[{"_1":2,"_88":-5,"_89":-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",[32,76],{"_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":72,"_73":74,"_75":74},"mediaId",6247229,"mediaKeyId","3212947-73e958cf8445d7a1b10fd7a2f29e7ffc","parentId",3212947,"title","Planning board divided on Alibaba Avenue kindergarten/daycare; special‑exception denial motion fails and development agreement considered for commission","audioSeconds",3882,"startMs",2379000,"endMs",6261000,"viewUrl","/Search/View?dp=1&key=3212947-73e958cf8445d7a1b10fd7a2f29e7ffc&start=2379&end=6261","thumbnailUrl","https://assets.pipeline.soar.com/3212947-73e958cf8445d7a1b10fd7a2f29e7ffc/thumbnail_2379000.jpg","articleUrl","/articles/6247229/Florida/Planning-board-divided-on-Alibaba-Avenue-kindergartendaycare-specialexception-denial-motion-fails-and-development-agreement-considered-for-commission","mediaUrl","https://secure.pipeline.soar.com/6247229-b6225ef0ae3e2273589c00de79d020d1/orig.mp4?Expires=1770747470&Signature=YQ2uQc3NBJSeG-oKhyRa1BdxDiYOlLnhVNANPCba2oWeXpVn9NgnBbbl6fByUAiBUApwJW4H1BEO92DGzUlg70ceFPF8AJvXCCUk~zo~inRc4vfwKmnQR7WBotAJDZllx7OJV--5s6PWOPxmZYS98a6tynxXsprcK3WuqKWFx7snov0nQgRTdoEFwTjgbTr9~J8IeGr~L3u3-r4WDcLNCTK4ebV6NJGSAPUewYYrNQGnZv0w5JG-hNBszreSPzDNw3mFn~xZxnbdkCc7JgRfH8iLRy5lenTkPPCk8fJqWORlzWpHTV9O4rzWt5Te3P2WpAZNi4cye21NVFIXxyy82Q__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Opa-locka, FL","date","2025-05-07T11:39:08Z","article","A plan to convert seven existing buildings on Alibaba Avenue into a kindergarten/daycare and educational facility drew substantial public comment and partisan board debate at the City of Opelika Planning and Zoning Board meeting.

Applicant representatives, including former Miami‑Dade fire chief Al Cruz and owner Felipe (presenting as an operator of multiple schools), said the project would repurpose two existing commercial structures and a former church into educational space for up to 39 children. Cruz said the project would be “fully sprinkler[ed] with fire alarm and all of their codes that are required in the state of Florida and the city of Opelika” and would provide a playground area larger than minimum requirements.

Gerald Lee, planner with the City of Opelika, told the board the use is evaluated under the city’s school‑location rules (ordinance 10‑16) and the Historic Downtown Opelika District ordinance (22‑08). Staff recommended approval of the special exception on the basis that the use fits the zoning district, meets play‑area requirements and is adequately served by public services; Lee said the proposal would unify seven parcels into a single site of about 26,387 square feet and that the buildings would be retrofitted rather than newly constructed.

Multiple teachers and the principal from Dr. Robert B. Ingram Elementary spoke during public comment, raising traffic, enrollment and noise concerns. Sarah Allen, a third‑grade teacher at Dr. Robert B. Ingram, asked how the private facility would affect the elementary school and whether public‑school funding or enrollment would be diverted. “Will funds be diverted from my, Dr. Robert B. Ingram school to now a private school?” she asked. Principal Dr. Cynthia Clay said the elementary already offers summer and after‑school programs and asked whether the operator planned to expand into higher grades; staff responded the site’s zoning and square footage limit the operation to kindergarten and pre‑K.

Several commenters and board members raised safety and noise issues because a rail line runs immediately behind the site. Commenters and staff noted train noise is frequent in the corridor; the applicant said interior acoustic treatment and compliance checks (required by some funding partners) would be used to measure and address sound levels.

Board members expressed concerns focused on traffic/parking and potential impacts on the adjacent elementary school. A motion to deny the special exception was made and seconded; during roll call several members cited criteria 6 (vehicular traffic/circulation) and criterion 8 (unfavorable environmental impacts) among reasons for denial. The clerk recorded votes in favor of the denial motion by several members, but the board announced that the “item did not pass.” The chair and staff then moved to take up the related development agreement (resolution 4). The public and board discussed that any changes the board wants to see could be addressed in the development agreement, but staff cautioned some provisions are only encouragements and not enforceable.

A separate motion to deny the development agreement was also made and seconded; roll call votes were recorded. Staff noted that, despite board action, both the special‑exception application and the related development agreement will proceed to the city commission for consideration.

The item generated the meeting’s most extensive public engagement: multiple teachers and the principal, several board members and the applicant discussed traffic flow, age separation on playgrounds, licensing and funding sources (Early Learning Coalition, Step Up for Students, United Way) for pre‑K and kindergarten operations. Staff emphasized the board must base any denial on the specific approval criteria in the city code and asked members to cite those criteria when making a motion.","mediaType","Video","parentTitle","City of Opa-locka | Planning & Zoning Appeals Board | May 6, 2025","oneSentenceSummary","A plan to convert seven existing buildings on Alibaba Avenue into a kindergarten/daycare drew sustained public comment and a divided board at the City of Opelika Planning and Zoning Board meeting.","taxTitle","City of Opa-locka, Miami-Dade County, Florida","taxId",71258,"location","Florida","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6247234,"Opelika planning board approves 15-unit mixed-use site plan and development agreement for Alibaba Avenue parcel",1169,673000,1842000,"/Search/View?dp=1&key=3212947-73e958cf8445d7a1b10fd7a2f29e7ffc&start=673&end=1842","https://assets.pipeline.soar.com/3212947-73e958cf8445d7a1b10fd7a2f29e7ffc/thumbnail_673000.jpg","/articles/6247234/Florida/Opelika-planning-board-approves-15-unit-mixed-use-site-plan-and-development-agreement-for-Alibaba-Avenue-parcel","https://secure.pipeline.soar.com/6247234-8c48f44fee85ca42fe5faabd0d3db1ce/orig.mp4?Expires=1770747470&Signature=P-rmcyXmFSTFAZd2P1Ja-Tw9Jfo~-bq-QvmqJ3j42EnpaGz8ksDPzWfdlHFsE6iHjxpo-Gkm-aJrnj4NFCZwj0G-gwAegj~1Lfnl9su9OZyxpZ3mn86ktlrojhb0wrJJeNc2CC7TnRY0NO-zUFRBJrZymO26P2c4INd~QVER02EyJ7DMcxXPsy2QrJgrJqLVR80A9gKI5aaCrv8MavWy0IMPfi0GPZSdjgwZw2m4zkwln8nT~Yq-Vg1OPT53JMMcUSG6~F9IgumOX6EzQHkV06Q9h62dBfH~5MSMXH2qK5YFFiHMmwEM4X1fKbPcVUZaNX700qtcUelOtwbtCYV5ZA__&Key-Pair-Id=KUT5TJCACFTXG","At a meeting of the City of Opelika Planning and Zoning Board, members voted to approve a site plan and a related development agreement for Raffay Investments’ proposed three‑story, 15‑unit mixed‑use project on Alibaba Avenue.

Developer Jorge Dela Fe told the board the project would include three live‑work units on the ground floor and 12 residential units “for low income senior citizens.” He described multiple accessibility features for seniors, saying the units would have roll‑in showers and bench seating, lower microwave heights, lever‑style door handles and automatic bedroom lights. “There’s gonna be cameras everywhere,” Dela Fe said. “The more eyes are looking at the hallways and the stairs and the elevator and the parking lot the best.”

Gerald Lee, planner with the City of Opelika planning and community development department, told the board the site is roughly 13,125 square feet, zoned BO (business office) and inside the Magnolia North mixed‑use overlay. Lee said the submitted site plan provides 20 parking spaces and complies with zoning; because the total parking is fewer than 50 spaces, the code requires one accessible space and the applicant’s plan meets that standard. Lee said the applicant has also filed for a unity of title so the two parcels could not be sold separately.

Board members asked about long‑term maintenance, security, landscaping and the number of accessible parking spaces. Dela Fe replied the project will be rental, that routine maintenance and landscaping would be handled by the developer’s contractor and that the site would be fenced with controlled access. He described landscape and stormwater measures intended to reduce puddling. Lee noted that the site plan includes a landscaping plan but that tree preservation detail could be more explicit on the drawing.

A motion to approve the site plan passed on roll call; recorded votes in support included Board members Hibbert Smith, Dominguez, Megan, Williams and Mata, with Chair Barnes voting yes. The board also approved the development agreement for the project; the developer told the board he would make good‑faith efforts to work with local hiring organizations and to hire locally where feasible. On the record, Dela Fe said he would “talk to them to see if they have people” and that his usual contractor employs local workers.

Staff said the development agreement includes timelines for permit submission, construction start and completion and allows the city manager to grant extensions under specified conditions. Lee recommended approval, saying the project is compatible with surrounding BO zoning and the Magnolia North overlay and would introduce residential and small business uses consistent with the district.

The approvals will move forward to any subsequent administrative steps required by the city’s permitting process.","The City of Opelika Planning and Zoning Board approved a site plan and development agreement for Raffay Investments to build a three‑story, 15‑unit building with three live‑work units and 12 apartments targeted to low‑income seniors at two vacant parcels on Alibaba Avenue.","actionData","errors"]

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Planning board divided on Alibaba Avenue kindergarten/daycare; special‑exception denial motion fails and development agreement considered for commission

Opelika planning board approves 15-unit mixed-use site plan and development agreement for Alibaba Avenue parcel