EBSCO’s Updated Plan for Tattersall – November 2024
Updates to the Tattersall development are in—
EBSCO has made some modifications to the original proposal based upon the petition and community survey. We have done our best to outline an update that’s informative, yet simple. In this post you will find:
- The original proposal
- Modified version under the new plan
- What’s changed at a glance
- What’s next for our community
Actual numbers are subject to change based upon EBSCO’s modified plan that will be submitted to the Planning & Zoning Committee. We will update once we receive the final version, it is currently outstanding.
Originally Proposed Plan (10/24)
- Towers I & J (4 stories), Cottages K & L (Single Story) – 170 Active Living 55+ Adult residential. 12-Month Lease.
- Mixed-use Building C (4 stories) and buildings G & H (3 stories) – 137 Multifamily Market-based rent.
- Hospitality Building B (5 stories) – 125 room hotel
- Buildings D, E & F and Mixed-use B&C – 45,000 square feet of commercial building space
- Restaurants A (Big Whiskey and one more restaurant)
Modifications under New Plan (11/24)
- Changing Building H (3 Stories) to 30-36 Condos which will be owned and under an HOA. If these Condos are successful, they may Change Building G to Condos too.
- Mixed-use Building C (4 Stories) will keep the 90 market-based rate, multifamily units with commercial on the first floor and residential above.
- Buildings D, E & F may be reduced in number in order to provide necessary additional parking. One of these buildings may also house a Hoover Library. This is yet to be determined.
- +55 Active Living, 12 month leased units, run and operated by Arise (CR Endeavors). No children.
- Mixed-use multifamily, market-based rent. Rents similar, if not a little bit higher, to The Whitby
- Condos, owned with HOA
WHAT’S CHANGED AT A GLANCE?
- Original proposal included 137 market-based, multifamily units — A.K.A. apartments. New proposal includes 90 market-based, multifamily units. This is down 47 apartments.
- 30-36 condos were added to the modified plan. These will be owned and under an HOA.
- If the 30-36 condos are successful in selling, EBSCO may change building G to condos, too. They are currently slated to be apartments.
- Commercial space may be reduced to provide necessary additional parking.
- There are considerations being made to add a Hoover Library on the Tattersall property, location to be determined.
Questions & Answers with EBSCO and Developer
Answers provide by EBSCO and developer during most recent meeting 11/15/24
Active Adult Community Related Questions
Q1: Will Active Adult (AA) be subsidized in any way?
A: NO.
Q2: Will (AA) be leased or owned?
A: Leased at market-rate, 12 months
Q3: Is it possible to make all residential (AA)?
A: EBSCO & Developer feel there is not a market need at this time for more than 170 units.
Q4: Will (AA) have covenants restricting to (AA) age group in perpetuity? Will it ever be possible to rezone to individuals who are not (AA)?
A: Language can be added to restrict to AA in perpetuity. This is something EBSCO and Developer will consider.
Q5: How will (AA) impact schools and traffic?
A: Minimal. Historically AA residents drive less. Also, units are restricted to AA. They cannot have children living with them, etc. Therefore, this community will not feed into the school system.
Build Out Related Questions
Q6: What’s the building timeline?
A: 2-4 years
Q7: Can we consider a placement of a Hoover City Library?
A: This is being seriously considered. Either within the mixed-use development or where commercial property is slated by Pet Paradise.
Q8: Can we add walking trails around detention pond?
A: A designated and planned walking trail is not likely. Although, EBSCO is considering crushed gravel to be laid for anyone who might want to walk in the area.
Q9: Can we limit building height to 3 stories?
A: Building height for condos and mixed-use will fall between 3-4 stories, no taller. The hotel will be no taller than 5 stories. Likely 5 stories.
Q10: How big is the green space? Will it be turf?
A: 30,000 sq. ft, .7 acres. They are currently considering both turf and real grass.
Q11: Will the green space be setup in any way to allow for entertainment such as a lawn movie or live music?
A: Yes.
Q12: How many condos will be added in the first phase of development? Will they be owned?
A: 30-36 condos, owned shown as Building H in Land Use diagram. Building G could possibly be converted to condos if the demand is high enough.
Q13: What is the total number of condos, multi-family, hotel rooms, and cottages proposed.
A: 30 condos, 175 AA, leased. 90 multi-family, market-rate rental. 125 hotel rooms. 14 Cottages, owned.
Q14: What is the current market-based rental and lease rate?
A: Roughly 3,100 per month
Q15: Will the sewer need to be upgraded?
A: No. Originally footprint was planned for a Galleria-sized development. This is much smaller.
Q16: Does the revised Tattersall Park PUD from 2018 apply to all of the previous properties sold, or just to the remaining undeveloped land?
A: No. Previous properties were sold to various buyers. i.e. Taco Bell, Christian Brothers, etc.
Q17: If so, what PUD covers the existing properties already developed and can they be changed in the future by request of the P&Z Commission and Council?
A: The existing PUDs are zoned commercial, theoretically they could be rezoned. However, they would need to go before P&Z just like any zone change.
Parking/Traffic Related Questions
Q18: Is there an updated plan for parking?
A: A new parking study is pending, however to alleviate potential parking issues, they are considering holding development in the commercial spaces (by Pet Paradise) and adding parking if needed.
Q19: What will the overall architecture elements will be used in building?
A: TBD
Q20: What generates more traffic? Commercial or residential.
A: Studies indicate commercial generates more traffic as a whole.
Q21: What road improvements are being made?
A: Skipper (traffic engineers) recommended several enhancements. One in particular is a red light at the entrance of Tattersall and 119. A red light is in the works.
Environmental Questions
Q22: When was the last environment study conducted?
A: When the land was originally developed back in mid 2000s.
Q23: What were the results of the environmental study?
A: There were no out of the ordinary environmental impacts.
Commercial and Mixed-Use Questions
Q24: Will the community have any input on the brand of hotel that will go into Tattersall?
A: No. They are considering boutique as well as major brands. It will be driven by the market need. Although, EBSCO has said they would like sometime boutique like Curio or Signature. They are dictated by the “Revenue Per Available Room” calculations as well as the “Average Daily Rate”.
Q25: Will the community have any input on the restaurants? Brands and or type of restaurant (upscale versus casual)?
A: We have made it very clear that we would like to see a white table cloth, steakhouse type option as well as a sit-down, casual option. We believe there will be three restaurant options.
Q26: How many stores for shopping?
A: There is 7,000 sq. ft. available which equates to about four stores.