[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6298555,"mediaKeyId","2504042-19e86ffec4d47fa43de7c34c9af6bf98","parentId",2504042,"title","Developers and Samford request more time after wide-ranging concerns about Creekside plan; Planning Commission agrees to continue","audioSeconds",3436,"startMs",3448000,"endMs",11365,"viewUrl","/Search/View?dp=1&key=2504042-19e86ffec4d47fa43de7c34c9af6bf98&start=3448&end=11","thumbnailUrl","https://assets.pipeline.soar.com/2504042-19e86ffec4d47fa43de7c34c9af6bf98/thumbnail_3448000.jpg","articleUrl","/articles/6298555/Homewood-City/Jefferson-County/Alabama/Developers-and-Samford-request-more-time-after-wide-ranging-concerns-about-Creekside-plan-Planning-Commission-agrees-to-continue","mediaUrl","https://secure.pipeline.soar.com/6298555-817bc6cb80580dee59424915f9259fba/orig.mp4?Expires=1771150770&Signature=TXwRv92k1apokAFNZOAASHSUhHZyPT9rAw~yzBOPlRT7667hqLA7~I7GGOSGvPFFi9Vq7lgebSWe2hU4QwIebEzq3tYw4kRCswVXQY0JHFHvPNX3D3fhMzAjhudNMdZ407KuM11b6CArrdsTCw4vj4Y9ybDxC-n9HySQ2gkTEzRf2mZxSP-lh7~4k6GBFDNx47Kez~u3nT3iMUf7R2uo-mJx0dYZvmVcCqG3tEZuLyfuyFRgcvHVYI-SActvVFvDDruAeEAcbIDFBfMNbPjT1AfJ4ACWZONdkRJoNBRmuaj65xPGkl-tH8jL5KI2lElApI5urAqut0DR35ai~DZvsg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Homewood, AL","date","2025-03-05T16:54:22Z","article","Landmark Development and Samford University presented a multi-phase plan for the Creekside District on the southern edge of Samford's campus and asked the Homewood Planning Commission to begin review of related rezoning and final development plan applications. After roughly 90 minutes of public comment that raised traffic, watershed, wildlife, noise and notice concerns, the applicant agreed to a staff-and-community-driven pause: the commission continued the four related cases to its next meeting for further community engagement and additional detail.

Robert Dunn of Landmark Development presented a conceptual master plan that proposes mixed-use development (Creekside West) and an institutional district (Creekside East) tied to Samford's campus plan. Dunn said the application is intended to be a framework for phased development, not a final set of building designs. He described goals including strong pedestrian orientation, a pedestrian bridge over Lakeshore Drive to improve campus connectivity, a phased relocation of the existing track-and-field complex, 'Sanford affiliated' housing for certain student and affiliate populations, and an emphasis on environmental stewardship and watershed improvements for Shades Creek.

Dunn told the commission a traffic impact analysis had been completed and submitted to city staff and that the study identified mitigation options such as signal-timing adjustments, turn-lane additions and extension of existing lanes. He also said the project team planned to study a possible pedestrian bridge and to work with stakeholders on environmental stewardship of the watershed.

Public comment was heavy and strongly engaged. Speakers who raised concerns included residents from adjacent neighborhoods and representatives of Friends of Shades Creek, who emphasized the presence of vernal pools and salamander migration pathways on the site. Michelle Blackwood of Friends of Shades Creek told the commission that several species of salamanders rely on vernal pools in the area and warned that the Creekside East plan could eliminate breeding habitat.

Other speakers raised noise and lighting concerns tied to athletic fields and new commercial uses, potential impacts on Homewood High School traffic and access, stormwater and floodplain impacts from locating athletic fields within the low-lying area, and the scale and height of the project (Dunn said one potential Phase 1 building could be 10-12+ stories). Several neighborhood speakers said they had received little advance notice; some said they learned about the application only within days of the hearing.

Samford representatives acknowledged the public's concerns. Colin Coyne (Samford) acknowledged a history of imperfect community engagement by the university and described Samford's intent to be a more active, cooperative neighbor. Coyne and other Samford representatives committed to more detailed, ongoing meetings with neighborhood groups and city staff on environmental stewardship, traffic mitigation and facility use agreements.

After a discussion among commissioners and the applicant, Landmark and Samford requested—and the commission agreed—to continue the four Creekside cases to the Planning Commission's next monthly meeting (April) to allow more community engagement and to provide more concrete responses to the technical questions raised, including traffic mitigation, stormwater/floodplain engineering and a clearer outline of student/resident numbers and building heights.

What happens next: The four related rezoning and final development plan cases will be continued to the Planning Commission meeting on the next scheduled date (advertised to return for further review) where the applicant has said it will present more detailed technical studies and continue public engagement.","mediaType","Video","parentTitle","Homewood Planning Commission Meeting March 4, 2025","oneSentenceSummary","Landmark Development and Samford University presented a multi-phase plan for the Creekside District and, after a lengthy public hearing on traffic, habitat and scale, asked the Planning Commission for more time; the commission continued the four related cases to next month.","taxTitle","Homewood City, Jefferson County, Alabama","taxId",65544,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6298559,"Planning Commission gives negative recommendation for rezoning at 8 Bonita Drive after packed public hearing",3332,150000,3482000,"/Search/View?dp=1&key=2504042-19e86ffec4d47fa43de7c34c9af6bf98&start=150&end=3482","https://assets.pipeline.soar.com/2504042-19e86ffec4d47fa43de7c34c9af6bf98/thumbnail_150000.jpg","/articles/6298559/Homewood-City/Jefferson-County/Alabama/Planning-Commission-gives-negative-recommendation-for-rezoning-at-8-Bonita-Drive-after-packed-public-hearing","https://secure.pipeline.soar.com/6298559-dc8885f0d0268ec5920da90e5d046d9c/orig.mp4?Expires=1771150770&Signature=pABy6TDIVOqf4JFYIb9it3RJnA1vspXvUvnLMrK05qt2DB5wxCReZ06y756SKupaXK1gz6D93jujRJqat~1bMMre2RUgTH7RYLZnSXmaZl8dOddglFRoED4Dci4bYhL6p7bVYMLEFKk675gVz4wwGBH-CXzoRSj1ZlfiNeUI2yN1E9RVi6YmIdu9mXpvZ1I78etUis1se8Cht9dm96r81S~afR9pIexPd8SNN-fsfilu9Zm12YMmXwC9AYHJA25qqnnsQP2dk91MxmqYLYo~cnDlpJMszyzQjrS-ihB-1OejBO3wwY1qv1KppW3OGyReLLq4DQd3Xu3jQewSL7NXjg__&Key-Pair-Id=KUT5TJCACFTXG","The Homewood Planning Commission on March (2025) voted to forward the rezoning request for 8 Bonita Drive to City Council with a negative recommendation after a public hearing that drew a large number of neighbors.

The commission considered RZ25-03-01, a request to rezone the parcel at 8 Bonita Drive from NPD (Neighborhood Preservation District) to C-2 (general commercial) so Alabama Pediatrics could build a new office. Architect Jared Bussey and owner Dr. Keith Stansell presented a site plan and renderings and said the design complies with C-2 setbacks and parking-buffer rules and is intended to serve as a buffer between U.S. Highway 31 and the residential neighborhood.

The request prompted extended public comment from residents who said the change would add traffic, reduce the neighborhood's historic character and create parking and stormwater problems. \"It's going to increase traffic and congestion on an already congested street,\" said Josh Carpenter, who lives at 10 Bonita Drive and urged the commission to weigh the neighborhood master plan designation. Debbie Brazil, a Bonita Drive neighbor, said the proposed building would be roughly twice the size of the largest homes on the street and warned that parking calculations in the applicant's plan would not accommodate peak patient demand.

Dr. Keith Stansell told the commission he and his partners were not seeking to create a 'mega' pediatric complex and that prior numbers mentioned in public comment (e.g., 36 patients per hour) did not reflect his practice's plans. He said the practice currently averages about 60 to 70 patients a day and that a traffic study had not been completed but could be considered. \"I'm not trying to create a mega pediatric complex to take over pediatric care in Homewood,\" Stansell said.

Commissioners heard several technical concerns from neighbors: opponents pointed to the Homewood master plan (2007), which designates the property as residential/NPD; to the proposed building footprint and a claimed discrepancy between the C-2 typical building area and the applicant's proposed area; to an estimated mismatch between exam-room capacity and on-site parking (opponents cited 24 spaces in the plan vs. neighborhood estimates of 36 needed at peak); and to stormwater/runoff issues on sloping lots near Ventura Avenue.

After the hearing a motion to approve the rezoning was made and seconded, but the roll-call votes recorded on the record were largely negative. Commissioners recorded their individual votes aloud: \"Mister Gulas? No.\" \"Miss Andress? No.\" \"Mister Henninger? Got to abstain in this case.\" \"Miss Wilcott. No.\" \"Mister Roberts? No.\" The chairman announced the outcome: the case will proceed to City Council with a \"5-0 negative reference or recommendation\" from the commission.

The commission and staff reiterated that a Planning Commission recommendation is advisory and that City Council will make the final decision. The commission also noted that it received more than 50 written emails opposing the rezoning and several letters in support; staff attendance and earlier notice procedures were discussed by the chair during the meeting.

What happens next: The negative recommendation sends RZ25-03-01 to the City Council for its public hearing and final decision. The Planning Commission's minutes and the written public comments will be part of the record forwarded to council.

","Homewood Planning Commission recommended against rezoning 8 Bonita Drive from NPD to C2, sending the applicant's request to City Council with a negative referral after a lengthy public comment period focused on traffic, parking, historic character and notice to neighbors.","actionData","errors"]

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Developers and Samford request more time after wide-ranging concerns about Creekside plan; Planning Commission agrees to continue

Planning Commission gives negative recommendation for rezoning at 8 Bonita Drive after packed public hearing