Commission pauses decision on 855‑lot Markwood Preserve development after neighbors raise sewer, school and flood concerns

Developers asked the Tuscaloosa City Planning and Zoning Commission on May 18 to annex and rezone roughly 221 acres for a General Plan Development called Markwood Preserve that would deliver about 855 residential units — roughly 647 single‑family homes and 208 townhomes — plus two commercial lots and about 54.3 acres (roughly 25%) of open space.

Scott Holmes of Ready Land Co. told the commission the plan would keep net density just under four units per acre (3.96 units/acre overall) and that the first phase would include about 144 single‑family homes, 111 townhomes and one commercial lot on roughly 66.6 acres. Holmes said the project’s price points would range from the low $200,000s for townhomes to mid‑$500,000s for higher‑end single‑family homes. Wade Lowry, civil engineer with Engineering Design Group, said the team had prepared preliminary grading and hydrology work and that the proposal would avoid most streams; one stream crossing would require a Corps of Engineers nationwide permit.

Why it mattered: Neighbors and several commissioners flagged technical and community impacts that the packet and presentation did not resolve at the hearing — chiefly stormwater/runoff in an area residents described as wet and prone to ponding; sanitary sewer capacity and the temporary force main that runs across the site; roadway capacity and safety at Highway 82/Bradley Road; and the capacity of nearby schools to absorb new students.

Residents’ concerns were concrete. Julia Fuller, who said she has lived near Hargrove Road for more than 20 years, described repeated flooding after heavy rains and told commissioners she believed the site contains wetlands. Anita Garner Hallman, whose family homesteaded property along Bradley Road, said Bradley is a county road not rated for heavy construction traffic and raised safety and emergency‑access worries. Several speakers asked whether the city’s sewer system — including a temporary 24‑inch force main the developer said would be relocated and buried — had capacity for the ultimate build‑out.

Developer and staff responses: Holmes and Lowry said the team had met neighbors twice and had built a plan that includes numerous stormwater detention basins; Lowry told the commission Tuscaloosa’s code requires detention sized for a 100‑year rainfall event and said the project would submit a hydrologic report sealed by a civil engineer for staff review. On sewer capacity, Lowry said his team had coordinated with the city’s sewer department and that Brian Gurney was preparing a report; city engineering staff told the commission they expected to review and, if necessary, require upgrades paid by the developer or through negotiated agreements, as they have in prior large developments. The petitioner also said phase staging and phasing of construction access would be used to limit impacts on finished streets.

Commission action: Commissioners repeatedly requested the city sewer report and written comments from the Tuscaloosa City Schools superintendent before making any recommendation. Scott Holmes formally requested a continuance; the commission voted to continue the companion annexation/rezone/subdivision cases for 30 days to allow the applicant to provide supplemental material and to give staff time to deliver the sewer and school analyses.

What’s next: The developer will return with the requested technical reports and any revisions; the commission scheduled to revisit the matter at its next regular meeting in 30 days. Until then, the petition remains under consideration and no rezoning or annexation decision was made at the May 18 hearing.