Homewood committee advances Sanford/Landmark Creekside proposals to public hearings after developer briefing and resident objections

The Homewood City Planning and Development Committee on May 19 moved several rezoning and development-plan items tied to Sanford University and Landmark Development out of committee without recommendation and scheduled public hearings, after a developer presentation and extended public comment. The committee vote sends the Creekside West/Creekside East and related items to a June public hearing process; the committee and council will consider any incentive request afterward.

The action matters because the proposals would rezone multiple parcels for a phased mixed-use project, add roughly 430 housing units and a hotel, and seek a long-term tax-sharing incentive the city would have to review separately. Committee members emphasized the need for public hearings so that residents can comment and the city can evaluate traffic, stormwater, environmental and fiscal impacts.

At the meeting, Bob Dunn of Landmark Development outlined the Creekside West plan, describing a mixed-use center with retail, dining, entertainment, office, residential buildings and a hotel clustered around a community space. "This is the Creekside West development as proposed," Dunn said, describing a multi-phase project he estimated would typically take about "7 to 10 year[s]" to build and that could total "$700 - eight hundred million dollars of development over time." He said Creekside East would largely retain existing recreational uses and be rezoned to make those uses conforming.

Residents and nearby homeowners urged the committee to delay approvals until more technical studies and mitigations are provided. Lance Davis, a Brookdale resident at 140 University Park Drive, said construction traffic could last "8 years" or "maybe 10 years" and expressed concern about increased runoff into Shades Creek and whether sanitary systems can handle additional demand. John Manzelli of 500 Lakeshore Drive said he had collected signatures and asked whether there had been independent environmental and traffic studies; he asked whether a hotel operator or formal business plan exists for the project.

Dunn and other presenters described several mitigation and planning points discussed with a development advisory group (DAG): efforts to protect salamander habitat in Shades Creek, options to reduce hotel height if the city prefers, and early planning for trails and creek access in Creekside East. Dunn said developers have considered lowering the hotel to roughly "9 stories, maybe 10 stories" to avoid exceeding corridor heights and that some elements — including relocating athletic facilities — are not on the table now and would return for separate approvals if proposed.

Committee members and the mayor clarified process and timing: the land-use items were sent "out without recommendation pending a public hearing" (motion by Councilor Sims, second by Councilor Woolverton; committee approved). Several rezoning and development-plan items are scheduled for public hearings on June 9; separate items have hearings set for June 16 and June 23. Committee members stressed incentives must be considered after a development plan is approved because the city must know precisely what it would be incentivizing.

Developers also summarized the financial ask that has been discussed in finance committee sessions: a proposed sharing of a portion of ad valorem lodging and sales tax generated by the property (excluding the portion that goes to schools) for 20 years, with a cap the presenter stated as $26,000,000. The committee and council said any incentive package will receive separate review in the finance process.

Sanford-related housing was described as "Sanford affiliate housing," with developers saying it would include senior (55-plus) and owner-occupied units and could be marketed to residents with ties to Sanford University (graduate students, law students, faculty and staff). Developers gave a unit estimate of about "430-435" units and said on-site parking would be provided. Presenters said they are mindful of Fair Housing Act requirements for residency marketing and any legal limits on eligibility.

On specific community concerns, developers and city officials made several clarifications during the meeting: there is currently no proposal to use city-owned soccer fields for Sanford athletics, the Creekside East submission is an "as-built" survey preserving existing intramural/recreation uses unless a future formal proposal is filed, and any new trails or facilities would require follow-up approvals and additional hearings.

The meeting included multiple planning-commission vote tallies reported to the committee (examples cited by staff included 9-0, 6-3, 7-2 and 5-4 recommendations on different parcels). Committee members invited broad public participation at the scheduled public hearings and asked residents to consolidate comments where possible to allow broader participation at the sessions.

The committee also set a public hearing for an amended development plan for 800 Lakeshore Drive (the "Bulldog District"), an item the planning commission had recommended 6-0; Councilor Nelms moved and Councilor Waltney seconded the motion to set the June 23 hearing, and the committee approved it 5-0.

Public hearings and the finance committee consideration of any incentive package were left as the next formal steps; the committee took no final land-use approvals at the May 19 meeting.

Ending

City officials and developers said more technical detail will be posted and made available before the hearings (developers said an FAQ would be posted), and the committee encouraged residents to comment at the June hearings so the council can consider public input before taking final votes.