Planning commission denies Odum Road rezoning after neighbors press traffic and drainage concerns

The Gardendale Planning & Zoning Commission voted unanimously Feb. 12 to deny a request to rezone roughly 13.5 acres at 712 Odum Road and 700 Swanson Street from R‑1 (single‑family) to RT‑4 (townhouse), blocking a proposed 45‑unit townhome development.

Developer representative David Null of Commercial Residential Construction described a conceptual plan for 45 units on about 13½ acres with average living areas of 1,500 to 1,700 square feet and a price point he estimated around $275,000. Null said Jefferson County Environmental Services had approved sanitary sewer connections, Birmingham Water Works would permit water service if supply was adequate, and civil engineering would address stormwater. "We feel that it will enhance values as far as the price per square foot of the existing property in the area," Null said.

Neighbors who live on Odum Road said the proposal would be incompatible with the immediate single‑family character, would worsen traffic on a road they described as heavily trafficked, and posed potential stormwater and drainage impacts. Nicholas Norris, an adjoining property owner, told the commission the plan represented "spot zoning" and said it would "materially and adversely affect my use and enjoyment of my property." Other neighbors cited high local driving speeds, limited shoulders and existing drainage issues at specific driveways.

Project engineer Logan Gandy and the applicant referenced a TTL, Inc. engineering review (Exhibit A) that estimated approximately 19 new peak‑hour PM trips for the development based on the ITE Trip Generation manual and stated the proposal did not meet ALDOT thresholds for adding turn lanes. The TTL memo also listed proposed covenants recommended as rezoning conditions, including private streets maintained by a homeowners association, placement of utilities in easements, restrictions on outdoor storage of boats and RVs, and requiring garbage receptacles be stored inside garages.

Neighbors requested a full traffic count for Odum Road and more detailed stormwater and grading studies before rezoning. The project team said site‑specific civil designs and any required detention would be developed if rezoning were approved and that the city engineer would review final civil drawings and require any needed mitigation.

After discussion about consistency with the recently adopted Comprehensive Plan, traffic, stormwater management and neighborhood character, the commission voted to deny the rezoning (motion by Katie Lewis, seconded by Robbin Phillips).