On Wednesday October 3, the Birmingham Planning Commission recommended the Woodlawn Urban Renewal and Redevelopment Plan for approval by the City Council. Several residents and business people showed up to give their support for the revitalization initiative, which would be bolstered by creation of the Redevelopment District. The Commission also recommended approval of a set of zoning changes with the plan.
Final approval of the Woodlawn plan and zoning initiative is now in the hands of the City Council. City planning staff, KPS and the Woodlawn Foundation will meet with the City Council's Planning and Zoning Committee October 10 at 4pm to review the plan and rezoning in advance of the Council's public hearing in November. The date of the public hearing will likely be determined at the Council meeting on October 17.
Friday, October 5, 2012
Tuesday, September 25, 2012
Public Hearing Next Wednesday Oct. 3rd
After having met with the Comprehensive Plan Committee of the Birmingham Planning Commission and the South Woodlawn Neighborhood Association last Tuesday, Sept. 18, we are excited to present the Woodlawn Redevelopment Plan to the full Planning Commission on Tuesday, October 3. The meeting begins at 8:30. We hope to see Woodlawn supporters there at this important meeting.
The Planning Commission will consider two actions at the meeting: 1) to recommend to the City Council adoption of the Redevelopment Plan and 2) to recommend to the City Council approval of the proposed zoning. These actions by the City will help Woodlawn United in their mission to holistically revitalize the Woodlawn community. In particular, the creation of the Redevelopment District and zoning changes will enable development of quality, affordable and market rate housing on vacant land in the South Woodlawn neighborhood.
The Planning Commission will consider two actions at the meeting: 1) to recommend to the City Council adoption of the Redevelopment Plan and 2) to recommend to the City Council approval of the proposed zoning. These actions by the City will help Woodlawn United in their mission to holistically revitalize the Woodlawn community. In particular, the creation of the Redevelopment District and zoning changes will enable development of quality, affordable and market rate housing on vacant land in the South Woodlawn neighborhood.
Wednesday, September 12, 2012
Neighborhood Meetings
This past Monday night (Sept. 10), the components of the Redevelopment Plan were presented to the Woodlawn Neighborhood Association and the Oak Ridge Park Associations during their regularly scheduled monthly meetings. Because a portion of the proposed Redevelopment District falls within the Woodlawn Neighborhood, the association was asked to vote in favor or or against both the Redevelopment Plan and the proposed zoning. While the plan and zoning changes do not overlap into Oak Ridge Park, we wanted to make sure residents there were aware of the process and had access to all available information.
We are glad to say that the Woodlawn Neighborhood Association voted in favor of the Redevelopment Plan and in favor of the proposed zoning changes. On to the next neighborhood meeting next week (Tuesday Sept. 18) for a vote from the South Woodlawn Neigborhood Association. This one will be most important because most of the plan and zoning changes are focused in this neighborhood.
We are glad to say that the Woodlawn Neighborhood Association voted in favor of the Redevelopment Plan and in favor of the proposed zoning changes. On to the next neighborhood meeting next week (Tuesday Sept. 18) for a vote from the South Woodlawn Neigborhood Association. This one will be most important because most of the plan and zoning changes are focused in this neighborhood.
Tuesday, September 11, 2012
Zoning Proposal
A critical element in the Redevelopment District effort is rezoning a number of properties in South Woodlawn to facilitate proposed new affordable housing.
Much of the Woodlawn area had been speculatively zoned for high densities over 50 years ago when City officials believed Birmingham was about to experience a residential boom. Unfortunately, that residential boom did not come but several apartment buildings and complexes popped up in random locations amidst the otherwise charming historic single family neighborhoods of Woodlawn (and other similarly charming neighborhoods throughout Birmingham). This contributed in its own way to neighborhood decline and in reaction to this many years later, the City reversed the higher density zoning, blanketing most of Woodlawn with single-family zoning of one kind or another. Note, though that several islands of multifamily zoning remained and the apartments that had been built in them.
The zoning changes proposed as part of the Redevelopment Plan focus mostly on the area around the former Carver apartments, a property now owned by the City but proposed for redevelopment. This area is located in the South Woodlawn neighborhood. Much of this area is zoned as CR-4A, which allows single-family housing, duplexes, townhouses and 4-unit apartment buildings, or quadplexes. Within this district are remaining apartment buildings, vacant lots and a few single-family homes. The proposed zoning would place the next higher residential zoning classification (R-5) on several of these vacant properties to allow housing development compatible with the recent YWoodlawn housing development nearby. Other sites would also receive slightly higher density allowances but with the overall intent of preserving existing single-family homes while creating appropriate density transitions across the area. For example, multifamily would not face single-family homes or be located between single-family lots on the same block.
The proposed zoning changes also include placing the right zoning classification on apartment buildings the YWCA renovated recently. Because they have more than 4 units, they are considered "nonconforming" in the current CR-4A District.
We believe that the zoning proposal accompanying the redevelopment plan is appropriate to the area, is sensitive to existing single-family areas, and is the right fit to accommodate quality, affordable housing that is so needed in Woodlawn.
Review the zoning proposal here.
Much of the Woodlawn area had been speculatively zoned for high densities over 50 years ago when City officials believed Birmingham was about to experience a residential boom. Unfortunately, that residential boom did not come but several apartment buildings and complexes popped up in random locations amidst the otherwise charming historic single family neighborhoods of Woodlawn (and other similarly charming neighborhoods throughout Birmingham). This contributed in its own way to neighborhood decline and in reaction to this many years later, the City reversed the higher density zoning, blanketing most of Woodlawn with single-family zoning of one kind or another. Note, though that several islands of multifamily zoning remained and the apartments that had been built in them.
The zoning changes proposed as part of the Redevelopment Plan focus mostly on the area around the former Carver apartments, a property now owned by the City but proposed for redevelopment. This area is located in the South Woodlawn neighborhood. Much of this area is zoned as CR-4A, which allows single-family housing, duplexes, townhouses and 4-unit apartment buildings, or quadplexes. Within this district are remaining apartment buildings, vacant lots and a few single-family homes. The proposed zoning would place the next higher residential zoning classification (R-5) on several of these vacant properties to allow housing development compatible with the recent YWoodlawn housing development nearby. Other sites would also receive slightly higher density allowances but with the overall intent of preserving existing single-family homes while creating appropriate density transitions across the area. For example, multifamily would not face single-family homes or be located between single-family lots on the same block.
The proposed zoning changes also include placing the right zoning classification on apartment buildings the YWCA renovated recently. Because they have more than 4 units, they are considered "nonconforming" in the current CR-4A District.
We believe that the zoning proposal accompanying the redevelopment plan is appropriate to the area, is sensitive to existing single-family areas, and is the right fit to accommodate quality, affordable housing that is so needed in Woodlawn.
Review the zoning proposal here.
Slight Change in Plans, Not to Worry
After discussion with the City regarding the draft Woodlawn Redevelopment Plan, we are moving forward with only a slight change in plans:
During the first community meeting this summer, meeting participants made it clear that they wanted the ideas, concerns and priorities for their own parts of the Woodlawn community to be addressed through the Redevelopment Plan process. All agreed this was important! At the same time, our City Councilors recommended that the redevelopment district be kept modest for a number of good reasons. So it was agreed the "plan area" would address the bulk of Woodlawn (the parts that are bounded by the railroads and interstates) and that the redevelopment district would include a smaller area where specific investments and zoning changes are being considered for the immediate future. This sounded reasonable to everyone and so we proceeded in that fashion. A plan document reflecting that strategy was put together and posted recently on this blog.
Then we met with city staff to review and make sure all of the i's are dotted and t's are crossed. That is when it comes up that the City has never done things this way before. Having a large plan area but a small redevelopment district could cause confusion during the review and approval process. Thinking quickly, we've split the plan into two. The overall plan has now been converted into a Community Revitalization Plan...without all of the legal and political baggage sometimes associated with redevelopment plans. Certain parts of that overall plan were then carved out to create a smaller redevelopment plan document, which will be the legal backbone for the proposed Woodlawn Redevelopment District.
In this way, the City Planning Commission will have the opportunity to adopt the Community Revitalization Plan as city planning policy for the larger Woodlawn area. And, the City Council will consider for adoption the Urban Renewal and Redevelopment Plan and designation of the Redevelopment District to facilitate private investments in good quality, affordable housing and the zoning changes that are needed to accommodate it.
Read the draft Community Revitalization Plan here.
Read the draft Woodlawn Urban Renewal and Redevelopment Plan here.
During the first community meeting this summer, meeting participants made it clear that they wanted the ideas, concerns and priorities for their own parts of the Woodlawn community to be addressed through the Redevelopment Plan process. All agreed this was important! At the same time, our City Councilors recommended that the redevelopment district be kept modest for a number of good reasons. So it was agreed the "plan area" would address the bulk of Woodlawn (the parts that are bounded by the railroads and interstates) and that the redevelopment district would include a smaller area where specific investments and zoning changes are being considered for the immediate future. This sounded reasonable to everyone and so we proceeded in that fashion. A plan document reflecting that strategy was put together and posted recently on this blog.
Then we met with city staff to review and make sure all of the i's are dotted and t's are crossed. That is when it comes up that the City has never done things this way before. Having a large plan area but a small redevelopment district could cause confusion during the review and approval process. Thinking quickly, we've split the plan into two. The overall plan has now been converted into a Community Revitalization Plan...without all of the legal and political baggage sometimes associated with redevelopment plans. Certain parts of that overall plan were then carved out to create a smaller redevelopment plan document, which will be the legal backbone for the proposed Woodlawn Redevelopment District.
In this way, the City Planning Commission will have the opportunity to adopt the Community Revitalization Plan as city planning policy for the larger Woodlawn area. And, the City Council will consider for adoption the Urban Renewal and Redevelopment Plan and designation of the Redevelopment District to facilitate private investments in good quality, affordable housing and the zoning changes that are needed to accommodate it.
Read the draft Community Revitalization Plan here.
Read the draft Woodlawn Urban Renewal and Redevelopment Plan here.
Thursday, September 6, 2012
Who is Woodlawn United?
Woodlawn United is a partnership of public and private organizations including Main Street Birmingham, the Woodlawn Merchants Association, the Dream Center, Woodlawn Foundation, YWCA of Central Alabama, Cornerstone Schools and others. Their mission is to "create a Woodlawn community of hope and opportunity" and "to transform Woodlawn into a vibrant and sustainable community where everybody has an opportunity to thrive." You can learn more about Woodlawn United by clicking here.
The Woodlawn Foundation, a leading partner in revitalization efforts, is moving forward with several exciting, vital projects in Woodlawn including plans to construct new high quality, affordable housing on vacant sites in the South Woodlawn and Woodlawn neighborhoods. Adhering to the holistic community revitalization strategy promoted by Purpose Built Communities, the Foundation and other WU partners are also working to improve public safety; attract new businesses, goods and services; and expand educational and economic opportunities for residents.
Completion and approval of the Woodlawn Redevelopment Plan and designation of the proposed redevelopment district will advance the partnership between the City of Birmingham and Woodlawn United and help move these efforts forward.
The Woodlawn Foundation, a leading partner in revitalization efforts, is moving forward with several exciting, vital projects in Woodlawn including plans to construct new high quality, affordable housing on vacant sites in the South Woodlawn and Woodlawn neighborhoods. Adhering to the holistic community revitalization strategy promoted by Purpose Built Communities, the Foundation and other WU partners are also working to improve public safety; attract new businesses, goods and services; and expand educational and economic opportunities for residents.
Completion and approval of the Woodlawn Redevelopment Plan and designation of the proposed redevelopment district will advance the partnership between the City of Birmingham and Woodlawn United and help move these efforts forward.
Draft Redevelopment Plan Available
To review the draft Redevelopment Plan, click here.
As mentioned in a previous post, we expect to present the plan to the Birmingham Planning Commission and City Council for their approval, in accordance with city procedures, over the next three months. Please contact us regarding any questions, corrections, or other concerns so that those may be addressed before the official review/adoption begins!
As mentioned in a previous post, we expect to present the plan to the Birmingham Planning Commission and City Council for their approval, in accordance with city procedures, over the next three months. Please contact us regarding any questions, corrections, or other concerns so that those may be addressed before the official review/adoption begins!
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