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

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.