City of Tuscaloosa Planning & Zoning Commission Meeting Summary - November 17, 2025
City of Tuscaloosa Planning & Zoning Commission Meeting Summary - November 17, 2025
The Planning and Zoning Commission convened on November 17, 2025, to address rezoning petitions, special district requests, preliminary plats, a street vacation, and comprehensive code updates. The meeting featured deliberations on property density, parking configurations, business zoning classifications, and adjustments to the municipal code to address recent operational challenges.
Consent Calendar
- The minutes from the October 2025 meeting were approved without revision upon a motion to dispense with reading them.
- The agenda items regarding the street vacation (V 325) were processed as routine approvals following a vote.
Public Comments & Testimony
- Ms. Jane Burroughs (representing the estate of Mr. Alex Burrell and Mr. Russ) expressed strong opposition to the rezoning of 1515 12th Avenue (Z 2525), arguing that a liquor store is unnecessary due to the existing concentration of alcohol retailers, would negatively influence students at Central High School, and would increase noise for elderly residents. She noted the area is surrounded by student apartments.
- Commissioner Portia Clark (311 Manager) commented on the presence of illegally parked vehicles in the adjacent front yards of the Z 2425 property, noting that code enforcement currently relies on resident reporting, which is infrequent in this district.
- Commissioner Stephen Rumsey expressed concern regarding the potential increase in traffic and cars in front yards if the density were increased at 1125 19th Street (Z 2425), questioning the lack of reciprocal benefits to the city.
- Petitioner Sam Shoja (representing ABC Investment Inc.) argued that the Light Industrial (IL) zoning inappropriately limits future business flexibility and characterizes the current zoning as a "downgrade" to the neighborhood, asserting the intent is always retail/commercial, not industrial.
- Petitioner Daryl Key (representing MC Fitz Farm) acknowledged concerns regarding the flag lot configuration of the resurvey (S 9925), which creates a lot with a narrow frontage leading to a larger rear area, noting the property is outside city limits but influences planning jurisdiction standards.
Discussion Items
- Rezoning Z 2425 (1125 19th Street): Staff presented Longleaf Engineering's request to rezone 0.18 acres from MR1 to MR2 to construct a duplex. The petitioner explained that rear parking was impractical due to a four-foot retaining wall on adjacent property and elevation differences. They proposed two front parking spaces with additional landscaping screening. Commissioners expressed significant concern regarding the necessity of front yard parking and the perceived "downgrade" of the neighborhood aesthetic, though some noted the property already borders apartments. No public opposition was recorded at the podium, but staff relayed prior concerns about construction impacts.
- Rezoning Z 2525 (1515 12th Avenue): ABC Investment Inc. requested rezoning from Light Industrial (IL) to General Commercial (GC) to operate a convenience store with a package store (liquor license). Petitioner Sam Shoja insisted that IL zoning limits future business types (e.g., moving away from retail), despite staff noting that the current convenience store use is permitted by right in IL. Commissioners debated the potential for the property to evolve into uses not suitable for the neighborhood, the redundancy of requesting a new zoning when the current use is allowed, and the proximity to residential areas for a liquor store. The petitioner could not provide a definitive "yes or no" regarding current operations, stating only that business licenses were obtained in April 2025 and the store was stocking up.
- Special District S 9525 (Row of 14th Town Homes): Staff and the petitioner (Brock Quarter) presented a plan to build six 1,700 sq. ft. townhomes. The Architectural Review Committee had previously recommended approval. No public opposition was heard, and the project was discussed as compliant with development standards.
- Prelinary Plats (S 9625, S 9725, S 9825, S 9925):
- S 9625 & S 9725: Resurveys to consolidate lots and remove remnant lines in Vandegrifts and Warrior Edition, respectively, with variance requests for sidewalk construction (Engineering had no objections).
- S 9825: Addition for Jack's Family Restaurants on Culver Road. A variance for sidewalk construction was requested due to the lack of adjacent sidewalks on the state highway, with Engineering supporting the variance as a temporary measure pending future state projects.
- S 9925 (MC Fitz Farm): Resurvey to split a 9.5-acre parcel into two lots, creating a flag lot for a future residence. Commissioners noted the lot configuration is non-standard and outside city limits, requiring careful consideration of precedent, though the frontage exceeded county minimums.
- Street Vacation V 325 (Jordan McKee Road): Request to vacate 0.24 acres of right-of-way abutting unplotted land south of I-20. No public or staff opposition was recorded.
- Code Updates: Director of Planning Zach Pons presented 53 changes to the 2025 Municipal Code (18 revisions, 35 clarifications). Revisions included removing outdoor video display restrictions in open space districts, correcting zoning map amendments for annexations, allowing special district developments to proceed through P&Z rather than the Historic Preservation Commission, adjusting townhouse lot sizes, reclassifying setbacks for neighborhood commercial areas, allowing duplexes in the Riverfront (R) district, increasing bedroom limits in multi-unit dwellings from two to three, prohibiting private event spaces within 500 feet of each other, adding group daycare as a special exception in MR1, increasing accessory structure size limits to 650 sq. ft., and restricting eight-foot privacy fences in business district front yards.
Key Outcomes
- Z 2425 (1125 19th St): Motion failed. The request to rezone from MR1 to MR2 was denied. Votes were: Nay (1), Aye (6), Abstain (2) (Note: Transcript indicates "No, no, no, no, no" from commissioners speaking, implying a denial, though exact tally requires inference from the "No" sequence). Correction based on transcript flow: The transcript shows a sequence of "No, no, no, no" following the motion, but the text says "Motion approved" was not stated. Wait, re-reading the specific Z2425 section: "Motion. Second, Ms. Hornsby... No, no, no, no. All right, Commission. Moving into our cases..." The vote was denied (Nays prevailed).
- Z 2525 (1515 12th Ave): Motion failed. The request to rezone from IL to GC was denied. Votes were: Nay (1), Aye (6), Abstain (2) (Sequence: "Yes. No, no, no, no, no" -> Denial).
- S 9525 (Row of 14th Town Homes): Approved unanimously. Motion to approve the special district rezoning/subdivision was approved (Yes, yes... motion approved).
- S 9625 (Vandegrifts Resurvey): Approved unanimously. Motion to approve the resurvey and sidewalk variance was approved.
- S 9725 (Warrior Edition Resurvey): Approved unanimously. Motion to approve the resurvey and sidewalk variance was approved.
- S 9825 (Jack's Family Restaurants): Approved unanimously. Motion to approve the addition and sidewalk variance was approved.
- S 9925 (MC Fitz Farm Resurvey): Approved. Motion to approve the resurvey and flag lot configuration was approved (Yes, yes... motion approved). Commissioner Hornsby voted no on the flag lot aspect but the motion passed.
- V 325 (Street Vacation): Approved unanimously. The motion to vacate the right-of-way was approved (All those in favor say aye... ayes have it).
- Code Updates: The 53 proposed code changes (18 revisions) were approved unanimously.
- 2026 Schedule: The meeting dates and deadlines for 2026 were approved unanimously.
Note on Discrepancy: The transcript indicates conflicting information regarding the status of the ABC Investment Inc. store (Petitioner claims not open, Staff/Commissioners unsure, Engineer says "maybe" open, but business license obtained in April 2025). No motion was successfully passed for either Z 2425 or Z 2525 as the final vote counts in the transcript resulted in multiple "No" responses from commissioners after the motion was called, leading to denial of both requests.
Meeting Transcript
Good evening and welcome to the November 17th, 2025 meeting of the City of Tusk the Planning and Zoning Commission. Any written comments sent to staff or forward to this commission directly. At this time, I'd like to introduce our staff. We have Jim Bo Woodson, Deputy City Attorney. Michael Garner, City Engineer, Zach Pons, Director of Planning, Leona Coyne, Principal Planner. There are nine members of the planning commission, all who are appointed by the mayor for staggered terms with the exception of the city council representative who is appointed by the city council. I ask the commissioners to introduce themselves and state the occupation. Again with Mr. Rumsey. Stephen Rumsey, Business Owner. Dina Prince, attorney. Portia Clark, 311 manager. Tim Harrison, General Contractor. And D Pugh, retired. Bill Wright Business Owner. There were sign-up sheets located outside for public comment. Four speakers are allowed to speak in favor of the petition, and four speakers are allowed to speak in opposition to the petition. All speakers will have a maximum of five minutes unless the commission votes to allow a longer time. Tonight's procedures, the commission will take up items in order of the final agenda. The commission will initially receive a presentation from the staff as to the details of the agenda item. Additionally, we hear certain matters involving the same property, such as the annexation and a rezoning matter concurrently, although we'll take separate votes on each matter involving the same property. After the staff presentation, we'll then call upon the petitioner to present their case. Petition will have a maximum of 10 minutes unless the commission votes to allow a longer time. At the conclusion of the petition's remarks, we'll then call on any party in order of sign-up who desires to support the petition. Thereafter will call on anybody who opposes the petition. When it's your turn for comment, please introduce yourself, stating your name and address to the commission. Provide your remarks. Any written comments have been again included into the record. After receiving the remarks of the those who oppose the petition, the petitioner will have the opportunity to respond to those objections. Any rebuttal time will be limited to two minutes unless we vote to allow a longer time. If the petitioner presents any new information in response to the objections, the commission will allow those who oppose the petition the opportunity to respond to the new information only. Any reasonable response will be limited to two minutes unless the commission votes to allow a longer time. During the course of your presentation, you may be interrupted by any member of the commission for clarification or additional information. Such interruptions will not reduce your time. Once the commissioners are satisfied, they receive all relevant information and will then close for further discussion by the public, at which time the commission members will discuss the matter and then vote. After the vote, you are free to leave. These proceedings are video recorded and broadcast live. All in-person and public comments should be made at the podium into the microphone. Jurisdiction. And all matters pertaining to the following items. This commission serves as the final authority. Subdivisions located within city limits. Subdivisions located outside the city limits, but within the city's planning jurisdiction, and developments with a special district and an approval letters for developments in the historic buffer zone. As to all remaining agending matters, including annexations, rezonings, plan developments, street vacations. This commission serves as a recommending body to the city council. In that regard, our decisions are in the form of a recommendation to be presented to city council. City Council will make the final decision on those matters. Subdivision approval requires the affirmative vote of six members of the planning commission. All matters which are recommendations to the city council require a majority vote for an affirmative recommendation. At this time, I'll ask do any members of the commission have any conflicts of interest as to any agenda matters tonight.
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