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Commission holds Cottages at Spring Hill subdivision over drainage concerns
Summary
The Planning Commission delayed action on a seven-lot subdivision at 5070 Old Shell Road after commissioners said submitted materials lacked sufficient stormwater/drainage analysis for known downstream issues.
The Mobile City Planning Commission on Oct. 16 held over a subdivision application for The Cottages at Spring Hill at 5070 Old Shell Road, citing insufficient information about downstream stormwater capacity.
Corey Pronenkamp, representing the applicant, described the proposal as an alley-loaded small-lot product composed of seven lots on roughly 0.57 acres and said the project team planned to use low-impact development techniques and small swales between lots. Planning staff and commissioners pressed for more detailed engineering and a demonstration that the site could meet the city’s 2-year and 100-year design standards in light of known downstream drainage problems.
Commissioners repeatedly cited concerns that the lots’ small footprints combined with required driveways, garages and other impervious surfaces left little room for the volume and detention required to prevent increased runoff. One commissioner said that approving the subdivision without thorough engineering review would “effectively create a parking lot out there” if stormwater measures could not be accommodated on the site.
In response to those concerns, a commissioner amended a pending motion to instead hold the application over and direct the applicant to work with city engineering staff. The commission set an internal timeline and a submission deadline for revised materials so staff would have sufficient time to review the engineering resubmittal prior to the next hearing. The applicant agreed to coordinate with a civil engineer and the city engineering department.
Why it matters: The decision preserves caution around stormwater impacts for infill subdivisions in areas with known downstream drainage issues. If the applicant returns with engineering showing compliance with city drainage standards, the commission can consider the plat again; if not, commissioners suggested the proposal may need to be scaled back.
What happens next: The applicant is to submit revised engineering and drainage plans and to work with city staff; commissioners requested revised materials be filed in advance of the rescheduled hearing so staff may circulate comments.
