MEJAC has some major and alarming news to share about the Hosea O Weaver & Son Inc (HOW) dry mix asphalt distribution facility on the south end of the Africatown Planning Area, immediately next door to residential homes along Chin Street who reside within the Africatown Historic District. This facility is just a block away from the proposed multi-million dollar Africatown Welcome Center. Continue reading
During its first Public Hearing at the Mobile Planning Commission on February 25, 2021, Africatown stakeholders and environmental justice advocates from across the City of Mobile came together to raise serious concerns with the fourth version of the UDC (UDCv4).
The Planning Commission then convened two “business meetings” on March 8 and March 29 to consider changes to UDCv4, which effectively modified it to a fifth version of the UDC (UDCv5). The final recommendation of passage of the UDCv5 by the Mobile City Council was voted on at the April 1, 2021 Planning Commission meeting, which saw a few small additional changes made to UDCv5 just before the vote to recommend adoption of the zoning code rewrite to City Council. The Mobile City Council has now received UDCv5, but to-date no Public Comment opportunities have been set.
Back at the February 25th Public Hearing, MEJAC and the Mobile Alabama NAACP continued their environmental justice partnership to make specific recommendations to the Planning Commission in writing. To provide context for the changes partly resulting from environmental justice engagement and advocacy in the code adoption process from UDCv4 to UDCv5, our 10 CONCERNS about UDCv4 are provided below along with 10 UDCv5 UPDATES.
Use this chart for quick reference and to click through to more documentation of our UDCv4 CONCERNS below and how they were or were not addressed in the UDCv5 UPDATES:
v4 Concern 1) Protection Buffers – Partially addressed by UDCv5
v4 Concern 2) Africatown Tank Farm Expansion – Not addressed by UDCv5
v4 Concern 3) Industrial Blight in Africatown – Partially addressed by UDCv5
v4 Concern 4) CPTED limited to Africatown – Not addressed by UDCv5
v4 Concern 5) Industrial Landscaping in Africatown – Resolved by UDCv5
v4 Concern 6) Riparian Buffer exemptions – Not addressed by UDCv5
v4 Concern 7) Water conservation in Africatown – Not addressed by UDCv5
v4 Concern 8) Coal ordinance concerns – Partially addressed by UDCv5
v4 Concern 9) Oil tank design standards – Not addressed by UDCv5
v4 Concern 10) Affordable housing concerns – Not addressed by UDCv5
A summary of all changes from UDCv4 to UDCv5 has been provided by City of Mobile here (https://mapformobile.org/wp/wp-content/uploads/2021/03/Summary-of-Changes-Post-Feb-25-2021-Public-Hearing-2.pdf).
The deadline for Public Comment on the Kimberly-Clark Corporation paper mill and distribution center’s Draft Clean Air Act Title V Major Source Operating Permit (Draft Title V Permit) is tomorrow, Friday, April 23 by 5pmCST, but there’s still time to demand that the Alabama Department of Environmental Management (ADEM) perform an Environmental Justice review as part of the permit!
Join MEJAC, the Mobile Alabama NAACP, and directly affected Mobile residents from across the city in taking a critical look at the City of Mobile’s proposed Unified Development Code (UDC) zoning code rewrite based partly on MEJAC’s UDC report, “Changes are Necessary for the Proposed City of Mobile UDC Zoning Code Rewrite”(https://mejacoalition.org/2021/01/19/final_udc_comments/).
We will open our panel discussions every weekday February 15-19 for a lively and revealing conversation about the Mobile zoning code and its proposed UDC rewrite at 11am followed by a brief audience Q&A.
The Africatown community faces huge changes through proposed revisions to the City of Mobile Zoning Code. Advocates have released the following responses to the Planning Department. There is much to potentially be excited for, but unfortunately, there also appears to be many unnecessary and inappropriate zoning designations proposed, as well. As complex as this issue is, Africatown advocates agree that the City must wrestle with the contradictions in the current land use designations, how properties are being used, and the interests of the Africatown community to protect both its residential integrity and respect its many environmental concerns.
Build Mobile’s proposed Unified Development Code (UDC) Background
Africatown residents and regional advocates, as well as many environmental justice community leaders from around Mobile provided significant participation during the Map for Mobile project. This resulted in the creation of a Future Land Use Map (FLUM) of the entire city that provided a non-binding sketch of what a comprehensive zoning map could look like.
The next step taken in the process to modernize the City of Mobile’s long-range planning processes was to examine all of the rules around getting “planning approval” for real estate developers, businesses, and residents in the city.
This culminated as the City of Mobile’s Build Mobile program. Its mission is ostensibly to consolidate and, in some places, “streamline” the planing approval process to make the land use rules that bind developers, business owners, and residents more transparent, modern, and less cumbersome. The Build Mobile process basically exists today as a sub-organization within the city’s Planning Department.
In January 2019, Build Mobile submitted a draft of what they are calling the Unified Development Code (UDC) for public consideration, and it’s time to PROVIDE FEEDBACK. The original deadline for this general public comment period ended Friday, March 8, but the deadline has been extended another 30 days to April 8, 2019.