Belmont Glen HOA tells commissioners developer broke promises on drainage and path ahead of New Haven phases

Chris Kabinski, a board member of the Belmont Glen Homeowners Association, told the Effingham County Board of Commissioners on Dec. 2 that residents have mounting concerns about the New Haven development as the project approaches Phase 4 and potential Phase 5 approvals. Kabinski said the HOA’s attorney prepared a packet of complaints and that he was representing those materials at the meeting.

Kabinski said the HOA has sought construction of a multi‑use path to connect the northern New Haven section to existing Belmont Glen amenities to the south, but that developer representatives—identified in the record as Ernest Homes and a representative named Beth Hamley—have not delivered on prior commitments. He said the county had previously agreed to provide a right of way on Hodgesville Road but that engineering submittals needed from the developer were not provided, leaving the connection incomplete.

The presentation emphasized recurring stormwater problems behind a row of townhomes, which the HOA attributes to either engineering errors or failure of the contractor to follow directions. Kabinski said the HOA had asked for two additional drainage sections; staff later confirmed only one was installed and that the HOA reported subsequent flooding. Kabinski added that the HOA was told in writing that one pond had been conveyed to the HOA in July 2023 and that promised remediation and maintenance conditions were not met; he said the HOA now faces estimated maintenance costs of $5,000–$10,000 per year for just the southern pond.

County staff and commissioners asked clarifying questions about conveyance and acceptance of property. Staff explained a conveyance requires an offer and acceptance and that the title shows the pond had been conveyed to the HOA; Kabinski said the HOA had not formally accepted it at the time, then later confirmed ownership had been accepted and that the HOA is now responsible for maintenance. Staff also said the timing and details of path construction depend on a pending commercial development plan that forms the missing link for the trail.

The presentation concluded with the HOA asking the board to record the HOA’s concerns so they will be considered when subsequent development phases return to the county for review. Commissioners and staff acknowledged receipt of the documentation and said the concerns would be considered as related development plans, plats and maintenance agreements come forward.