Mobile City Planning Commission Meeting - September 17, 2026

The Mobile City Planning Commission met on September 17, 2026, to consider a variety of subdivision, rezone, and modification applications. The meeting included public hearings on several items, most notably a major modification at 900 Paper Mill Road in the Africatown overlay district and a rezone application for 5070 Old Shell Road for Food Pack grocery. The commission approved most items with conditions, denied the rezone for Food Pack, and held over other items.

Consent Calendar

• Agenda Approval: Approved unanimously.
• Subdivision at 5685 I-10 Industrial Parkway (Item 1): Held over to October 15, 2026, as requested by the applicant.
• Subdivision at 64 South Dearborn Street (Item 2): Approved with conditions, including waiver of substandard lot width and area.
• Subdivision at 429 Lincoln Boulevard (Item 3): Approved with conditions, including waiver of substandard lot area and width.
• Subdivision at 59 and 61 Bradford Avenue and 1311 Azalea Street (Item 4): Held over to October 15, 2026, at applicant's request, pending resolution of PUD issues.
• Subdivision and sidewalk waiver at 270 Government Boulevard (Item 8): Approved subdivision with waiver of substandard lot width; sidewalk waiver approved due to no existing sidewalks to connect to.
• Triple application at 53 Foreman Road and 6784/6788 Dickens Ferry Road (Item 9): Approved subdivision and two modifications, with modifications to corner radius requirements (15-foot radius instead of 25-foot at southwest corner on Foreman and Dickens Ferry).
• Other Business: Correction to a previously approved subdivision (August 20, 2026) to remove a 25-foot corner radius requirement, approved unanimously.

Public Comments & Testimony

• Item 5 (900 Paper Mill Road – Major Modification):

  • Ramsey Sprague, President of Mobile Environmental Justice Action Coalition (MeJAC), presented extensive written comments and opposed the application. He argued that the staff report failed to address the Africatown Overlay requirements, including a Crime Prevention Through Environmental Design (CPTED) plan, and that criterion six for approval (noxious or offensive emissions) was not addressed. He noted that ADEM permits already address emissions, dust, odor, etc. He requested a 30-day holdover for proper community engagement, stating that the applicant ignored multiple requests for a neighborhood meeting.
  • Dr. Joe Womack, retired Marine Major and Africatown native, spoke in opposition. He accused the applicant of clearing land before obtaining permission and criticized lack of community outreach. He emphasized Africatown's historic significance and ongoing revitalization plans (e.g., Lewis Landing, Africatown Blueway). He requested the commission require the applicant to share environmental studies and engage with the community.
  • Jay Broughton, applicant representative, rebutted that the modifications are within the existing footprint and would reduce visibility and noise by placing materials under a roof. He stated the facility is already operating under existing permits.

• Item 7 (5070 Old Shell Road – Rezone from R1 to B2 for Food Pack grocery):

  • Supporters:
    • Maheen Hijazzi, applicant and owner of Food Pack, spoke in favor, noting 35 years of service, 5,000 petition signatures, and community support. She emphasized that the rezoning would allow the business to continue after losing its lease.
    • Tim Spifford, architect, presented site plan details and noted that the property was historically labeled commercial but never zoned. He indicated that variances were needed but the site could meet B2 requirements.
    • Jerry Spiegel, resident, expressed strong support, citing Food Pack's unique offerings and positive neighborhood impact.
    • Ben Haskassimi, representative of the Iranian community, spoke in favor, highlighting the business's cultural contributions and the need to allow it to continue.
  • Opponents:
    • Richard Smith, resident of Spring Hill Woods, cited concerns about traffic, stormwater drainage, and the permanent impact of B2 zoning. He noted that the proposed site is not on a thoroughfare and lacks direct frontage.
    • Kyle Angerson, resident of Country Club Village, opposed the rezoning based on site incompatibility (half-acre lot for a large commercial building), required variances, and potential harm to adjacent homes. He cited drainage, wildlife, and loss of residential character.
    • Linda St. John, resident of Avalon Street and representative of the Village of Spring Hill, stated opposition, arguing the rezoning violates the Spring Hill Community Master Plan and would set a dangerous precedent. She noted that a residential subdivision was previously approved for the site.
    • Thomas Myers, resident of Horloester Court, voiced strong opposition, asserting that the application fails to meet objective criteria for rezoning. He highlighted that the property was purchased with knowledge of residential zoning, prior failed commercial attempts, and that the proposed development does not meet basic design requirements.

Discussion Items

• Item 5 (900 Paper Mill Road): Commissioners discussed the applicability of the Africatown Overlay. Staff clarified that the property is within the overlay district but not the safety zone, and that CPTED requirements would be addressed during permitting. A commissioner noted that the condition about fencing was not binding forever; a different fence could be used. The neighborhood meeting requirement applies to planned developments, not modifications of previously approved PUDs. The application was approved with findings of fact A-H.

• Item 7 (5070 Old Shell Road): Extensive deliberation occurred. Commissioners discussed the history of the property, including its subdivision label as commercial but actual zoning as R1 since 1967. Staff confirmed that subdivision labels do not dictate zoning. Commissioner Kenny Nichols made a detailed argument against the rezoning, noting: the lot is second-row without direct frontage on Old Shell Road; no commercial development has occurred on similar lots within half a mile in 41 years; 87% of nearby residents opposed; and the applicant's justification (a landlord-tenant dispute) is not sufficient. Commissioner Josh Woods agreed, citing no substantive change in the area to warrant rezoning. The commission voted to deny the rezone recommendation to the City Council.

Key Outcomes

• Item 1 (5685 I-10 Industrial Parkway): Held over to October 15, 2026.
• Items 2, 3, 8: Subdivisions approved with conditions and waivers.
• Item 4: Held over to October 15, 2026, in conjunction with Item 10.
• Item 5 (900 Paper Mill Road): Major modification approved with staff recommendations and findings of fact A through H. (Vote: unanimous)
• Item 6 (East side of Cochrane Causeway): Rezone from R1 to I2 approved with findings of fact C, D, E, and G. (Vote: unanimous)
• Item 7 (5070 Old Shell Road): Rezone from R1 to B2 denied by a vote of 9-0 (motion to deny passed). The commission cited lack of manifest mistake, incompatibility with surrounding uses, potential adverse impacts, and lack of changing conditions.
• Item 9 (Grace Point Mobile Subdivision): Subdivision and two modifications approved with modified corner radius requirements.
• Item 10 (50 and 60 South Ann Street): Held over to October 15, 2026.
• Other Business: Correction to condition regarding corner radius at Highway 90 and I-10 Industrial Parkway approved.