Bruno Public Hearing Recap

First, I'd like to say Thank you to everyone who came out to the city council meeting last night and vocalized their concerns during the public hearing for the Bruno Trust commercial development. We had a very good turnout and at least two news outlets in attendance! ABC 33/40 and Fox 6 were there and ABC 33/40 aired our story in the 10:00 p.m. news last night. 

The city council voted unanimously to pass the ordinance and rezone the Bruno Trust land from commercial along 119, planned residential (200 houses), and agriculture to business commercial use throughout the approximately 45.5 acre plot. We have obtained the drafts of three citizens' comments from last night, and have included them below. 

First comment: 

Demand

As I was reading the proposal for this development, I kept asking myself what demand is being addressed by this project? Why create unnecessary burdens with traffic or downstream flooding for residents? Why do commercial businesses need to expand into a predominantly residential area when there are other areas better suited? There are vacant lots for sale in locations within proximity to other businesses and not near wetlands. There are at least 3 other projects pending approval -- the new property the city is acquiring at the old TIS that has 6 acres dedicated to retail; the project at 1024 Railroad Str across from this building – both projects avoid encroaching on residential areas. Lastly, Walker Springs has 2 separate areas dedicated to commercial with a minimum of 5 acres included in their amended plan.

I thought let’s review the Alabaster Forward Plan since the city invested taxpayer money into multiple studies for its creation, to hopefully identify at least a purpose. But even there I noticed these Priority Redevelopment areas:

·       Priority Redevelopment Areas for Commercial: 5 areas were identified, and this property was not included

·       Priority Redevelopment Areas for Industrial and Office: 5 areas were recommended, none of which were included in this area, and all were in proximity of established industrial parks 

Taxpayer/Infrastructure

Let’s start considering the concerns of taxpayers regarding this proposed development. Infrastructure expansion for water supply, sewer and stormwater systems are all required to accommodate this development. Within the proposal, in addition to the sewer and water lines being added, a possible pump station is also mentioned. If this development is declined, the city can avoid this added expense considering the ballooning costs for capital projects and sewer projects- both of which are stated to double by 2025. (City Budget Book)

This development is in an area that already consists of 450 acres of proposed homes plus Dawson Cove, Mallard Landing and Wynlake’s extension. As of today, the council is unable to fully understand the impacts of these developments to responsibly consider moving forward with this proposal. 

Flooding

By adding several acres of impervious surfaces and the clearing of trees across 45 acres, this development will increase stormwater volume downstream for not only residents but for the wetlands too. The proposal clearly states and includes preliminary drawings that the development intends to drain to the wetlands, the same wetlands that’s currently under review with the Army Corp of Engineers to modify or permanently fill in over 27 acres for Walker Springs. Again, how can you allow this development to proceed without understanding the full impact. Not to mention, the plans have a detention pond drawn within feet of the backyards of Walker Springs future residents, I’m sure that’s not favorable to property values or future flooding concerns.

Another friend of flooding is contamination… This development is not worth the possible introduction of commercial pollutants via runoff to the downstream water sources. Impacts to consider, the species of Ebenezer Swamp, downstream at Orr Park where children play or the drinking water and the ecosystem of the Cahaba River. All these areas may lie outside of the city’s jurisdiction, but they have impacts that will directly hinder Alabaster residents or potentially bring embarrassment to the city. As a city, we have already witnessed the impacts when commercial developments contaminate our streams, let me remind you of Buck Creek.

Traffic

As of today, despite the money the city has allocated for Hwy 119 Phase 2, there’s no commitment or timeline from ALDOT, and this council cannot guarantee that it will not take another 10 years to obtain all the necessary approvals to begin Phase 2 construction. Residents are exhausted from traffic. In media interviews, members of this council, the mayor and city planner has spoken about how traffic will gloriously improve and to be patient! Despite failing to mention the addition of a 450-acre residential development and now the introduction a 45-acre commercial development located outside of the phase 1 improvements. But be patient!

Within the minutes from the August 23 Planning and Zoning meeting: A resident expressed concern about Hwy 119 traffic and even council woman Pate asked Mr. Woodham (Developer’s representative) for a timeline and the response provided stated the owner wants to move quickly and is willing to talk to city regarding tenants of the development. No concern or stipulation for Hwy 119 Phase 2 progression.  -- Another resident stated concern for the Brenda Dr traffic, and the minutes even reflect a discussion of not having the connection to Brenda Dr, but it is still included in the current proposal. Let’s also consider the decline in quality of life and property values for the residents of Brenda Dr, considering the new connection road will remove the trees that have provided scenic privacy for decades and will expose the residents to cut through traffic from those exhausted residents trying to avoid Hwy 119 congestions.

Recently, I read the stated frustrations of residents throughout the various stages of Planning and Zoning and City Council approvals for Walker Springs over the past two years, regarding opposition to the connection road to Silver Creek, traffic burdens to Hwy 119 and the flooding concerns all related to that development, not one change was made to the Walker Springs plan and not one oppositional vote was cast.

Action

Tonight, I am asking that you take a break from consistently voting yes, listen to the citizens and vote no to protect the residents who already struggle to travel across town for a simple grocery run or watches each rainstorm with concern in fear of loss for their property. Please choose to develop the city responsibly and not allow commercial and industrial businesses that lack demand to be placed in a residential area.

Second Comment:

Main Point:

I am against Ordinance 22-163 and here is why. Currently Alabaster has plenty of vacant buildings and undeveloped property well suited for the commercial use as adopted in the OVERLAY DISTRICT without approving ordinance 22-163. The current plan for the OVERLAY DISTRICT includes department stores, business offices, pharmacy, hotel/motel. Medical clinic, restaurants, shopping center, and the all-encompassing use of the word “etc.” Further details of the OVERLAY DISTRICT has the wording of “Special Exception” uses that include drive-thru restaurants, convenience Stores/gas stations, and banking/finance institutions. Even though possible tenants sought for the Bruno property are restaurants, self-storage units, warehouses and office space, there is not a guaranty that it will remain that way. I ask the council to reconsider this proposed development to keep Alabaster from becoming the next Trussville, Hoover or worse, Roebuck.

Currently the preliminary layout calls for 7 restaurants, 8 retail spaces, offices, and another mini storage. Before approving, let’s look at the current property vacancies along Highway 119 and at our open-air malls.

We will start 1 mile south of the proposed Bruno Property on Hwy 119 and travel North.

6919 Highway 119 several vacancies 1 mile south from proposed development.

Open property between Chevron on the corner of county road 12 and Hwy 119 and Metro Mini Storage.

Open property between Metro Mini storage and Willow Plaza on Hwy 119

Speaking of Willow Plaza 119, it needs pressure washing and A1 Auto looks like a junkyard. Did I mention my fear of Alabaster becoming the next Roebuck?

Traveling North we have the open property that used to be occupied by Mother Nature’s Garden.

◦                  Power company is there now but will be vacant soon.

Boyd Heating & Cooling that is vacant next to the Circle K.

Crossing Smokey Road, the development across street from Church of the Highlands has plenty of space to develop, especially for restaurants and shopping centers.

Property next to Chicos Tire is available.

8919 Elliotsville Plaza currently has 2 vacancies, perfect for office or retail space.

Also, there is property next to the new Fast Pace Urgent Care that is currently under construction, next to the Neighborhood Walmart.

Then we come to Whitestone Center, if we travel behind Publix, we find then intersection of Kent Stone Blvd and Kent Dairy Road. A lot of room for restaurants, office space and in fact there is already a mini storage under construction.

·        2 vacancies at the address of 200 and 100 Kent Stone Blvd, perfect for office space

Leaving White Stone Center and traveling North we find that there is property between Brito and Buddy’s self-car wash.

Past that, the Collective Company is for sale. Several restaurants didn’t make it there already.

Woodbrook Mini Storage looks very trashy, very similar to dare I say the city of Tarrant.

Corner lot available across from intermediate school on 119 and Roller Coaster Rd.

There is also a great piece of property for sale across from Thompson Intermediate school, next to the Warrior Express gas station, perfect for a restaurant.

Crossing the railroad tracks we find that the property that the Blue House Café used to occupy is still vacant, and the 2 corner lots next to Blue House Café is available and zoned commercial. Another great place for more restaurants.

Then we have 1 acre available next to Champy’s, another great restaurant opportunity.

Making a right on Highway 31 and crossing the interstate, you come to Alabaster Promenade

·        Charley’s is closed

·        Steak ‘n Shake is closed

Making a U-turn and heading back on Highway 31 we come to Colonnade Alabaster:

·        2,400sf previous Bed Bath & Beyond is vacant

·        4,800sf is for lease next to Panda House

·        Lot for sale across from Buffalo Wild Wings on Theater Drive, another perfect place for a restaurant.

Exiting the Colonnade and crossing back over interstate passing Whataburger we come to the vacant gas station on the right.  Perfect for a drive thru restaurant.  

Now let’s travel to Main Street. Why aren’t we soliciting business and fixing up Main Street?

Old Mitchell Feed and Seed seems vacant.

What are we building next to Garage Kickboxing?

What about the vacancies and Mitchell’s Cosmetology?

Vacancy at 523 Highway 119 next to Byers Wright Insurance?

Vacancy at 421 Highway 119 next to Buddy’s BBQ

101 Highway 119 and Main Street is vacant

Vacancy next to Copper Train.

Vacancy of the previous K &J ‘s building.

Trademark Engineering is vacant.

101 1st Street is vacant. Second Place is all vacant.

Look behind Main Street and we find Old Town Alabaster, it’s completely vacant where Frank’s Furniture Warehouse was previously.

Alabaster Plaza is completely vacant, and the old gas station is completely vacant. And finally, the 422 building which used to be the Hallmark Store is vacant.

Oh, and let’s not forget the nail salons.  We currently have 6 nail salons within 2 miles of Smokey Road and Hwy 119. It’s beginning to sound a lot like Roebuck.

So, I simply ask you do not support this proposed business development as you can see there is plenty of property that currently can be developed for more restaurants, offices, and mini storage units.  We need Alabaster to have its own unique character, its own vibe, a place that is sought after to live, to play and to retire. We do not need another Hoover and we don’t need our Alabaster to become another Roebuck.

Third comment:

Tonight, I am going to talk about water. This land being rezoned for commercial use will increase the impervious surfaces in the Swamp’s source water area. The proposed layout plan shows parking lots and buildings on areas that currently have ponds and are defined as wetlands. Even if the developers were to consciously avoid filling wetlands, we know that the adjoining property that this will drain into does intend to fill the wetlands. 

In my role at the University of Montevallo, I serve thousands of students and members of the community through providing environmental education programs. If I had to pick one word that comes up most often in my lessons, whether it is a social studies lesson or about animal adaptations, it would be water.  

We have all heard that 75% of the Earth’s surface is made up of water, so why do we make such a big deal about it? Less than 1% of that water is available for human use. There are many communities that are facing that reality and struggling to keep up with the demands on water supply. 

As a cautionary tale, I will share with you what is currently happening in the state of Virginia. Virginia is beginning the expensive practice of pumping treated sewage back into their aquifer because it has dropped so low and is not being replenished through natural means. This is a practice that has typically only been adopted in drought-stricken areas. Virginia is not prone to experience droughts, but the demand on the water supply and the lack of green space to allow for groundwater recharge has created this dire situation. They are having to consider these options that were previously unthinkable. Next year, they will need to open a new treatment plant that will cost $650 million to build and $7.2 million annually afterwards.  

The third-party hydrogeologist experts have already determined that if our water table in the source water area drops 1.5 to 2 feet from the 2006 water levels, it will deplete the aquifer and cost lots of money to fix. 

Through your role on the city council, you are determining today what you choose for Alabaster residents and the future of this city. The burden of water shortages, flood damage, and the cost to treat pollution are what you are guaranteeing the citizens of Alabaster if you vote yes. You can protect your community by voting No today and moving to protect our wetlands.  

Thank you for checking out our blog and check back tomorrow for our next post!