Potential rezoning of Rocky Ridge property tabled at JeffCo Commission meeting

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A plan to bring 25 condominiums and 10 garden homes to the Rocky Ridge area was carried over to the Aug. 20 meeting of the Jefferson County Commission, which include more than two hours of spirited debate both for and against the property.

Charles Kessler with Overton Investments is seeking to rezone about 2.5 acres of land at 2468 and 2466 Rocky Ridge Road from R-G single-family zoning and E-2 estate zoning to R-4 multi-family zoning for the condo unit while keeping some of the R-G zoning to build 10 garden homes.

Kessler’s original plan called for two 25-unit buildings (50 condos in total), but he changed that plan after nearby residents expressed their desire for the property to remain zoned for single-family homes. The property is in unincorporated Jefferson County, but is close to Vestavia Hills city limits.

At the Aug. 6 meeting, several nearby residents spoke both in favor and in opposition of the project, with the latter citing concerns over traffic, the development's aesthetics within the neighborhood and drainage, among other issues. Those who spoke in favor of the development said the property will get developed at some point, and that they trusted the Kesslers, who have been in the area developing property for a long time.

The commission did not take a vote on the issue, but instead asked the developers, Kessler and his son Jason, if they would prefer to carry the issue over to the Aug. 20 meeting, which will be held at 9 a.m. 

The other option, short of commission approval, was for the Kesslers to acquiesce to some citizen comments and make the entire property, which is currently a mix of estate zoning and garden home zoning, zoned for garden homes, and only develop those properties on the site.

Charles Kessler had not returned a call for comment on that option as of 6 p.m. Thursday night.

Commissioner Steve Ammons, a former Vestavia Hills City Council member who represents the area on the county commission, said he was concerned by the elevation and population density, as it was in stark contrast to surrounding homes. While the county's master plan allows for medium to high-density residential units on that lot, Ammons said it doesn't feel like that is what the community wants.

Ammons said he, along with other commissioners, received a large number of emails from those opposing the project and said while he didn't agree with every issue raised with the proposal, the number of residents that took issue with it was concerning.

Kessler previously said it’s important to note that when the area was master planned by the county, the lot he is seeking to develop was the only lot in the area to be selected for medium-density to high-density housing.

The condos will sell for about $300 per square foot and will be “penthouse quality,” Kessler said. The garden homes will be cheaper, possibly around $250,000, he said.

Larry Durham, a resident near the property, said there are three major concerns: traffic, drainage and the character of the neighborhood. With nothing but single-family homes in the area, Durham said residents are concerned about having multi-family housing in the area, but they do not take issue with the garden homes being built.

Durham said he is concerned if they are given the R-4 zoning by the Jefferson County Commission, Kessler will bring apartments, instead of condominiums, to the property. Kessler denied that claim and said only condominiums would be built. Kessler said residents paying $3,500 for monthly rent aren’t going to be bringing crime to the area.

Durham said there is concern over congestion in the area, as the underground parking facility that would be built would have access on Rocky Ridge Road. He said he worries about increased traffic with the property being so close to the commercial district in Rocky Ridge.

Kessler said he had a traffic study done and found that he can mostly expect older people and singles to live in the condos, meaning there should not be much impact on traffic.

Durham said there are drainage issues at two other garden home subdivisions in the area, and he is worried that, like with those subdivisions, water will run down Jannebo Road and not only flood that road, but run into Little Shades Creek.

Kessler said while there are issues now, his property will be developed so as not to have those issues. County authorities will ensure everything is built correctly, he said. Water at the property would be buried in an underground detention pond, he said.

Durham said another minor issue is that lighting would affect nearby residents. Kessler said he always points his lights down, so it shouldn’t affect residents within range of any lights on the property.