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Gaineswood neighbors press commission over Riverbend Ranch annexation and multifamily rezoning; commissioners approve annexation and three rezonings
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Summary
Neighbors of Gaineswood told the Tuscaloosa Planning and Zoning Commission they fear drainage, lighting and buffer shortfalls from a proposed Riverbend Ranch development. The commission approved annexation, three rezonings and a subdivision but took steps to require buffering and drainage commitments.
The Tuscaloosa Planning and Zoning Commission voted to annex 1.05 acres and approve three separate rezonings on a 5.5-acre proposal known as Riverbend Ranch, despite repeated neighborhood objections about drainage, lighting and buffer widths.
The commission approved the annexation and rezonings by voice vote after staff described a conceptual site plan that places two commercial lots along Rice Mine Road and a multifamily parcel to the rear. Commissioners and staff said the project conforms to the city’s framework land-use guidance for limited commercial and small multifamily as a secondary use.
Neighbors from Gaineswood told the commission the plan understates the project’s impacts. Jan Kizai, president of the Gaineswood homeowners association, said a 20-foot landscape buffer the petitioner proposed would be inadequate. "I don't think 20 foot up there is enough," Kizai said, calling for a wider buffer and stronger assurances on drainage.
Petition representatives said the design team has increased setbacks and added screening. Chris Crawford, representing the developer, said the plan includes a “75 foot offset” from the neighborhood to the building and a "20 foot landscape buffer, to help shield some of that." He also said the multifamily component would be three stories and smaller in scale than other nearby properties.
Residents raised technical concerns about water on Rice Mine Road and nearby lots that have historically saturated after storms; the petitioner said lots would have to meet health-department perk requirements and that drainage would be handled at the land development stage. "There will be no additional drainage created off this project," the petitioner’s representative said, noting the project must meet land-development permit standards.
Commissioners asked for and received assurances in the record about buffers, retaining walls and directional lighting. The commission approved the annexation, the GC→MFR rezoning on the larger parcel, the SFR→MFR rezoning on an adjacent lot, and a small SFR→GC change for a frontage parcel. The subdivision and associated variances were also approved; engineering indicated no objections to the variance requests as presented to the commission.
Next steps: the approvals are recommendations to city council where final action is required for annexation and rezonings. Staff and petitioners said specific site-design details, drainage plans and any vacation/dedication work would be completed during the land-development permitting stage.
Record of actions: The commission approved the annexation and each rezoning in separate votes (motions carried by the affirmative).
