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PLANNING COMMISSION STAFF REPORT March 24, 2021
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Z-04-21 GENERAL INFORMATION Property Owner (x) Petitioner (x) Dubois Terrace Investments, LLC Requested Action and Purpose Remove the conditions from a previous rezoning; not proposing to change the zoning classification Location and Existing Zoning 514 Hargrove Road East. Currently zoned BGO. Size and Existing Land Use 0.56 acres; existing one-story business Surrounding Land Use and Zoning North – Single-family residential, Zoned R-3 East – Single-family residential, Zoned R-3 South – Commercial, Zoned BN West – Commercial, Zoned BGO Applicable Regulations BGO General Business-Office Districts: This district is created to provide minimum standards for the development and use of offices, business establishments, and similar uses which do not require large volumes of walk-in or drive-in patrons and do not rely on impulse sales. It is not intended to zone small, isolated parcels in the midst of residential areas as BGO districts. See end of report for table of permitted uses in the BGO zone. Transportation Hargrove Road East, a minor arterial; Dubois Terrace/6th Avenue East, a local street. Physical Characteristics 0.56 acres; existing one-story business with access off Hargrove Road East at and adjacent to the traffic light. Parking is located between the structure and the street as well as behind the building.
PLANNING COMMISSION STAFF REPORT March 24, 2021
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SUBJECT PROPERTY
ANALYSIS The applicant is proposing only to remove conditions placed on a previous rezoning from 2004. They are not proposing to change the zoning classification from Business General Office (BGO). The conditions were as follows:
1) Access prohibited off Dubois Terrace; 2) Landscaping required; 3) Only one story allowed; 4) Lighting will be directed; and 5) Dumpster only allowed in NW corner of lot.
The petitioner is proposing to provide a second access off Dubois Terrace, and that condition must be removed before that can happen. These conditions were placed before the landscape ordinance was established in 2009. The building is one story and no changes are being proposed to the structure nor is any redevelopment being proposed. Per the petitioner, the lighting on-site is minimal and does not shine onto adjacent properties. The dumpster is currently in the NW corner of the property. In Framework, this property is identified in the Future Land Use and Character Map as Limited Commercial (p. 21). Limited Commercial areas are “smaller nodes of commercial development that provide goods and services to and within walking distance of surrounding neighborhoods.” While the Zoning Ordinance updates have only recently begun as part of the Framework process, building blocks were outlined to serve as a general guide to the intended scale and character of development. For Limited Commercial, building blocks include (p. 30):
Height range: 1-2 stories (generally up to 35 feet)
Building form: predominantly single-story, but may have 2-story appearance. Includes large footprint buildings and both attached and freestanding structures
PLANNING COMMISSION STAFF REPORT March 24, 2021
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Building setback: 15-30 feet
Streets: small, grid-like blocks with a streetscape designed to encourage pedestrian activity
Transportation: walking, biking, automobile, supportive of transit opportunities
Parking: on-street or shared surface parking located to the side or rear of buildings
Open Space: increased landscaping and “green infrastructure” elements per site and integrated in streetscape. Plazas, parks, and trail connections as amenities.
Framework is organized into six broad theme chapters, reflecting the inter-relatedness of issues. Each chapter is supported by a goal and several objectives that serve to organize the 111 specific actions in the Plan. The Growing chapter provides guidance for the physical development, infrastructure improvement and stewardship of natural resources with the following Goal (p. 12):
Well-managed land and infrastructure that includes revitalization, strategic growth, and stewardship of the natural environment, creates an appealing community character, and promotes the city’s long-term financial health.
In support of this Goal and pertinent to this request, the following objectives and actions were outlined:
Objective 1: Modernize the city’s development regulations o 1.1: Create predictable, understandable, and user-friendly codes o 1.2: Restructure and modernize the zoning districts o 1.3: Modernize the development standards
Add mobility and connectivity standards Refine landscaping and buffer standards Refine exterior lighting standards
The Zoning Ordinance Revision Project is currently underway, will be city-wide, and will revise all zoning districts and standards. Notification was sent via USPS to property owners located within 500 feet of the subject property.
PLANNING COMMISSION STAFF REPORT March 24, 2021
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BGO Permitted Uses (Sec. 24-52):
Permitted Uses BGO
Accessory use on the same lot with and customarily incidental to any of the below uses permitted in the district concerned
X
Antique shops X
Apartment (A)
Appliance repair store, watch or camera repair store and the like X
Café, coffee house, juice bar X
Church and other place of worship, religious or philanthropic use X
Club or lodge organized for fraternal or social purposes X
Doctor or dentist office, medical or dental clinic, medical laboratory X
Editorial offices of newspaper or other publisher, not including a printing plant employing a web-fed press
X
Financial institution, including bank, savings and loan company, credit union, finance company, or mortgage company *
X
Governmental and quasi-governmental offices X
Group home for mentally retarded/mentally ill (A)
On-site sign, subject to regulations set forth in article X X
Other dwelling, not including a mobile home (P)
Parking facility, subject to regulations set forth in Section 24-121 X
Photographic studio X
Professional office, i.e., insurance, real estate, lawyer, architect, engineer, and the like X
Radio or television studio X
Real estate office, insurance agency X
Restaurant; bistro X
School of dance, drama, or music X
Service establishments needed to support the above uses, such as messenger service, answering service, telegraph office, blueprinting and reproducing establishment, and the like
X
Telephone exchange or other switching equipment entirely enclosed within a building X
Tradesmen and operatives such as plumbers, electricians and the like with no outside storage of supplies/equipment and with no more than one rollup door, with opening not exceeding ten (10) feet by ten (10) feet
X
Wireless telecommunication towers and antennas subject to requirements in Sections 24-110 and 24-111
X
Footnotes:
(A) Permitted in this district only in the area platted and known as the original city survey and subject
to the same restrictions as in the RMF-2 district.
(P) Permitted in this district only in a planned unit development, except as provided in Section 24-53.
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BGO Special Exception Uses (Sec. 24-53):
Special Exception Uses BGO
Beauty parlor, barber shop X
Business, industrial or trade school X
Day-care center, kindergarten X
Electric substation and similar utility equipment X
Extended stay motel X
Funeral home, cemetery X
Nursing home, personal care home for adults X
Pharmacy, in combination with medical or dental clinic or doctor's or dentist's offices X
Printing plant employing a web-fed press X
Private or parochial school X
Research or testing laboratory X
Restaurant in combination with an office building X
Single-family dwelling in combination with a business use X
Veterinary clinic, not including kennels or animal pens outside enclosed building X
Other veterinary clinic
Wireless telecommunication towers and antennas subject to requirements in section 24-110 X
Wholesale or other specialized store dealing with a limited or specialized clientele, and not with the general public, including feed and seed stores
X
IF YOU RECEIVED THIS NOTICE BY MAIL, THE SUBJECT PROPERTY IS LOCATED IN YOUR IMMEDIATE AREA
Questions? Please visit www.tuscaloosa.com/planningcommission or contact the Planning Division of the Office of Urban Development at 248-5100
Public Hearing: March 24, 2021
REZONING NOTICE
EXISTING ZONING MAP Proposed Site Plan
No Site Plan Provided at This Time
What:
Tuscaloosa Planning and Zoning Commission to
consider request to rezone property.
Where:
City Council Chambers
2201 University Boulevard
When: March 24, 2021 at 5:00 pm
Case Number: Z-04-21
Applicant:
Dubois Terrace Investments
Subject Property Address: 514 Hargrove Road East
Property Size: Approximately 0.56 acres
Current Zoning: Proposed Zoning:
BGO BGO
Purpose of Request: Dubois Terrace Investments,
LLC petitions to remove the conditions from a
2004 rezoning to BGO for the approximately
0.56 acre property located at 514 Hargrove
Road East. (Council District 2)
Due to COVID-19, the City is expanding participation options to protect the health and safety of the community.
Please refer to the back side for details on how to participate.
Existing Zoning Map
IF YOU RECEIVED THIS NOTICE BY MAIL, THE SUBJECT PROPERTY IS LOCATED IN YOUR IMMEDIATE AREA
Questions? Please visit www.tuscaloosa.com/planningcommission or contact the Planning Division of the Office of Urban Development at 248-5100
Due to COVID-19, the City of Tuscaloosa Planning and Zoning
Commission will hold a public hearing with expanded participation
capabilities to consider this application.
You can provide comments on this application through one of four options:
1. In advance by written comment. There’s no need to attend in-person. Submit written comments by email or through the City’s
website—www.tuscaloosa.com/planningcommission—no later than 3:00 p.m. on the meeting date. Written comments will be
provided to the Commission for consideration and read into the record during the meeting.
2. During the meeting, by phone. Comments can also be provided by phone, make an appointment with Staff no later than 10:00
a.m. on the meeting date. Following your request, you will receive instructions on joining the meeting via phone to provide your
comments.
3. During the meeting, by video conference. To speak for or against this application by video conference, you must schedule an
appointment with Staff no later than 10:00 a.m. on the meeting date or put your request in through the website. Visit—
www.tuscaloosa.com/planningcommission—to submit your request. You will receive instructions on joining the meeting by
email.
4. During the meeting, in-person. You can attend the meeting in-person to speak, but you must make a request with Staff no later
than 10:00 a.m. on the meeting date. For health and safety reasons, participants will be required to wear appropriate face
covering. During the meeting, you will wait in designated areas and enter Council Chambers when called to comment on this
application.
