Commission recommends land‑use change, zoning for wheelchair‑accessible fourplex on Sparks Gap Road

The Jefferson County Planning and Zoning Commission voted to recommend a land‑use plan amendment and a zoning change that would allow a four‑unit, wheelchair‑accessible building on a five‑acre parcel on Sparks Gap Road in Bessemer.

The commission recommended approval of land use amendment LUA20250003 to reclassify the site to medium‑density residential and voted to recommend rezoning the parcel to RT (residential townhome) to permit a single, single‑story quadplex with four wheelchair‑accessible units (case Z250020). The motions passed during the commission’s public hearing on Aug. 1, 2025.

The change would allow the applicant, Alexa Ruffin, to build one four‑unit residence intended to serve residents with mobility impairments, with Ruffin living in one unit and the other three offered as long‑term rentals. “This will be my primary residence,” Ruffin told the commission, adding the rentals are meant for “someone who has mobility issues” and that leases will be standard year‑long agreements.

County planning staff summarized the proposal and recommended approval. The parcel is about 5 acres and staff noted the applicant proposes 0.8 dwelling units per acre, which staff said is compatible with surrounding medium‑density uses. Staff also reported the site is not in a FEMA flood plain, is near UAB Medical West and county emergency services, and that Sparks Gap Road is classified as a major collector with an Alabama Department of Transportation count of roughly 790 vehicles per day. Staff noted county sewer is not available to the site and that water is provided by Bessemer Electric and Water Service.

Neighbors raised concerns during public comment. Judy Martin, who said she lives directly across Sparks Gap Road, told the commission the surrounding neighborhood is single‑family and warned that multifamily development could “become a housing project, a source for potential crime and unrest.” She also cited noise and vibration from an adjacent railroad track as a threat to neighborhood stability.

Crystal Whitehead, a nearby resident, asked whether additional residents would overwhelm local services and infrastructure, specifically trash collection and road wear from heavy trucks. Whitehead asked about access points: Connie, a county planner who presented staff materials, and the applicant later confirmed the conceptual site plan shows two separate driveways for ingress and egress from Sparks Gap Road.

Ruffin and staff addressed utilities and design. Ruffin said county health department perforation testing (percolation tests) had been completed and the plan calls for individual septic systems for each unit; she said septic permit applications are submitted and pending. She also said there will be no short‑term rentals and that the building is intended for long‑term occupancy. On vehicle access and parking, Ruffin said each unit includes a single‑car garage and that she has ADA‑compliant plans; commissioners asked whether oversized wheelchair vans would fit, and Ruffin said adjustments would be made with the selected builder if needed.

Commissioners clarified limits. Commissioners told neighbors that the number of units allowed on the property is constrained by lot size and the proposed development as presented; if the owner later bought adjoining parcels or sought different uses, additional hearings would be required. The commission emphasized that it was considering the specific land‑use amendment and rezoning before it, not hypothetical future purchases.

After public comment and questions, a commissioner moved to recommend approval of the land‑use amendment (LUA20250003); another commissioner seconded and the motion passed. The commission then recommended approval of zoning case Z250020 to RT (residential townhome) for the quadplex; that motion also passed. Both recommendations will be forwarded to the Jefferson County Commission, which makes the final decisions on zoning and land‑use amendments and will hold its own advertised hearing.

What happens next: Because the planning commission makes only recommendations, the rezoning and land‑use amendment will return to the county commission for final action; the applicant, staff and nearby property owners will receive mailed notices for that hearing.