The City of Tuscaloosa's Planning Division of the Office of Urban Development aims to preserve and enhance Tuscaloosa’s built environment through comprehensive long-term planning. It provides a streamlined service for development investments in the city. Its goal is to collaborate with project partners to ensure every regulatory activity, from project conception to completion, is managed efficiently and with a focus on customer satisfaction.
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Framework Tuscaloosa is a strategic initiative aimed at defining a long-term vision for Tuscaloosa, guiding the City's growth and development over the coming decades. This effort will update the City's comprehensive plan as well as its zoning and land development regulations.
The City of Tuscaloosa Historic Preservation Commission (HPC), established in the fall of 2004, aims to maintain the city's historic resources in a way that honors its unique character. The HPC offers essential guidance in planning and designing projects that respect the area's distinctive identity. Homeowners within the historic districts must consult the HPC before making any exterior changes on their property.
Click here to view portions of chapter 20 of the City Code pertaining to the Historic Preservation Commission and our historic districts in general.
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History
The City of Tuscaloosa Planning and Zoning Commission (Planning Commission or PZC) was originally formed in 1946 to guide and accomplish a comprehensive and coordinated development of the city. Some of the Planning Commission’s duties include approving new subdivisions and recommending changes to the Zoning Ordinance to the Tuscaloosa City Council.
Jurisdiction
In matters pertaining to subdivision regulations, approval of subdivisions within the city and its Planning Jurisdiction, and Planned Unit Developments located outside the city limits, the Planning Commission is the final authority.
In matters pertaining to Historic Buffer Zone construction, the Planning Commission is the final authority, though the decision is subject to appeal to the City Council per Sec. 24-222(b).
In matters pertaining to original zonings, re-zonings, Planned Unit Developments within the city, street vacations, Downtown/Riverfront Overlay District applications, and Riverfront Development District applications, the Planning Commission is a recommending body to City Council.
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History
Originally the "Board of Adjustment," the Zoning Board of Adjustment (ZBA) was formed in 1959 to hear and decide requests for special exceptions, authorize any variances from the Zoning Ordinance, and to hear and decide appeals where there is believed to be an error in any order, requirement, decision or determination made by the zoning officer.
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Subdivision Covenants and HOA Regulations
The Zoning Board of Adjustment (ZBA) by virtue of State Law and City of Tuscaloosa Ordinance does not have the jurisdiction or authority to consider, interpret, and/or enforce any term or condition of subdivision covenants and/or Home Owners Association (HOA) rules or regulations. These matters are therefore not relevant areas of inquiry by the Board on any petition. Such covenants or regulations are between the private parties involved and not the ZBA. That being said, any decision made by the ZBA on any particular case does not necessarily preclude the enforcement of such subdivision covenants and/or HOA rules or regulations by other lawful means.
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City of Tuscaloosa Commission & Board Meeting Schedule
Meeting | Location | Day | Time |
|---|---|---|---|
Historic Preservation Commission | City Hall/Council Chamber | Second Wednesday | 5:00 PM |
Planning and Zoning Commission | City Hall/Council Chamber | Third Monday | 5:00 PM |
Zoning Board of Adjustment | City Hall/Council Chamber | Fourth Monday | 5:00 PM |
City Council | City Hall/Council Chamber | Every Tuesday | 6:00 PM |
Board of Education - Tuscaloosa City Schools | Board of Education (1210 21st Ave.) | Third Tuesday | 6:00 PM |
What are Short-Term Rentals?
On July 11, 2017, the Tuscaloosa City Council voted to amend the Zoning Ordinance to allow short-term rentals (Airbnb, VRBO, HomeAway, etc.) to operate legally within two Tourist Overlay Districts (TO Districts) in the City of Tuscaloosa. Sec. 24-5 of the City Ordinance defines the following items:
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Short Term Rental: "the transient use of any dwelling or any part of a dwelling for overnight occupancy."
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Transient: "A person(s) occupying a dwelling for less than thirty (30) days."
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​Note: The City's 11% Lodging Tax applies to any stays less than 180 days.
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In order to use any part of a residence as a short-term rental location, the City of Tuscaloosa requires that owners meet certain criteria prior to commencing short term leasing. The remainder of this site lists and links all the information required to process and apply for a Short Term Rental permit. The links below direct to the full list of regulations and conditions within the city municipal code.
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Can I have a short-term rental (STR)?
The City Ordinance designates three (3) areas that are eligible to operate a short-term rental within. Your property is conditioned to apply for a STR permit based on which identified group it belongs to from what is listed below.
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The TO Downtown-Campus District is defined as any property bounded by the Black Warrior River to the north, McFarland Blvd E. to the east, 15th St. to the south, and 29th Ave. to the west. Dwellings within this district zoned for residential use are Permitted by Right to operate a Short Term Rental for no more than forty-five (45) days per calendar year; so long as the property is not subject to the subsequent exceptions:
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Any Historic District Properties that belong to a historically designated area of the city managed by the Tuscaloosa Historic Preservation Commission. Dwellings within this district zoned for residential use are Approved by Special Exception to operate a Short Term Rental, for a period of three (3) years unless given special conditions by the Zoning Board of Adjustment.
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Any multi-family or condominium properties are Permitted by Right only when there are less than 150 active multi-family licenses within the TO Downtown-Campus District.
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The Outside TO Downtown-Campus District is defined any property not bounded by the Black Warrior River to the north, McFarland Blvd E. to the east, 15th St. to the south, and 29th Ave. to the west area AND within Tuscaloosa city limits. Dwellings within this district zoned for single-family residential use are Approved by Special Exception to operate a Short Term Rental through the Zoning Board of Adjustment. Initial approvals will be granted on a probationary status for 1 year, not to exceed 30 nights in the year, unless otherwise specified by the Zoning Board of Adjustment.
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Multi-family or condominium properties are permitted by right only when there are less than 100 active multi-family licenses.
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The Inspection/Police Jurisdiction is defined as the lands surrounding city limits in which city emergency services respond to and where the city monitors development. Dwellings within this district are Permitted by Right to operate a Short Term Rental.
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You can confirm your eligibility by contacting the Office of Urban Development, Planning Division at 205-248-5100 or email str@tuscaloosa.com.
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Downtown/Riverfront Overlay District
The Downtown/Riverfront Overlay District (DROD) was established in 2007 to provide development and use regulations to supplement the current set of standards to regulate development within Tuscaloosa’s downtown and adjacent riverfront area. The visual and functional character of the downtown and riverfront area is an important resource, the retention of which impacts property values and economic vitality throughout the area. These standards provide additional protection for the substantial investment, both private and public, being made and planned within this area and ensure compatible development takes place within the downtown and riverfront area of Tuscaloosa.
For more information, please see Chapter 24, Article XVII of the Zoning Ordinance.
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Riverfront Development District
The Riverfront Development District (RDD) was established in 2008, providing standards and review procedures for the development and redevelopment of property and structures. The riverfront of the Black Warrior River is a unique natural, scenic and historic resource of the City of Tuscaloosa. The fact that the river virtually bisects the city itself coming into direct proximity to the downtown of the city as well as residential and commercial areas of the city, the signature urban core of the region, mandates that if this limited and unique natural resource is to be preserved and protected for future generations, there must be orderly and well planned development in its vicinity. Furthermore, it must be recognized that the attraction of the riverfront creates residential and commercial opportunities which may simultaneously pose potentially adverse environmental impacts to the natural qualities of the riverfront, involving various environmental concerns and constraints regarding the river and its floodplain. Reconciling these varied considerations requires special standards and plan review procedures to ensure the protection and perpetuation of the river as a natural resource through optimal land use and carefully planned and guided development.
For more information, please see Chapter 24, Article XVIII of the Zoning Ordinance.
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University Residential District (formerly University Area Neighborhood)
Established in 2005, the University Area Neighborhood protects the public welfare and the value of property in the vicinity of The University of Alabama campus by securing appropriate development that is in harmony with the objectives of the specific plan for The University area. Uses and development of said land, buildings, and structures in this district should be harmonious and compatible with and not have an undesirable or detrimental impact on surrounding development. In order to achieve this goal, certain properties located within the University Residential District (URD) are provided incentives for approved significant reinvestment and redevelopment by allowing properties that are issued a certificate of approval as provided herein to permit up to five unrelated persons to live in a single dwelling unit that has been designed to directly accommodate up to five unrelated occupants.
Eligible development activities in the URD that may qualify for certification to permit up to five unrelated persons to reside in a single dwelling unit include the following:
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New construction of a permitted U-dwelling allowed in the base zoning district and complying fully with all applicable codes and ordinances; or
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Redevelopment or conversion of an existing building and site to a U-dwelling in order to fully conform to all applicable codes in the base zoning district
For more information, please see Chapter 24, Article XVI of the Zoning Ordinance.
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​Chapter 20, Sec. 15.34 of the City Code outlines occupancy restrictions in historic districts:
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(a) No more than two (2) unrelated persons may live together in a dwelling unit in any zoning district that is in a historic district designated as such in accordance with this chapter. Provided; however:
(1) On property zoned RMF-2 or RMF-2H in a historic district no more than three (3) unrelated persons may live together in a dwelling unit.
(2) In a dwelling unit on property in a historic district which has previously been certified pursuant to the provisions of this chapter as legal nonconforming use no more than three (3) unrelated persons may live together.
(b) A violation of this section shall be a misdemeanor and upon conviction be punishable pursuant to section 1-8.
A citation, summons or warrant may be issued to any occupant of a dwelling that is in violation of such occupancy restrictions and also may be issued to the owner, landlord, leasing agent or other person or entity of a dwelling for an occupancy violation.
(c) Each day such violation is committed or permitted to continue after the issuance of any citation shall constitute a separate offense and shall be punishable as such thereunder.
(d) Nothing in this section shall limit or otherwise prohibit an adjacent or neighboring property owner who may be specially damaged by a violation of this section, in addition to such other remedies at law, to institute a civil action including injunction, mandamus or other appropriate action or proceeding to prevent such unlawful use, to correct or abate such violation or to prevent occupancy of such dwelling or land.
(Ord. No. 8091, 6-10-14)
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