After being sent back to the drawing board at September’s Haines Borough Planning Commission meeting, a local developer is returning to the commission next week with updated plans for a 72-lot subdivision northwest of Cemetery Hill.
The commission sent the preliminary plat design documents back because they were done in 1997, when borough code had different requirements. Dave Smith, representing landowner Roger Schnabel, recently submitted a new plan for the “Hilltop Subdivision” with roads that meet the 10 percent maximum grade requirements.
Smith submitted a variance application for Bartlett Boulevard, however, because the topography’s steep natural grade and existing improvements make 10 percent an “impractical” goal, Smith wrote. He has proposed Bartlett have an 11 percent grade at intersections and 12 percent grade along the rest of the road.
Aside from the grade changes, the plans are essentially the same with some minor adjustments, said planning and zoning technician Tracy Cui.
The subdivision still plans for 72 lots, each averaging about 16,000 square feet, though nearby residents and some planning commissioners have expressed a preference for larger lots and less crowding.
Under Schnabel’s plan, the subdivision would be served by borough water and sewer service, buried power lines and gravel roads. No sidewalks or street lights are planned.
The parcel to be subdivided totals a bit more than 34 acres that borders Tower, Bartlett and Major roads.
River Road resident Thom Ely, whose property is downhill of the proposed subdivision, said his primary concerns are run-off, light pollution and the density of the development. “I just think the density is too great,” said Ely. “I think they should have larger lots, (with) less houses. Fifty (lots) would probably be more appropriate.”
Resident Marnie Hartman said if the subdivision goes forward as currently planned, it would “significantly impact” her quality of life.
“I personally run, hike, forage and ski in the woods that will be cleared for homes. I recognize this is private land and Mr. Schnabel has the right to develop as he and the planning commission see fit. If it were strictly up to me, the area would not change at all. I do think a balance can be found that would lead to Haines gaining a great neighborhood instead of losing more of why many of us chose to live here,” Hartman said.
“Should the addition of 72 lots be approved for development, I may have to reconsider calling Haines my home,” Hartman added.
The lots could be divided into larger parcels, Hartman suggested, and planning could include trail networks and designated “green spaces.”
“A subdivision of this manner could find the balance of development and natural living,” she said.
Planning commissioner Heather Lende, who along with commissioner Donnie Turner was tasked to a subcommittee to work with the subdivision applicant, said the subdivision is in line with the Comprehensive Plan’s goal of growth in the townsite.
“That area is zoned that way. It’s similar to going up Young Road or any residential areas in the townsite. There are relatively small lots,” she said. “Everything really fits fine. I understand it is a change for people who have been in that area, but the thing is, all that land is private and has been for a long time.”
Lende recently walked the subdivision area with commissioner Turner, planning and zoning technician Cui and several other borough employees.
“It’s not a planned development. It’s subdividing some land for future development,” Lende said. “I don’t see it overnight having 72 homes there. I think it may be a long way away from that.”
Lende said she expected the size of the lots and their proximity to town would make them attractive to young families and retirees. She said she expected the subdivision would fill in slowly and steadily. “They’re just lots for now and lines on a map.”
Cui said if the preliminary plat is approved, the developer has two years to construct the subdivision. When construction is finished, they submit the final plat for approval.
Cui said one portion of the proposed subdivision has a “cloudy title,” meaning it is difficult to determine who owns the property. In reviewing the application, staff found that a portion of land was sold by someone who didn’t own the property, so Cui recommended the commission postpone the decision on the preliminary plat until ownership can be resolved.
This week, Cui said Smith and Schnabel were still working with a title company to determine ownership.
Schnabel and Smith did not return calls for comment.
The commission will discuss the revised preliminary plat application at 6:30 p.m. Thursday, Oct. 15.