Development Review: November 2013

Commercial building permits over $100,000 within Huntsville city limits:

2810 Drake Ave. SW. A building for the City of Huntsville. This will be the new Fire Station 6, which is currently at John Hunt Park. Contractor: Pearce Construction. $1.8 Million.

2722 Carl T. Jones Dr. SE. A retail building for Cole Real Estate Investments. This 12,500 sq. ft. building is the final space to be constructed in the “original” Valley Bend at Jones Farm shopping center. The only known tenant is Kirkland's, whose second Huntsville store will occupy 5,000 sq. ft. Contractor: Joe Still Building. $950,000.

Residential Permits (new construction) in Huntsville city limits:

In November, 93 housing units were permitted, including 48 single- and 45 multi-family units. The top census tract for building permits last month was 29.21 (the Challenger school area), where 44 units were permitted, all condominium units. This is a 9.7% decrease over November 2012, when 103 housing units (59 single-family and 44 multi-family) were permitted.

Residential Certificates of Occupancy (new construction) in Huntsville city limits:

98 housing units were granted certificates of occupancy (CO’s), including 74 single- and 24 multi-family units. The top tract for CO’s in the month of November was 106.22(Providence), where 25 housing units were added, mostly multi-family. This is a 19.5% increase over November 2012, when 82 housing units (79 single- and 3 multi-family) were granted CO’s.

Development Review- October 2013

Commercial permits over $100,000 within Huntsville city limits:

3031 Memorial Parkway SW. A retail building for Walmart. This is the 151,000 sq. ft. “supercenter” replacement store for the Walmart store currently on Drake Ave. Contractor: White-Spunner Construction. $12.6 Million.

445 The Bridge St. NW. A retail building for Belk. This will be a 172,000 sq. ft. “flagship” Belk department store. Contractor: Hutton Construction. $10.8 Million.

530 Discovery Dr. NW. An office building for Davidson Technologies. Contractor: Universal Construction. $3.3 Million.

101 Sivley Rd. SW. Renovations to a building for Huntsville Hospital. Contractor: Robins and Morton Group. $1.46 Million.

1009 Homer Nance Rd. NE. Expansion of a veterinarian office for Flint River Animal Hospital. Contractor: Pearce Construction. $1.46 Million.

2785 Carl T. Jones Dr. SE. Shell of a retail building for RBJ Bailey Plaza, LLC. This will be a small strip center anchored by Dunkin’ Donuts. Contractor: Joe Still Building. $1.1 Million.

Residential Permits (new construction) in Huntsville city limits:

In October, 102 housing units were permitted, including 78 single- and 24 multi-family units. The top census tract for building permits last month was 106.22 (the Providence area), where 26 units were permitted, mostly apartment units. This is a 7.3% decrease over October 2012, when 110 housing units (97 single-family and 13 multi-family) were permitted.

Residential Certificates of Occupancy (new construction) in Huntsville city limits:

111 housing units were granted certificates of occupancy (CO’s), including 70 single- and 41 multi-family units. The top tract for CO’s in the month of October was 106.22 where 36 housing units were added, all multi-family. This is a 36.2% decrease over October 2012, when 174 housing units (99 single- and 75 multi-family) were granted CO’s.

Development Review: September 2013

Permits for commercial projects over $100,000 and within Huntsville city limits:

2004 Max Luther Dr. NW. A building for Regency Retirement Village. Contractor: Ridge Park Construction. $9 Million.

1041 Balch Rd. NW. Foundation and shell for a medical office building for Triad Properties. Contractor: Fite Building. $5 Million.

4104 Memorial Parkway NW. A building for the City of Huntsville. This will be the new North Precinct for the Huntsville Police Department. Contractor: Consolidated Construction. $2 Million.

201 Quality Cir. NW, Unit 1. Improvements to an office building for TRG Quality Circle, LLC. Contractor: Timing LLC. $500,000.

2720 Cullom Blvd. SE. A building for C&H Commercial, LLC. Contractor: Casa Designs. $494,000.

5510 Promenade Point Pky. NW Unit 140. Finish-out of a retail space for Stevi B’s Pizza Buffet. Contractor: Equal Enterprises. $370,000.

530 Discovery Dr. NW. Improvements to an office building for Davidson Properties, LLC. Contractor: Universal Construction. $187,600.

Residential Permits (new construction) in Huntsville city limits:

In September, 72 housing units were permitted, including 69 single- and 3 multi-family units. The top census tract for building permits last month was 112 (the Martin-Zierdt area), where 16 units were permitted. This is a 48.9% decrease over September 2012, when 141 housing units (100 single-family and 41 multi-family) were permitted. 

Residential Certificates of Occupancy (new construction) in Huntsville city limits:

69 housing units were granted certificates of occupancy (CO’s), including 66 single- and 3 multi-family units. The top tract for CO’s in the month of September was 112 where 19 housing units were added. This is a 33% decrease over September 2012, when 103 housing units (100 single- and 3 multi-family) were granted CO’s.

Development Review: August 2013

Permits for commercial projects over $100,000 and within Huntsville city limits:

1200 Redstone Gateway SW. An office building for Corporate Office Properties Trust (Tenant: Boeing Co.) Contractor: Brasfield and Gorrie. $4.8 million.

1101 McMurtrie Dr. NW Unit F. An office building for DEI Huntsville, LLC. Contractor: Southeast Maintenance, Inc. $420,000.

11500 Memorial Parkway SW. A building for Waffle House. Contractor: Waffle House. $387,500.

408 Pratt Ave. NE. A building for Waffle House. Contractor: Waffle House. $331,850.

Residential Permits (new construction) in Huntsville city limits:

In August, 115 housing units were permitted, including 109 single- and 6 multi-family units. The top tract for building permits last month was 112 (the Martin-Zierdt area), where 41 units were permitted. This is a 22.3% increase over August 2012, when 94 housing units (79 single-family and 15 multi-family) were permitted.

Residential Certificates of Occupancy (new construction) in Huntsville city limits:

131 housing units were granted certificates of occupancy (CO’s), including 81 single- and 50 multi-family units. The top tract for CO’s in the month of July was 106.22, commonly known as the area in and around Providence, where 52 housing units were added—mostly apartment units due to the completion of several buildings in the Addison Park development. This is a 70.1% increase over July 2012, when 77 housing units (68 single- and 9 multi-family) were granted CO’s.

The Urban Food Ordinances, Part II

A row of raised planters, a type of community garden, in Lewter Park near Five Points. (Photo credit: James Vandiver)

This week, a zoning ordinance that includes regulations for community gardens, farms, farmers' markets and poultry was introduced to the Zoning Committee. If all goes well, the ordinance will reach the City Council in late October. Below is a layman's guide to the proposed regulations.

Development Review: July 2013

Note: Around the first of each month from now until further notice, I will be reporting the preceding month's construction data for projects within Huntsville city limits. 

Permits for commercial projects over $100,000 and within Huntsville city limits:

201 Airport Rd. A new medical office building for Covenant Health Services. Contractor: Joe Still Building. $5.75 Million.

310 Pelham Ave. A new building for Publix. Contractor: James C. Hudson Construction. $2.5 million.

5760 Cove Commons Dr. A new building for Sweet Potato Enterprises, LLC. Contractor: Fite Building Co. $1.6 million.

300 Pelham Ave. Shell for a new retail building for PGM Properties. Contractor: James C. Hudson Construction. $240,000.

Residential Permits (new construction) in Huntsville city limits:

In July, 157 housing units were permitted, including 101 single- and 56 multi-family units. The top census tract for building permits last month was 112 (the Martin-Zierdt area), where 84 units were permitted. This is a 34.2% increase over July 2012, when 117 housing units (92 single-family and 25 multi-family) were permitted.

Residential Certificates of Occupancy (new construction) in Huntsville city limits:

112 housing units were granted certificates of occupancy (CO’s), including 86 single- and 26 multi-family units. The top census tract for CO’s in the month of July was 106.22, commonly known as the area in and around Providence, where 29 housing units were added. This is a 28.7% increase over July 2012, when 87 housing units (all single-family) were granted CO’s.

An Apartment Building Boom?

I've been asked by several readers lately why there seems to be so many apartment projects being built in Huntsville right now. But after reviewing thirty years of housing data for the city, it turns out that the current “spurt” in apartment construction isn't anywhere near record-breaking; in fact, it’s just a little better than average.

A look at multi-family units completed by year in Huntsville city limits. (Graph by James Vandiver)

Multi-family developments (mostly apartments, but some condos) in Huntsville have come in “waves” over the past thirty years. As you can see from the graph above, after a record-breaking 2,558 new units in 1984, construction steadily decreased over the next decade, bottoming out at zero units in 1996. Since then, development has been erratic, ranging from 1,112 units opening in 2008 to a mere 4 units just three years later. This year, around 600 units are expected to be completed; the average over the past thirty years is around 500 units.

Here’s a map of apartment projects that are planned, under construction or recently completed within Huntsville city limits. Blue pushpins indicate completed projects; red pushpins are projects under construction; green pushpins are proposed developments. 

View Huntsville Apartment Development in a larger map

The Urban Food Ordinances: Part I

The El Cazador "taco bus" on Governors Drive. (Photo courtesy Ashley Nichols/City of Huntsville)

By the City's count, there's at least seven food trucks scattered throughout Huntsville, from the El Cazador "taco bus" on Governors (pictured) to the Peppered Pig on South Parkway to Sugar Belle, which sells cupcakes out of a converted Army transport vehicle. All of these (except the taco bus) have begun operation in the past few years, and if other cities are any indication, we expect a lot more in the near future.

This week, an ordinance regulating mobile food vendors (e.g. food trucks) will begin to make its way through Huntsville City Hall. (This one is different than the one that was passed by the City Council last month outlining special rules for food trucks on city property in Downtown.) Save for any changes or opposition, this ordinance could take effect in late September.

Below is a summary of the proposed ordinance as it stands now.

Permitted zones: Commercial districts C-3 and above, All industrial districts.*  

A map showing zoning districts can be found at maps.huntsvilleal.gov (turn on the “zoning districts” layer)

*An attempt to allow them in Research Park zones-- except for around Bridge Street-- during lunchtime was denied by the Research Park Board, due to perceived aesthetics and the lack of public restrooms in the area.

Buffers: There will be a 100-foot buffer from the entrance of existing food establishments. This is to prevent food trucks from setting up shop in front of established “bricks-and-mortar” restaurants, possibly giving the trucks an unfair advantage and diminishing the visibility of the nearby restaurant(s).

Hours: Food trucks will be allowed to operate between 6am-10pm Sun-Wed and 6am-2am Thu-Sun.

Potties: Restrooms must be available for employees within 500 feet of the food truck, in accordance with Health Department regulations. In food truck parks, however, a "fixed" bathroom (no porta-potties) must be available for employees and patrons. 

Restricted Areas: Food trucks will not be allowed in loading zones, public rights-of-way*, or any area that would obstruct the flow of traffic for neighboring businesses.

*The only exception to this are the designated parking spots downtown where food trucks are allowed to set up shop for limited hours on Thursday-Saturday nights. Mobile food carts, like the "hot dog guys" set up around the courthouse square, are allowed downtown under separate street vendor ordinances. 

Noise: No loudspeakers will be permitted.

Lights: Artificial lighting must be provided for nighttime operations. 

You may view the entire ordinance here.

Coming up in Part II: An ordinance that will include urban farms, community gardens, and farmers’ markets, as well as guidelines for poultry in residential districts.

Preserving Historic Downtown Buildings

The (third) Madison County Courthouse, demolished in the late 1960s to make way for the current Courthouse. (Photo: City of Huntsville)

In light of the impending East Clinton School purchase by a private developer who wants to tear down most of the Depression-era school for single-family residences, the City launched an “Imagine Huntsville” topic on what to do with East Clinton and other historic buildings in Downtown and in the adjacent historic districts. Over 750 votes were cast in the two-month period this topic was open on the website, and a standing-room only crowd attended a finale event at the old Regions Bank on March 25^th to provide their own input on the top submissions. I will discuss the top ideas for each site below.

The Brewpub Overlay Zone

A map showing the proposed brewpub overlay zone. The different colors indicate the various existing zones (Residential, Commercial, etc.) Map courtesy of City of Huntsville, GIS Division. 

Next month, Huntsville’s Planning Commission will hold a public hearing regarding an overlay zone for commercial areas that brewpubs will be allowed to operate in. (I have provided a map of the zone above.) Until 2011, state law forced brewpubs to operate only in buildings that had been historically designated; the law was changed that year to allow them in historic districts as well as “any economically distressed area” as designated by the City. The latter is the reason why the overlay zone was necessary-- while it would be great to have brewpubs in, say, Providence or Hampton Cove, it would be tough to justify classifying these areas as “economically distressed.”

Areas included in the brewpub overlay include: 

• Downtown
• North Parkway to Mastin Lake
• South Parkway to Airport (including John Hunt Park)
• West Clinton (sometimes referred to as "Downtown West")
• Pratt/University from Washington to Jordan
• Jordan from University to Oakwood Ave.

A copy of the full proposed ordinance can be found at http://www.huntsvilleal.gov/Planning/Proposed_Amendments_Ordinance_Brewpubs.pdf. 

A high-resolution version of the map above can be found here: http://www.huntsvilleal.gov/Planning/brew_pub_areas_map.pdf

A Look Ahead 2013

Happy New Year! If my predictions seem a little recycled, it turned out that, when reviewing last year's predictions, most of the predictions I made (at least the titles) still applied for the year ahead.

A new era in Huntsville planning. In December, the City announced the hiring of Dennis Madsen, an Atlanta-based planning consultant, as the new Manager of Long-Range Planning. His official start date is January 14th. While I don't expect groundbreaking (and potentially controversial) moves like, say, an overhaul of the city's zoning code, a clearer picture of the future direction of planning in Huntsville could come by the end of the year. In an unrelated note, I do expect amendments to the zoning code that will define where brewpubs and food trucks can go, as well as the creation of a downtown "entertainment district" where people can carry open containers of alcohol on public rights-of-way.

The [beginning of the] end of food deserts. Walmart will begin construction on its first Neighborhood Market store in Huntsville this year-- public records indicate that Walmart recently bought a 5-acre commercial lot at the corner of Jordan and Oakwood Ave, much too small for a Supercenter but the perfect size for a 45,000 sq. ft. Market store. If this is the case, the store would eliminate one of the last large "food deserts"-- areas without a full-service grocery store-- in Northwest Huntsville. 

Growth on the Central Parkway corridor. This didn't pan out as well as I expected last year, but I expect it to still happen starting this year. The City (any day now as of this writing) will request proposals for the development of a 25-acre site at Airport and the Parkway. In addition, Walmart is still looking for a suitable site in the area for a larger store to replace its Drake location, a former Kmart.

Continued Downtown development. Twickenham Square construction is now underway, and will continue for the rest of the year. Expect to see several more projects announced this year, including office buildings, new restaurants, and maybe even another residential project. The stagnant Constellation project may be "relaunched" this year.

New Restaurants. The biggest restaurant announcement will arguably (hopefully?) be the "anchor" restaurant for Bridge Street's expansion, which is required by contract to be the selected restaurant's first location in Madison County. Other restaurants will be expanding this year, including 2012 newcomers Dunkin' Donuts and Jimmy Johns, as well as established chains like Zaxby's and Chick-Fil-A.

New Hotels. The first-of-its-kind combined Home2 Suites/Hampton Inn will open in March near Research Park. Construction will continue on a Holiday Inn Express at Jeff and 72, and a Homewood Suites at the Twickenham Square development downtown. At least one of the two new hotels at the Redstone Gateway development will be announced.

South Huntsville gets some love. ALDI will open its third Huntsville store at the Parkway and Hobbs later this year. In Jones Valley, Lendon (a residential/commercial development) will begin serious construction.

'Make it or break it' for Madison Square. With Belk leaving early next year for Bridge Street, Madison Square is effectively finished in its current state. I expect CBL (the mall's owners) to work on-- and possibly announce-- a redevelopment plan this year, one that will most likely involve a mix of uses.