Planning commission backs rezoning for Riverbend subdivision, tables site-condominium plan after safety and drainage concerns

The City of Walker Planning Commission on Aug. 6 voted to forward a recommendation to the City Commission to rezone roughly 19 acres at 4715 River Bend Drive from AA Agricultural to SA Suburban Residential, enabling a proposed site‑condominium development of 27 single‑family lots. Commissioners tabled final action on the site‑condominium plan so the developer can address concerns about street geometry and drainage raised by staff and residents.

The rezoning is intended to implement the city master plan designation for the area and to allow a subdivision with public water and private septic systems. Planning Director Paul Apriffe told the commission the property is shown in the master plan’s South Walker subarea as “neighborhood preservation,” and staff found the proposed lot sizes and layout consistent with the SA district standards the applicant requested.

The applicant’s plan, presented by Rick Pulaski of Nederbilt and builders from JTB Homes, proposes 27 detached single‑family lots on a new public street that would extend an existing stub. Pulaski said the design meets city standards and that the developer has reduced the number of lots from a previously larger proposal. He told commissioners the project will connect to the existing municipal water main but will not include public sanitary sewer; each lot would use an on‑site septic system subject to county health department review.

City Engineer Scott Connors flagged several technical issues staff wants the developer to address before final plan approval. Connors emphasized drainage and grading concerns around proposed lots and the detention basin, noting the plan shows primary and secondary drain‑field locations for septic systems and that standing or high water could impair drain fields if overland flow is not routed away. He also expressed caution about two 90‑degree bends in the new street and said such geometry can complicate large‑vehicle maneuvering and may lead to no‑parking restrictions on segments of the street.

Many residents spoke at the public hearing and urged the commission to require additional traffic and pedestrian protections before approving the site plan. Neighbors cited narrow existing streets, lack of sidewalks, nearby schools, and safety for children. John Campbell of 4565 Riverbend said the proposal “is quadrupling the density” compared with what he expected under the current zoning and called Riverbend a neighborhood connector that should keep its existing character. Several speakers raised concerns about runoff and past flooding on lower lots and asked whether an oil well on the site would be removed; staff and the applicant said the well is scheduled for removal and decommissioning per state requirements.

Commissioners split their formal response: a majority supported forwarding the rezoning request to the City Commission. The planning commission then voted to table the site‑condominium/specific plan and instructed the applicant to revisit the street layout and drainage plans, including consultation with public safety and engineering staff, before returning with revisions. The motion to table also specified the developer should address the grading comments and the county health department’s septic review.

Next steps: the City Commission will consider the rezoning recommendation. The site‑condominium plan will return to the planning commission after the applicant submits revised engineering and drainage plans and responses to staff comments.