The August 13, 2024, City of Brooklet Planning and Zoning meeting was called to order by Chair Debra Alexander, followed by the Pledge of Allegiance, led by Ginny Macaluso.
Assistant Chair Melissa Pevey motioned to table the approval of the June 11 meeting to their next meeting.
During their recent meeting, the Brooklet Planning and Zoning Commission had an extended discussion regarding the proposed new Oldfield subdivision and its impact on the city’s infrastructure and services.
David Bircher, a member of the Planning and Zoning Committee, initiated the discussion by asking whether the subdivision would utilize the city’s sewer system or rely on septic tanks. Haydon Rollins, representing the engineering firm Hussey-Gay-Bell, confirmed that the development would be fully connected to the city’s sewer system. However, Rollins acknowledged that delays in the sewer system’s timeline could affect the project's progress, a concern echoed by committee Chair Debra Alexander.
Alexander questioned the impact of a potential two-year delay in the sewer system's readiness on the project's phases. Rollins explained that the project would be carried out in phases, with 50-100 homes constructed annually, ensuring that Brooklet's growth remains manageable. Steve Rushing, the attorney representing the developers, added that the city is considering a phased approach to water and sewer taps, limiting them to 50 per year, which could extend the project over four years.
The conversation also touched on various aspects of the development's design and infrastructure. Ginny Macaluso asked about the use of stormwater ponds, to which Rollins responded that the ponds would be aesthetically pleasing, featuring sidewalks and benches to serve as greenspaces. Nathan Nall asked about lot sizes and home designs, with Rollins assuring that the lots would be uniform and include sufficient greenspace, with homes ranging from 1,750 to 3,000 square feet.
Rene Keene raised concerns about the variety of home styles and tree preservation, with Rollins noting that while most of the site is currently an open field, efforts would be made to preserve existing trees and adhere to city ordinances. Keene also inquired about the potential for a homeowners association, which Rollins confirmed was likely.
Other logistical questions were addressed, including the layout of mailboxes and the starting point for construction. Rollins indicated that a mail kiosk would be standard, and construction would likely begin on the Highway 80 side of the subdivision. Rollins also emphasized that the developers are willing to work with the city to ensure that water and sewer services are in place as the project progresses.
Rushing concluded by stating that the draft water and sewer agreement anticipates installation before the end of next year, with feedback from the city attorney and council expected soon. Despite concerns about the strain on city services, Rushing and Rollins assured the commission that the developers are committed to working with Brooklet to ensure a successful project.
After addressing various concerns and receiving assurances from the developers, the Planning and Zoning Commission approved the preliminary sketches for the new subdivision. The development, originally named Hidden Hollow, will now be called Oldfield, following a change prompted by conflicts with emergency services.
To see the extended discussion, scroll down to the OPEN DISCUSSION section below.
TEXT AMENDMENT - The council approved the motion to have it where minor subdivisions, 50 homes and under, can be approved by the zoning administrator. If the the subdivision is considered major, more than 50 houses, then it has to be run by the city council, and the administrator can make recommendations, but not solely approve.
APPROVED: ZONING ITEMS
A. RZ 2022-003: Sketch Plan
Shelton Hughes submitted a sketch plan application for approval on the 77.63-acre tract for the development of a single-family/multi-family subdivision. This property is located off Highway 80 East, a portion of parcel #136 000022 000.
Presenter: Haydon Rollins, Hussey-Gay-Bell, accompanied by Steve Rushing.
Rollins presented on behalf of the property owner. He outlined plans to develop a single-family detached subdivision with approximately 198 homes on an R3-zoned property. The project intends to use Brooklet’s city water and sewer services once they are available. Rollins assured the commission that the development would meet all city standards and that the roads would be public and turned over to the city upon final acceptance. He requested approval of the sketch plan to proceed to the next phase of developing construction plans and offered to answer any questions from the commission.
B. TEXT AMENDMENT TA2024-020:
Amendment to Section 1. Subdivision Ordinance Article I – IN GENERAL, Sec. 2 – Additional Definitions shall be amended to add the following:
Major Subdivision means any subdivision resulting in 50 or more lots.
Minor subdivisions means any subdivision of property resulting in more than three lots but less than 50 lots.
Amendment to Section 2. Subdivision Ordinance Article VI – FINAL PLAT, Sec. 2 – Review of Final Plat shall be amended and read as follows:
• (a) Minor Subdivisions - For Minor Subdivisions, the final plat shall be submitted to the zoning administrator for approval following review and approval from all necessary departments, including the building inspector and city engineer if necessary. Upon review of a plat that complies with all the requirements of the subdivision regulations, including the requirements as stated in Article IV and Article V, the final plat may be approved by the zoning administrator. The zoning administrator may, in his/her discretion, refer the final plat to the city council for consideration. The final plat may be approved, disapproved, or approved subject to modifications.
• (b) Major Subdivisions - For major subdivisions, the final plat shall be submitted to city council by the zoning administrator for approval following review and approval from all necessary departments, including the building inspector and city engineer if necessary. No final plat for a major subdivision shall be acted upon by the city council without affording a hearing thereon, notice of time and place of which shall be provided to the subdivider not less than five days before the date of such hearing. The zoning administrator may recommend approval, approval subject to modifications, or denial of the final plat at the hearing. Upon review of a plat that complies with all the requirements of the subdivision regulations, including the requirements as stated in Article IV and Article V, the final plat may be approved by city council. The final plat may be approved, disapproved, or approved subject to modifications.
Open Discussion by the Planning and Zoning Commission
David Bircher: Will the subdivision be fully using city sewer or will there be septic tanks?
Haydon Rollins: The subdivision will be 100% city sewer.
Debra Alexander: My question to that is, if you're intending for the city sewage in the water, and the city sewage is not going to be, you know, keep hearing different timelines. But if that's a two year timeline, how is that going to impact your project?
Haydon Rollins: So that'll certainly have a big effect on the project, but it's something that we're willing to work through with the city in these next steps. Having this done will allow us to move further with that planning stage.
Debra Alexander: What are the phases in your plan going to look like?
Haydon Rollins: It all comes down to the final design, and we will have that in the next stage. Typically phases are 50-100 houses a year. So that’s pretty substantial growth for Brooklet. It’s that way so you’re not overbearing 200 homes in one year.
Steve Rushing: We've been in contact with the city attorney about a water and sewer plant. In fact, we worked on that today and will be tendering it to the city attorney first. That's where it needs to start before it gets to you guys.
Rushing also highlighted that the city is considering a phased-in plan that would limit water source taps to a maximum of 50 per year. This cap, according to Rushing, would likely stretch the project over a four-year period, assuming the 50 taps per year is the final number adopted by the City Council.
He added that the actual number of taps used each year could vary depending on demand. "If the demand is 100, then we're going to be doing 50 a year," Rushing explained. "But if it's 25, then we may do probably 25. We will look to up to 50 taps per year, which is what we're going to be requesting for this project."
Ginny Macaluso: Will the stormwater ponds just be there or will they be used as a greenspace?
Haydon Rollins: The ponds are meant to be aesthetically pleasing, along with the sidewalks and benches.
Steve Rushing added they want to pull people to the subdivision.
Nathan Nall: If you are to build under 50 houses in a year, will the lots be smaller or different than if there was a full amount?
Haydon Rollins: The lots will all be similar, and if they’re not, they’ll have extra greenspace.
Nathan Nall: Was there a minimum target square footage you guys were planning?
Haydon Rollins: Anywhere from 1750-3000 Sq Ft. Most of the homes will probably be two-story houses.
Rene Keene: Will there be a variety of styles in the homes?
Haydon Rollins: That will be up to the developer, but they have different floor plans, colors and finishes.
Rene Keene: What about trees?
Haydon Rollins: Currently, most of it's an open field. We'll try to save as much as we can that's naturally there, but we'll do whatever the ordinance requires, as far as trees, and most developers will, I mean their their intent is to sell these homes because they want them to look nice. And most of them will have landscaping plans with an individual.
Debra Alexander: Will there be a homeowners association?
Haydon Rollins: Likely, yes, there will be a homeowners association. But again, that'll be something that we kind of finalize with the developer.
Nathan Nall: We've seen other areas where the developer intends to maintain ownership of all the homes and, you know, rent them out and that kind of stuff. Are these intended for that?
Haydon Rollins: That is not the intent.
Melissa Pevey: Our building inspector Sterling Starling had a few questions, the first of which was how will the mailboxes be laid out in the subdivision?
Haydon Rollins: There has to be a mail kiosk. That’s the norm now with mail delivery and a development of this size.
Melissa Pevey: Regarding traffic, will you be starting on the Sugarland Blvd. side of the division or the Hwy 80 side?
Haydon Rollins: Most likely the Hwy 80 side.
Melissa Pevey: When will you start with the water and sewer?
Haydon Rollins: If the project pushes further out, like if the water and sewer was next year, that would certainly hamper the project, but that would be something we can work out, and something we're willing to sit down with the city and figure out a plan to move things forward. We're willing to do, I mean, whatever it takes to try and help the city to get the services we need for the development that comes to fruition.
Steve Rushing: In our draft water sewer agreement, we're anticipating it to be installed before the end of next year. So we'll get some feedback from the city attorney and the council.
The planning can take 10-12 months.
Bircher, who spoke first, then expressed concerns about the strain that upcoming developments could place on Brooklet’s city services. Bircher questioned how the small community would manage the increased demands on the police department, traffic management, and other essential services as new homes are constructed.
The city is already heavily investing in a new sewer system to support the growth, but residents are worried about who will cover the costs of maintaining safety and infrastructure before new tax revenues start coming in. Bircher suggested that developers might be able to contribute to these initial expenses.
Rushing acknowledged these concerns but mentioned that specific proposals have yet to be made. He noted that potential contributions could come through tap fees and future property taxes. Rushing also emphasized that with the first homes likely not being built for another two years, there is time to address these issues.
Rollins added that any traffic improvements required due to the development would be funded by the developers, not the city. A traffic study is expected to begin soon, pending approval of the development plans.
Debra Alexander acknowledged there were some issues with the name of the development.
Haydon Rollins said that while it was originally to be named Hidden Hollow, they are now proposing Oldfield. The previous name interfered with 911.
After a lengthy discussion, all members of the committee approved the sketches.