Planning commission approves Square at Big Cove plat after residents raise traffic, flood concerns

The Huntsville Planning Commission voted to approve a series of approvals for the Square at Big Cove subdivision on Aug. 26, including a zoning plat, layout and preliminary approval for 53 lots and final approval on a two‑lot zoning plat for the portion immediately north of Shaney Drive.

The project is located southeast of the city, north of Shaney Drive and east of Wade Road and is approximately 11.09–11.23 acres in the phases discussed. Commission chair Les Tillery presided. Marcus (planning staff) introduced the items and the subdivision committee recommended layout and preliminary approval; the commission approved the measures by voice vote.

Why it matters: residents who live near Wade Road and the Greenway told commissioners they worry about additional traffic and limited parking, and raised questions about whether portions of the site had been altered from an earlier floodway. Developer representatives and engineering consultants said they will dedicate right-of-way, construct roadway improvements adjacent to the site and raise portions of the development to meet floodplain standards.

Commissioners heard public comment from residents who live near the site. Joy Johnson of West Arbor Drive asked whether trees would be cleared and whether the site would retain farmland or open space. Steve Simmons, who described himself as a developer and property owner at the corner of Old Highway 431 and Wade Road, said the area already faces congestion and safety issues at school times and that “if you put 50 homes in there with approximately 75 to 100 more cars on that road without improvement, it’s going to be a major problem.” Marguerite McClintock, of Hampton Cove, said she was concerned about past fill placed on Lot 2 and asked whether elevations shown in project materials—discussed at the meeting as rising from about “602” to “610”—would increase flood risk downstream.

Adriana Manganelli of Scholl Engineering, the applicant’s consultant, told the commission the plans dedicate right-of-way and include roadway improvements along the developer’s frontage of Wade Road and Shaney Drive. She said the team has “done extensive analysis of Big Hoof Creek” and will raise parts of the site to meet FEMA and City of Huntsville floodplain requirements so the development does not create adverse flooding effects. Marcus and Thomas Nunez (manager of plans and services) clarified the current item before the commission was the zoning plat and that more detailed engineering and access questions would be addressed during the later development phase for Lot 2.

Commission discussion covered access and the limits of city jurisdiction for Wade Road. Thomas Nunez explained that portions of Wade Road south of the site are in county jurisdiction and that the city controls only the portion inside municipal limits; he said there were “particular improvements being made” where recent developments have annexed and constructed, but no current plan to widen the county segment. Commissioners asked whether the stubbed street shown on the plat would remain a turnaround for lots 21–23 rather than a through connection; staff and the applicant confirmed the plat will provide frontage for those lots with a turnaround rather than extending the street through property not controlled by the city.

Committee and votes: the subdivision committee recommended layout approval on two lots with a waiver for a non‑perpendicular lot line; the commission approved that motion. The commission then approved layout and preliminary approval for the proposed 53‑lot townhome development and later approved final plat action for the two‑lot zoning plat shown on the agenda. Votes were taken by voice; the minutes record the motions as carried.

Details and next steps: the applicant said additional information about access, grading and site improvements would be presented at the Phase 2 submittal for Lot 2. The developer confirmed no final plans exist yet for the portion of the property reserved for potential commercial uses (referred to at the meeting as Tract 1).

Ending: With the approvals, the project may proceed into engineering and permitting. Residents and commissioners asked staff to keep the public informed as the developer advances detailed designs that will show final roadway, drainage and stormwater treatment for the site.