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Record of Proceedings

Tuscaloosa Zoning Board of Adjustment Meeting Summary - March 23, 2026

City Council Meetings — Monday, March 23, 2026
BodyTuscaloosa, Alabama
SessionCity Council Meetings
DateMonday, March 23, 2026
StatusFILED
Video Record
0:00 / 1:17:17

Transcript — Verbatim
0:00

Forward it to the board directly.

0:02

At this time I'd like to introduce staff and members of the board.

0:05

Uh Hudson Cheshire, Associate City Attorney.

0:09

Joe McKin Josh McKinney, zoning administrator.

0:12

Limma Leary, planner.

0:14

Ask at the board members introduce themselves, starting with my left.

0:17

Mary Catherine Holt.

0:19

Rodney Pelt.

0:20

Michelle Coley, Chair.

0:22

Paul Rollins Jr.

0:23

Joe Robinson.

0:25

Now, by virtue of state law and city ordinances, the purpose of the zoning board of adjustment is as follows.

0:31

Here's appeals from zoning officers' decisions.

0:34

Grant special exception to zoning code in accordance with the terms as established by the city council.

0:40

Now grants variances from the zoning code when strict enforcement creates unnecessary hardship.

0:47

Now circumstances that are not hardship include those that are self-inflicted or self-created, inconvenient and or personal.

0:56

Now the zoning board of adjustments does not interpret or enforce subdivisions covenants or HOA rules.

1:02

Those matters are not relevant areas of inquiry by the board on any petition.

1:07

Now there were signup sheets located outside for public comment.

1:10

Four speakers are allowed to speak in favor of a petition, and four speakers are allowed to speak in opposition of a petition.

1:17

All speakers will have a maximum of five minutes unless the board votes to allow a longer time.

1:23

Now the board will take up items in the order of our final agenda.

1:27

The board will initially receive a presentation from the staff as to the details of the agenda item.

1:32

Now after the staff's presentation, I will call upon the petitioner to present their case.

1:38

The petitioner will have a maximum of 10 minutes unless the board votes to allow a longer time.

1:43

Now at the conclusion of the petitioner's remarks, I will call on any party in order of sign-up who desires to support the petition.

1:52

Thereafter, I will call on any party in order of sign up, those who oppose the petition.

1:57

Now when it's your turn for comment, please introduce yourself, stating your name and address to the board to provide your remarks.

2:05

Any written comments have already included into the record.

2:09

Now, after receiving the remarks of those who oppose the petition, the petitioner will have the opportunity to respond to those objections.

2:17

Now any rebuttal will be limited to two minutes unless the board votes to allow longer time.

2:22

Now if the petitioner presents any new information in response to the objections, the board will allow those who oppose the petition the opportunity to respond to the new information only.

2:32

Now any response will be limited to two minutes unless the board votes to allow a longer time.

2:37

Now during the course of this presentation, you may be interrupted by any board member of the any member of the board for clarification and additional information.

2:46

Now such interruptions will not reduce your allowed time limit.

2:50

Now once the board members are satisfied that they have received all relevant information.

3:02

Now after the vote, you are free to leave.

3:04

Now these proceedings are video recorded and broadcast live.

3:08

All in-person public comments should be made at the podium and into the microphone.

3:13

Now any party agreed by any final judgment or decision of such zoning board of adjustment adjustments may within 15 days after appeal thereof to the circuit court by filing with such board a written notice of appeal specifying the judgment or decision from which the appeal is taken.

3:31

Now do any board members have any conflict of interest as to any agenda matters?

3:36

If so, please state the same for the record.

3:39

No.

3:39

No.

3:40

No.

3:42

Now I would ask the staff to confirm on the record that proper notice has been given to all parties and interests as required by law as to the matters before the board tonight.

3:52

Yes, it has.

3:53

Okay.

3:54

Now with that, we will begin with the approval of the minutes as the board of adjustments has received the synopsis for the November 2025, December 2025, and January 2026 meetings.

4:05

I move that we dispense with the reading of the minutes of the same unless there are any deletions, additions, or corrections.

4:12

I need a motion and a second to approve the synopsis.

4:16

So move.

4:16

Second.

4:17

Okay, voting.

4:18

Yes.

4:19

Yes.

4:19

Yes.

4:20

Yes.

4:20

Yes.

4:23

Synopsis is approved.

Discussion Breakdown — Share of Meeting
Zoning Regulations████████████████████████24%
Zoning And Land Use██████████████████████22%
Short Term Rentals███████████████15%
Youth Programs████████████12%
Engineering And Infrastructure████████████12%
Transportation Safety██████6%
Community Engagement█████5%
Procedural████4%
Summary of Proceedings

Tuscaloosa Zoning Board of Adjustment Meeting Summary - March 23, 2026

The Zoning Board of Adjustment met on March 23, 2026, to hear several petitions including variances, special exceptions, and short-term rental renewals. The board approved minutes for previous meetings, granted a withdrawal, and made decisions on four cases. Key outcomes included denial of a liquor store variance, approval of a youth center with conditions, approval of a second-shift daycare, and denial of two short-term rental renewals due to excessive rental nights.

Consent Calendar

  • Approval of Minutes: The board approved the synopses of the November 2025, December 2025, and January 2026 meetings by unanimous vote.
  • Withdrawal: ZBA 1226 (Michael Tinker) – petition for a special exception for short-term rental at 6817 Abbey Trace Drive was withdrawn. The board voted unanimously to approve the withdrawal.

Public Comments & Testimony

  • ZBA 1026 (Corey Stewart – youth center): Renitha Abernathy (2519 Sixth Court) spoke in favor, expressing initial concern about the property being used as a social club but being reassured by the petitioner. She supported the project and asked the board to allow the applicant to return with plans.
  • ZBA 1126 (Ray Ann Hill – daycare): Ruth Martin, a neighbor, spoke in favor, stating that more people like the petitioner are needed to care for children.

Discussion Items

ZBA 0926 – A1 Investments Variance for Liquor Store (1500 McFarland Blvd E)

  • Petitioner: Ken Acock (attorney) and Mr. Cassim (owner) requested a variance from use-specific standards to allow a liquor store. They argued that the property had limited parking and access, making a liquor store the only economically viable use. The property is at a commercial intersection but within 1,000 feet of residential apartments. The petitioner noted the property was purchased three years ago, before the new zoning framework (effective 2025) that prohibits liquor stores within 1,000 feet of residential zones.
  • Board Positions: All board members opposed the variance. They cited that the hardship was not genuine (self-inflicted, financial, or inconvenience) and that granting it would set a precedent for encroaching on residential areas. The board noted that the framework was established to uphold standards and that other liquor stores in similar areas were approved before the framework.
  • Vote: Unanimous denial (5-0).

ZBA 1026 – Corey Stewart Special Exception for After-School Program (2518 Foster's Ferry Rd)

  • Petitioner: Corey Stewart (Fork and Road Foundation) requested a special exception to operate a youth development center (after-school and summer program) for ages 8–19, with daily attendance of 40–60 youth. The property was previously a daycare. The petitioner had not yet conducted a traffic study or obtained engineering/fire reviews. The board discussed the need for a traffic study and site distance concerns due to a curve on Foster's Ferry Road.
  • Public Comment: Renitha Abernathy spoke in favor, noting the petitioner's assurances against using the property as a social club.
  • Board Deliberation: Board members expressed support for the use but had concerns about traffic and site lines. After discussion, the board approved the special exception with two conditions: (1) the property shall be used as a youth center only, and (2) approval is contingent upon a favorable review from the city engineer regarding traffic and site access. The board clarified that the petitioner must obtain a favorable review from the city engineer as part of the permitting process, which would allow time for a traffic study.
  • Vote: Approved 5-0 with conditions.

ZBA 1126 – Ray Ann Hill Special Exception for Daycare (1732 Martin Luther King Jr. Blvd)

  • Petitioner: Ray Ann Hill requested a special exception to operate an in-home daycare for up to six children (ages 7 days to 12 years) from 4 p.m. to midnight, Monday through Friday, with occasional special events. The property is a historic house. The petitioner stated she would need to pave the yard for turning around (currently cannot use gravel). She had not yet obtained a permit for pavement but was informed no permit was needed. The property is on a busy road (MLK Blvd) with a school across the street.
  • Public Comment: Ruth Martin spoke in favor.
  • Board Deliberation: Board members supported the daycare, noting the need for second-shift childcare. They discussed the parking and turnaround area but did not impose a condition for pavement, as the afternoon hours would have lower traffic. The board expressed confidence in the petitioner's plans.
  • Vote: Approved 5-0 without additional conditions.

ZBA 1326 & 1426 – Chris Lyons Short-Term Rental Renewals (69 Springbrook and 1807 17th Ave E)

  • Petitioner: Chris Lyons requested renewal of special exceptions for two short-term rentals. The properties had been approved previously with a 30-night probationary period and a 45-night limit upon renewal. The audit forms showed 101 rental nights in 2025 for the Springbrook property and 240 nights for the 17th Avenue property. The petitioner claimed that some of those nights were for 30-day rentals (long-term) and that he misunderstood the 45-night limit, noting that he was told “no one checks it.”
  • Board Deliberation: Board members expressed strong concern about the excessive rentals (101 and 240 nights), which far exceeded the allowed limit. They noted that the petitioner had knowingly violated the rules and that this could set a bad precedent. The board rejected the petitioner’s request to waive the probationary period and instead voted to deny both petitions. The petitioner can reapply after six months.
  • Vote: Both petitions denied unanimously (5-0 each).

Key Outcomes

  • ZBA 0926: Denied (petitioner must wait six months to reapply).
  • ZBA 1026: Approved with conditions (youth center only; favorable review by city engineer).
  • ZBA 1126: Approved without conditions.
  • ZBA 1326 & 1426: Both denied (petitioner must wait six months to reapply).
  • Consent Calendar: Minutes approved; withdrawal granted.

Meeting Transcript

Forward it to the board directly. At this time I'd like to introduce staff and members of the board. Uh Hudson Cheshire, Associate City Attorney. Joe McKin Josh McKinney, zoning administrator. Limma Leary, planner. Ask at the board members introduce themselves, starting with my left. Mary Catherine Holt. Rodney Pelt. Michelle Coley, Chair. Paul Rollins Jr. Joe Robinson. Now, by virtue of state law and city ordinances, the purpose of the zoning board of adjustment is as follows. Here's appeals from zoning officers' decisions. Grant special exception to zoning code in accordance with the terms as established by the city council. Now grants variances from the zoning code when strict enforcement creates unnecessary hardship. Now circumstances that are not hardship include those that are self-inflicted or self-created, inconvenient and or personal. Now the zoning board of adjustments does not interpret or enforce subdivisions covenants or HOA rules. Those matters are not relevant areas of inquiry by the board on any petition. Now there were signup sheets located outside for public comment. Four speakers are allowed to speak in favor of a petition, and four speakers are allowed to speak in opposition of a petition. All speakers will have a maximum of five minutes unless the board votes to allow a longer time. Now the board will take up items in the order of our final agenda. The board will initially receive a presentation from the staff as to the details of the agenda item. Now after the staff's presentation, I will call upon the petitioner to present their case. The petitioner will have a maximum of 10 minutes unless the board votes to allow a longer time. Now at the conclusion of the petitioner's remarks, I will call on any party in order of sign-up who desires to support the petition. Thereafter, I will call on any party in order of sign up, those who oppose the petition. Now when it's your turn for comment, please introduce yourself, stating your name and address to the board to provide your remarks. Any written comments have already included into the record. Now, after receiving the remarks of those who oppose the petition, the petitioner will have the opportunity to respond to those objections. Now any rebuttal will be limited to two minutes unless the board votes to allow longer time. Now if the petitioner presents any new information in response to the objections, the board will allow those who oppose the petition the opportunity to respond to the new information only. Now any response will be limited to two minutes unless the board votes to allow a longer time. Now during the course of this presentation, you may be interrupted by any board member of the any member of the board for clarification and additional information. Now such interruptions will not reduce your allowed time limit. Now once the board members are satisfied that they have received all relevant information. Now after the vote, you are free to leave. Now these proceedings are video recorded and broadcast live. All in-person public comments should be made at the podium and into the microphone. Now any party agreed by any final judgment or decision of such zoning board of adjustment adjustments may within 15 days after appeal thereof to the circuit court by filing with such board a written notice of appeal specifying the judgment or decision from which the appeal is taken. Now do any board members have any conflict of interest as to any agenda matters? If so, please state the same for the record. No. No. No. Now I would ask the staff to confirm on the record that proper notice has been given to all parties and interests as required by law as to the matters before the board tonight. Yes, it has. Okay. Now with that, we will begin with the approval of the minutes as the board of adjustments has received the synopsis for the November 2025, December 2025, and January 2026 meetings. I move that we dispense with the reading of the minutes of the same unless there are any deletions, additions, or corrections.

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