first part of the Patton Chapel project, which will add a lane from Highway 31 to Crayrich Dr. and straighten out the curve. Jefferson County is handling that part of the project, said Hoover City Engineer Rod Long.
View Larger Map
The rest of the project, which is being handled by the city of Hoover, is still in its preliminary stages. Long said that plans are to continue the three lane (two traffic lanes plus a turn lane) to Tammassee Ln., which is just past Green Valley Baptist Church.
View Larger Map
The road will taper back down to two lanes until it gets to Cornwall Rd. just before the creek. It will go back to three lanes for the short section to Chapel Lane/Preserve Parkway. A pedestrian walkway is planned for the bridge.
View Larger Map
Long said that the city met with residents about their objections to the original plans. Now that the road will remain two-lane and sidewalk-less through the main residential areas, the project is proceeding. “We are looking at replacing the valley gutters with curb and gutter when we do the project,” Long said. “Over the years, resurfacing has taken over the gutters, and this would be a good time to replace them.”
The last part of the project is the Chapel Lane extension, which will go to the Patton Creek Shopping Center near the Riverchase Galleria. The road design is complete, Long said, but there are still engineering issues with tying in the planned 1,000-foot bridge with the existing road.
“Chapel Lane will have a pedestrian pathway on the entire section,” Long said. “It will be six feet wide and separate from traffic.”
The projects are being paid for with 80 percent federal funds, which have already been obtained, and 20 percent city funds, which have been carried over from previous capital budgets. There is not a timetable yet for construction.
The Public Involvement Meeting, for the project from Highway 31 to Crayrich Dr., is Oct. 25 from 4 to 6 p.m. at Green Valley Baptist Church. This is not a public hearing but rather there is a display of maps and other information for the public to look over. Someone from ALDOT and from the county will be there to answer questions. You can pick up an information packet as well. The state takes written comments for ten days after the meeting.
Editor's Note: This meeing is your best way to get information and ask questions. Many people don’t go to these meetings, and so they don’t have all the facts and have to depend on neighbors or the newspaper, which might not have all the details you want. If you live on this street or drive on it, you should stop by for a few minutes on the 25th so you can see for yourself.
Friday, October 12, 2007
Bluff Park businesses ride to the rescue, fill in BBQ gap at art show
“Where’s the barbecue?” It was the question on many people's minds at the Bluff Park Art Show last Saturday. The answer is a story of a challenge and a community that made sure the show went on.
About a week before the Oct. 6 show, the Bluff Park Art Association got a call. The civic group that had provided the barbecue for many years was not going to be able to do it. “We were disappointed, because it has been part of our tradition,” said Jackie Dye, co-chair of the Association. “Even more, it was the majority of our food sales.”
Inspiration struck in the form of a “Shop Bluff Park First” decal in the window of a store. “We turned to the local businesses,” Ms. Dye said. On Thursday before the show, at almost literally the last minute, they went to Baker’s Famous Pizza in Shades Mountain Plaza and asked for help. “They volunteered to have a booth, and then recommended the new catering store next door. Everyone pulled together,” she said.
Laura, one of the staff at Baker’s, said they had already scheduled extra people because of the Alabama game. “We were up and down the street to the park all day, but we were happy to do it,” she said. "There were a lot of locals who didn't know about our pizza, so it was a great opportunity for us as well."
The next stop was Ashley Mac’s, a new catering and “dinners to go” business owned by Ashley and Andy McMakin. “We put together box lunches with chicken salad or pimiento cheese, Greek pasta salad, brownies and chips,” Ashley McMakin said. “We produced for 14 hours on Friday and all day Saturday, and we sold everything we had.” She added that the work paid off not only in helping the community, but also in business. “We’ve already booked three engagements, and we have had a lot of people come into the store.”
When Ms. Dye took a group of volunteers to lunch Thursday at the Bluff Park Diner on Shades Crest Rd., she caught owner Bob Hoeferlin behind the register. “I told him we really had a crisis,” she said. There was no way to do barbecue by that point, but Hoeferlin offered to provide hamburgers and hot dogs from the Tip Top Grill. “It’s one of our busiest days at the Grill anyway,” he said, and they started cooking at midnight. “We had to keep it simple, just the basic sandwich and packets of accompaniments and we couldn’t cook to order. But we were happy to help the show and it worked out well for everyone.”
Ms. Dye said Bluff Park Baptist Church also assisted, with chicken wrap sandwiches and popcorn for sale. There were also numerous volunteers who staffed the food vendors.
“The Bluff Park Art Association is a strong organization,” Ms. Dye said. “We overcame the challenge and it worked out great.” She said they would be starting in the spring next year to organize food for next year’s art show.
About a week before the Oct. 6 show, the Bluff Park Art Association got a call. The civic group that had provided the barbecue for many years was not going to be able to do it. “We were disappointed, because it has been part of our tradition,” said Jackie Dye, co-chair of the Association. “Even more, it was the majority of our food sales.”
Inspiration struck in the form of a “Shop Bluff Park First” decal in the window of a store. “We turned to the local businesses,” Ms. Dye said. On Thursday before the show, at almost literally the last minute, they went to Baker’s Famous Pizza in Shades Mountain Plaza and asked for help. “They volunteered to have a booth, and then recommended the new catering store next door. Everyone pulled together,” she said.
Laura, one of the staff at Baker’s, said they had already scheduled extra people because of the Alabama game. “We were up and down the street to the park all day, but we were happy to do it,” she said. "There were a lot of locals who didn't know about our pizza, so it was a great opportunity for us as well."
The next stop was Ashley Mac’s, a new catering and “dinners to go” business owned by Ashley and Andy McMakin. “We put together box lunches with chicken salad or pimiento cheese, Greek pasta salad, brownies and chips,” Ashley McMakin said. “We produced for 14 hours on Friday and all day Saturday, and we sold everything we had.” She added that the work paid off not only in helping the community, but also in business. “We’ve already booked three engagements, and we have had a lot of people come into the store.”
When Ms. Dye took a group of volunteers to lunch Thursday at the Bluff Park Diner on Shades Crest Rd., she caught owner Bob Hoeferlin behind the register. “I told him we really had a crisis,” she said. There was no way to do barbecue by that point, but Hoeferlin offered to provide hamburgers and hot dogs from the Tip Top Grill. “It’s one of our busiest days at the Grill anyway,” he said, and they started cooking at midnight. “We had to keep it simple, just the basic sandwich and packets of accompaniments and we couldn’t cook to order. But we were happy to help the show and it worked out well for everyone.”
Ms. Dye said Bluff Park Baptist Church also assisted, with chicken wrap sandwiches and popcorn for sale. There were also numerous volunteers who staffed the food vendors.
“The Bluff Park Art Association is a strong organization,” Ms. Dye said. “We overcame the challenge and it worked out great.” She said they would be starting in the spring next year to organize food for next year’s art show.
Thursday, September 13, 2007
Ismaili worship center application withdrawn; will look for new site
The Ismaili Muslim congregation which had asked for a conditional use for a worship center at the corner of Sulphur Springs Rd. and Al Seier Rd. withdrew their application just hours before the Hoover City Council work session Thursday.
Louis Passarella Jr., the developer who was handling the project, emailed a letter to the city around 2 p.m.
In a telephone interview Thursday night, Passarella said the original purchase contract was due to expire on Friday, Sept. 14, and the seller was unwilling to extend the contract.
"Most sale contracts have a time limit. Ours was 120 days. We had two significant delays in the process. Our first hearing was deferred because of a claim that people were not properly notified.
"The second time, our application was pulled from the agenda without our consent because someone thought the zoning ordinance did not permit this use. They finally admitted that the ordinance had been changed and it was allowed, but the delay put us at a real time disadvantage."
Those delays also "allowed the fervor to build" opposing the Ismaili congregation, he said.
Without some reasonable expectation of getting the conditional use approved, the congregation felt it could not go forward with the project. "We have regrouped and we are continuing to look for a location," Passarella said. "These folks want to worship in Hoover, where they live and are raising their families." He said the Ismaili congregation would stay at their current location in Riverchase until a building site is found.
(Editor's note: The publicly stated reasons for opposing this project were traffic and that the use did not generate tax revenue. But off the record, nearly all the opposition was anti-Muslim sentiment. Several neighborhood residents told me that those circulating petitions and asking for people to attend hearings stated that they were opposed to Muslims.)
Louis Passarella Jr., the developer who was handling the project, emailed a letter to the city around 2 p.m.
In a telephone interview Thursday night, Passarella said the original purchase contract was due to expire on Friday, Sept. 14, and the seller was unwilling to extend the contract.
"Most sale contracts have a time limit. Ours was 120 days. We had two significant delays in the process. Our first hearing was deferred because of a claim that people were not properly notified.
"The second time, our application was pulled from the agenda without our consent because someone thought the zoning ordinance did not permit this use. They finally admitted that the ordinance had been changed and it was allowed, but the delay put us at a real time disadvantage."
Those delays also "allowed the fervor to build" opposing the Ismaili congregation, he said.
Without some reasonable expectation of getting the conditional use approved, the congregation felt it could not go forward with the project. "We have regrouped and we are continuing to look for a location," Passarella said. "These folks want to worship in Hoover, where they live and are raising their families." He said the Ismaili congregation would stay at their current location in Riverchase until a building site is found.
(Editor's note: The publicly stated reasons for opposing this project were traffic and that the use did not generate tax revenue. But off the record, nearly all the opposition was anti-Muslim sentiment. Several neighborhood residents told me that those circulating petitions and asking for people to attend hearings stated that they were opposed to Muslims.)
Monday, August 27, 2007
High Tech and Personal Touch at new Fire Station 2
The new Fire Station #2 on Patton Chapel Road was unveiled for citizens at an open house Sunday afternoon. The station had to be relocated as part of re-configuring the intersection with Chapel Lane, a process that took several years but appears to have been worth the wait.It is larger than the old station, with enough storage space that the HazMat Team (response team for Hazardous Materials accidents) will operate from here, as Mayor Tony Petelos said in his remarks. There is one more vehicle bay, and all the bays are larger. A state-of-the art classroom is located upstairs, where Open House attendees could see a presentation on the construction of the building. (If you drove by during construction, it was hard to see, because the new station is tucked away. But most everyone noticed when the old station was demolished - it was there in the morning, and gone by afternoon!)
Most interesting for me, as a resident of Hoover, was the computer technology that gives firefighters all the information they need at their fingertips when they respond to a call. All Hoover Fire Department units are equipped with Toughbook computers linked to a central database. Fire Station 2 and Fire Station 4 (Municipal Drive) are testing an on-site system as well.
Lt. Tommy Sizemore demonstrated the on-site computer, which has a large flat screen monitor on the wall a
nd a telex machine. On the display at the open house was a list of all the Hoover units and where they were (this is information transmitted from the on-board laptops). There was a map that showed every fire hydrant in Hoover, which can be zoomed in when there is a call. Lt. Sizemore said the computer can overlay satellite images, most of which are only a few months old, which show the “lay of the land” for firefighters. This is especially useful in areas where there is a lot of new construction.The department also keeps information from individual citizens, such as handicapped or elderly residents. Lt. Sizemore said the department encourages people to call their local station with emergency information, so the firefighters will have it when they respond to a call.
The telex machine prints out all the dispatch information for the units to take with them. One of the advantages of this system is privacy, Lt. Sizemore said. “Before, we had to transmit over the radio, which can be picked up by other people. When we use printouts, we know that information about individual residents stays secure.”
Architecturally, the building looks like many new homes in Hoover: brick and stone with arched windows and a peaked roof. It was designed by Duncan & Nequette Architects to fit in with the neighborhood while being highly functional, and it appears to have accomplished that goal.
Thursday, August 16, 2007
P&Z denial of worship center contradicts previous actions on church requests
Hoover’s Planning and Zoning Commission has voted against an application to put a Muslim worship center on property at the corner of Sulphur Springs Rd. and Al Seier Rd.
The Council Chambers were filled to capacity for the Aug. 13 meeting, with about 75 additional people crowding the lobby. Although discussion of religion was quashed during the public hearing, it was still the topic on everyone’s mind. One attendee (who was not against the center) said that people had been going door-to-door in the community with petitions opposing the center; the person who came to her house had no qualms about saying he was against it because it was Muslim.
Traffic was the main spoken concern of opponents. As shown in a previous post, a retail center, which could be built without any neighborhood input, would generate at least twice the traffic of the worship center, and at all hours of the day including rush hours. Click here for details.
Opponents also talked about lack of sales tax revenue if the property has a church on it. (The proposal is for a building that would be leased to the church, so property tax would be paid.)
Former City Council president Bob Austin, in a newspaper column July 25, said “the city could lose... sales taxes that would be collected from a business if the property were developed under its current C-1 zoning.”
Among the uses permitted by right in a C-1 zone, office, technical and day-care nurseries do not generate sales taxes. The undeveloped property for which the worship center application was made is not generating any revenue at present, although it has been available, with a commercial zoning, for seven years and possibly longer.
When Mr. Austin was on the Hoover City Council, he consistently voted in favor of church uses on commercially zoned property. I reviewed minutes from 2000 through 2007 to obtain this information:
The Birmingham News article about the P&Z meeting indicates that Commissioner Mike Natter, who is a City Council member, was concerned about loss of sales tax revenue. However, Mr. Natter also voted consistently in favor of church uses of commercially zoned property:
Mr. Natter did vote in favor of a conditional use for a mosque on Hackberry Lane, which was an existing church building on R-1 property. During the public hearing, he spoke eloquently of the need for religious tolerance, as did several other Council members. That conditional use passed unanimously. (May 15, 2006)
It should be noted that a legislative body like the City Council can take politics and community opinion into account when it makes planning and zoning decisions. However, if a decision is inconsistent with decisions made in similar circumstances, then it could be considered arbitrary and capricious, which is not allowed.
The Council Chambers were filled to capacity for the Aug. 13 meeting, with about 75 additional people crowding the lobby. Although discussion of religion was quashed during the public hearing, it was still the topic on everyone’s mind. One attendee (who was not against the center) said that people had been going door-to-door in the community with petitions opposing the center; the person who came to her house had no qualms about saying he was against it because it was Muslim.
Traffic was the main spoken concern of opponents. As shown in a previous post, a retail center, which could be built without any neighborhood input, would generate at least twice the traffic of the worship center, and at all hours of the day including rush hours. Click here for details.
Opponents also talked about lack of sales tax revenue if the property has a church on it. (The proposal is for a building that would be leased to the church, so property tax would be paid.)
Former City Council president Bob Austin, in a newspaper column July 25, said “the city could lose... sales taxes that would be collected from a business if the property were developed under its current C-1 zoning.”
Among the uses permitted by right in a C-1 zone, office, technical and day-care nurseries do not generate sales taxes. The undeveloped property for which the worship center application was made is not generating any revenue at present, although it has been available, with a commercial zoning, for seven years and possibly longer.
When Mr. Austin was on the Hoover City Council, he consistently voted in favor of church uses on commercially zoned property. I reviewed minutes from 2000 through 2007 to obtain this information:
- April 5, 2004: Conditional use to allow church at 2970 Lorna Rd., property zone C-2 (Community Business District). Mr. Austin chaired the Council public hearing; the item passed unanimously.
- March 18, 2002: Conditional Use for a church (new development) off Lake Crest Dr., Presbyterian Church of the Hills, Zoned PC (Planned Commercial). The Planning and Zoning Commission recommended it, there was no opposition and no conditions. Mr. Austin chaired the Council public hearing; the item passed unanimously.
- Aug. 6, 2001: Conditional Use for Church of the Harvest to meet at 2321 John Hawkins Parkway, Lake Crest Center (zoning not specified, but assumed to be a C zone). Mr. Austin chaired the public hearing and the motion passed unanimously.
The Birmingham News article about the P&Z meeting indicates that Commissioner Mike Natter, who is a City Council member, was concerned about loss of sales tax revenue. However, Mr. Natter also voted consistently in favor of church uses of commercially zoned property:
- Jan. 17, 2006: conditional use to allow Emmanuel Church, 2467 John Hawkins Parkway, Ste. 701 Sulphur Springs Marketplace, zoned C-2. Mr. Natter moved to approve, and it passed unanimously.
- Dec. 6, 2004: conditional use to allow church, 759 Valley St., zoned C-2 Community Business District. This property was previously used as an office building and was being converted to a church. Mr. Natter moved to approve it, subject to some conditions involving city codes, and it passed unanimously. He is not on record as objecting to a change from commercial to church use. He also reported at the May 15, 2006 Council meeting about his attendance at the church dedication and “that Hoover should be very proud of this facility.”
- Nov. 15, 2004: conditional use to allow a school (7th Day Adventist) at 3500 Old Rocky Ridge Rd., zoned C-1 (Neighborhood Shopping District). Mr. Natter moved to approve it, subject to traffic flow and an approved site development plan, and it passed unanimously.
Mr. Natter did vote in favor of a conditional use for a mosque on Hackberry Lane, which was an existing church building on R-1 property. During the public hearing, he spoke eloquently of the need for religious tolerance, as did several other Council members. That conditional use passed unanimously. (May 15, 2006)
It should be noted that a legislative body like the City Council can take politics and community opinion into account when it makes planning and zoning decisions. However, if a decision is inconsistent with decisions made in similar circumstances, then it could be considered arbitrary and capricious, which is not allowed.
Monday, August 13, 2007
Unincorporated Industrial Site on Highway 150 surrounded by Hoover, could have big impact
A vestige of west Jefferson’s mining past, about four acres on Highway 150 were recently advertised for sale as industrially-zoned property. (The property is actually zoned I-3, rather than M - 3 as the sign states.) It is an island of unincorporated Jefferson County within Hoover, located at the corner of Scenic View Trace and Highway 150, across from Hoover Toyota and next to condominiums, offices and a cemetery. Click here for Google Maps and aerial photo. According to the Jefferson County Zoning Ordinance, most commercial and industrial uses, as well as timbering and mining, are permitted on I-3 property. (You can obtain a PDF version of the zoning ordinance here.)
This zone allows C-1 uses, which include:
- service stations
- mini-warehouses
- motels
- shopping centers
- other retail uses.
I-3 also allows any uses in the I-1 Light Industrial Zone, which include
- manufacturing
- heavy equipment sales
- truck terminals
- lumberyards.
I-3 also allows any use permitted in an I-2 Heavy Industrial District. These permitted uses include
- cement plants
- iron and steel mills
- sawmills
- other heavy industrial manufacturing uses
The I-3 Industrial District allows, in addition to the above uses,
- subsurface and underground mining
- logging
- construction of any necessary transportation or other facilities
- dumping of spoil and tailings
Editor’s Note: I have not yet called the real estate agent to ask about the sale of this property, but when I do I will do a followup story.
It is important to note that this parcel is not in Hoover, and so whatever would go on the property is regulated by the Jefferson County Commission. None of Hoovers’ zoning, landscaping, sign or other regulations would be applicable.
Monday, August 6, 2007
Church or Strip Mall? Sulphur Springs residents face a choice
An Ismaili Muslim congregation that currently meets in Riverchase has applied for a conditional use to build a worship center at the corner of Sulphur Springs Road and Al Seir Road. This property is about four acres and is zoned C-1, which is a neighborhood business district. The Planning Committee is scheduled to consider the application on Aug. 13.
(This property has been zoned for commercial use for quite some time. When we moved to Hoover in 2000 we looked at all the zoning in the community and it was C-1 then.)
Many of the permitted uses (for example, a doctor’s office) could increase traffic at traditional rush hours. Others (laundromat) could operate around the clock. Still others (bank) could attract customers from some distance away. All of these uses are allowed without any special permission or opportunity for neighborhood input.
According to the Hoover Zoning Ordinance, these uses are specifically permitted on this property:
As far as traffic is concerned, let’s do some math:
This property is 4.7 acres, which is 204,732 square feet. Under C-1 zoning, a shopping center (which does require a conditional use approval) on a parcel this size can have a maximum floor area of 25 percent of the property, which in this case is 51,183. The maximum size per store is 4,500 square feet, which means theoretically you could have 11 stores.
According to the Institute of Transportation Engineers, you can estimate Average Daily Trips by multiplying 42.92 per 1,000 square feet of floor area. An 11-store shopping center, which is not unrealistic on nearly five acres, would generate around 2,146 trips per day.
The Ismaili worship center is estimated to produce at its peak attendance time, once per week, at most 1,000 trips (this is assuming attendance of 500, with one trip into the parking lot and one out. Of course, there will probably be more than one person per car, which reduces the number of trips.) This was part of the information conveyed at a community meeting hosted by the congregation at Prince of Peace Catholic Church on July 31.
Previously in the neighborhood...
In the community discussion of the Ismaili congregation's proposal, several commenters have noted that a commercial development would bring in tax revenue and might be preferable to a church. However, in 1999 and 2000, when the City Council was dealing with plans for The Preserve, one of the sticking points with the neighborhood was the proposal for a community business district.
Aug. 29, 2000, Panel Approves Preserve Plans. “USX drew opposition from hundreds of nearby residents last year when it sought to rezone land...but most residents calmed down after the company agreed to remove a community business district from the center of the subdivision....”
Sept. 21, 1999, USX Alters Preserve Plan. “More than 100 people attended Hoover’s Monday night council meeting.... Many residents have vigorously opposed the commercial village planned by USX....”
Aug. 13, 1999, Zoning Officials Won’t Back USX Plan for Hoover Preserve. “Neighbors aren’t fighting residential development as much as the retail office space USX wants to put in the middle of it, [one resident] said.” “Developers.... said the [commercial] village would help build a sense of community, but neighbors said they already have that through schools, churches and the ballpark.”
July 21, 1999, USX Asked to Forego Retail Plan. “‘We have heard loud and clear from residents they don’t want any commercial in there,” said commissioner Allen Pate...” “...a spokeswoman for nearby residents, said ... we call it a shopping center.... people who live in neighborhoods off Al Seir and Patton Chapel roads don’t want to be used as connector streets for [delivery] truck traffic.”
Editor's Comment: In the seven years since the Preserve was discussed, it’s possible that the community attitude toward retail development has changed. The Council did eventually approve a change in The Preserve to allow a neighborhood business development. It’s possible that the residents who opposed it in 1999 are now in favor of it. But it is reasonable to ask why the same folks who didn’t want retail several years ago, now prefer it to a house of worship.
(This property has been zoned for commercial use for quite some time. When we moved to Hoover in 2000 we looked at all the zoning in the community and it was C-1 then.)
Many of the permitted uses (for example, a doctor’s office) could increase traffic at traditional rush hours. Others (laundromat) could operate around the clock. Still others (bank) could attract customers from some distance away. All of these uses are allowed without any special permission or opportunity for neighborhood input.
According to the Hoover Zoning Ordinance, these uses are specifically permitted on this property:
- Office and technical uses. If floor area is larger than 5,000 square feet, then 15 percent can be used for retail uses except restaurants, if the retail is primarily for the office tenants, visitors or patients. (This is actually part of the C-P zoning which is included in C-1 by reference.)
- Barber and Beauty Shops, Banks, Convenience Stores, Drug Stores, Dry Cleaning Outlets, Coin-operated laundromats, Day-care nurseries, grocery stores, catering restaurants, food service restaurants, other neighborhood service facilities.
- Conditional uses which must be approved by the City Council: Churches, schools, clinics, nursing homes, mortuaries, independent living facilities, assisted living facilities, shopping centers, veterinary clinic (no outside kennels), off-premise beer and wine.
- Prohibited uses: manufacturing, on-premise sale of alcoholic beverages, on- or off-premise sale of liquor, live entertainment.
As far as traffic is concerned, let’s do some math:
This property is 4.7 acres, which is 204,732 square feet. Under C-1 zoning, a shopping center (which does require a conditional use approval) on a parcel this size can have a maximum floor area of 25 percent of the property, which in this case is 51,183. The maximum size per store is 4,500 square feet, which means theoretically you could have 11 stores.
According to the Institute of Transportation Engineers, you can estimate Average Daily Trips by multiplying 42.92 per 1,000 square feet of floor area. An 11-store shopping center, which is not unrealistic on nearly five acres, would generate around 2,146 trips per day.
The Ismaili worship center is estimated to produce at its peak attendance time, once per week, at most 1,000 trips (this is assuming attendance of 500, with one trip into the parking lot and one out. Of course, there will probably be more than one person per car, which reduces the number of trips.) This was part of the information conveyed at a community meeting hosted by the congregation at Prince of Peace Catholic Church on July 31.
Previously in the neighborhood...
In the community discussion of the Ismaili congregation's proposal, several commenters have noted that a commercial development would bring in tax revenue and might be preferable to a church. However, in 1999 and 2000, when the City Council was dealing with plans for The Preserve, one of the sticking points with the neighborhood was the proposal for a community business district.
Aug. 29, 2000, Panel Approves Preserve Plans. “USX drew opposition from hundreds of nearby residents last year when it sought to rezone land...but most residents calmed down after the company agreed to remove a community business district from the center of the subdivision....”
Sept. 21, 1999, USX Alters Preserve Plan. “More than 100 people attended Hoover’s Monday night council meeting.... Many residents have vigorously opposed the commercial village planned by USX....”
Aug. 13, 1999, Zoning Officials Won’t Back USX Plan for Hoover Preserve. “Neighbors aren’t fighting residential development as much as the retail office space USX wants to put in the middle of it, [one resident] said.” “Developers.... said the [commercial] village would help build a sense of community, but neighbors said they already have that through schools, churches and the ballpark.”
July 21, 1999, USX Asked to Forego Retail Plan. “‘We have heard loud and clear from residents they don’t want any commercial in there,” said commissioner Allen Pate...” “...a spokeswoman for nearby residents, said ... we call it a shopping center.... people who live in neighborhoods off Al Seir and Patton Chapel roads don’t want to be used as connector streets for [delivery] truck traffic.”
Editor's Comment: In the seven years since the Preserve was discussed, it’s possible that the community attitude toward retail development has changed. The Council did eventually approve a change in The Preserve to allow a neighborhood business development. It’s possible that the residents who opposed it in 1999 are now in favor of it. But it is reasonable to ask why the same folks who didn’t want retail several years ago, now prefer it to a house of worship.
Monday, July 9, 2007
All the news that's fit to upload
I've lived in Hoover for seven years now, and the whole time I've been a faithful reader of the Hoover News/Birmingham News. In fact, I wrote short feature articles for several years. When the Hoover Gazette started publishing, I was an early subscriber. (When they changed ownership, my subscription mysteriously stopped - now I just pick it up in the yard like everyone else.)
But there seemed to be something missing - the kind of information I wanted to know - background and research just wasn't there. At the same time, my love of community newspapering bubbled up again.
I've been in journalism since college (graduate of Auburn University, 1977, managing editor of the Plainsman, then editor of the Advertiser in Clanton for three years, and freelance writing since then). I've also been involved in economic development and planning issues for a long time. I worked for a Birmingham City Council member for eight years, and served on the Birmingham Planning Commission and other boards. I was honored to serve on Mayor Petelos' economic development committee.
With that kind of background, I could really see the gaps in news coverage of some of Hoover's major issues. There were things I wanted to know that I just couldn't get in the paper. One way to find them out - start my own!
I'm planning to write articles on city council meetings and other government actions, with a focus on planning (or lack of same) because in Hoover, land use and zoning are the keys to everything else. This news blog is not intended to be about the politics of city government, although that might come into play from time to time. It's also not intended to promote any particular ideology. My only bias is toward land use planning and treating people with respect.
Because this is primarily a news blog and not an opinion outlet, I'm not going to allow anonymous comments, and they will be moderated as well. There are some excellent comment blogs available if you want to converse about issues.
If there is something that you want to know about that's happening in Hoover, please email me and I will work on it.
But there seemed to be something missing - the kind of information I wanted to know - background and research just wasn't there. At the same time, my love of community newspapering bubbled up again.
I've been in journalism since college (graduate of Auburn University, 1977, managing editor of the Plainsman, then editor of the Advertiser in Clanton for three years, and freelance writing since then). I've also been involved in economic development and planning issues for a long time. I worked for a Birmingham City Council member for eight years, and served on the Birmingham Planning Commission and other boards. I was honored to serve on Mayor Petelos' economic development committee.
With that kind of background, I could really see the gaps in news coverage of some of Hoover's major issues. There were things I wanted to know that I just couldn't get in the paper. One way to find them out - start my own!
I'm planning to write articles on city council meetings and other government actions, with a focus on planning (or lack of same) because in Hoover, land use and zoning are the keys to everything else. This news blog is not intended to be about the politics of city government, although that might come into play from time to time. It's also not intended to promote any particular ideology. My only bias is toward land use planning and treating people with respect.
Because this is primarily a news blog and not an opinion outlet, I'm not going to allow anonymous comments, and they will be moderated as well. There are some excellent comment blogs available if you want to converse about issues.
If there is something that you want to know about that's happening in Hoover, please email me and I will work on it.
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