The Haines Borough Planning Commission unanimously approved initial design of the 72-lot Hilltop subdivision at its Oct. 15 meeting, after hearing concerns about lot density and rejecting a staff proposal to designate two large lots in the middle of the subdivision as open space.
Commission member Heather Lende was absent and member Brenda Josephson, who works for subdivision developer Southeast Roadbuilders, was recused from the vote.
Open space was included in borough subdivisions at Skyline Estates and Carr’s Cove and code allows the borough to require private developers to provide green spaces for five years. After five years, the borough is required to purchase the property.
“I don’t think the borough needs to buy any more parks,” said commissioner Donnie Turner. “Those lots are the nicer residential lots up on that knob. I don’t think that would be a great park.”
Commissioner Robert Venables said he didn’t see a need for a park. “We have plenty of space to recreate. I don’t see that as a great need here.” Commissioner Rob Goldberg expressed doubts that the borough would have money to buy the two lots that comprise four acres.
Thom Ely expressed concern about population density in the 34-acre subdivision and drainage from the subdivision toward his property on River Road. He said he supported some green space there and a dozen fewer lots.
“I’m concerned with just the noise of lawn mowers and everything else that goes on in a subdivision when you have people living this close together,” Ely said. Lots in the hillside subdivision average 16,763 square feet, not including three larger lots at its core.
Goldberg, however, noted that code allows 10,000-square-foot lots. “We might like to see half-acre lots there or bigger, but we can’t make someone do that.”
Turner said the smaller size of the lots would allow a younger generation of buyers. “We have kids working here at not-high-paying jobs who can’t afford $100,000 lots. Hopefully, these are lots people will be able to afford.”
Commissioners approved a variance for the subdivision that allows the subdivision’s Bartlett Boulevard to be constructed at 12 percent grade, including 5 percent grade at intersections at Rivers Street and Hillside Loop. Goldberg said there were roads all over the borough that had a grade steeper than 12 percent.
The plans will return again to the commission for final approval. Project manager Dave Smith said that drainage system plans will be provided in respect to storm water being discharged onto adjoining properties. That plan will come from engineers following street design, Smith said.
Low water pressure issues for many lots will be resolved by having property owners purchase pumps and pressure tanks. “That’s some expense but not enough to deter someone from buying the lot,” Goldberg said.