Planning panel recommends Kitchell Lake clubhouse site plan after maintenance and drainage concerns

The Timnath Planning Commission on a 4-0 vote recommended approval of the Kitchell Lake Clubhouse site plan (Saratoga Falls, third filing, Tract D), clearing the way for a roughly 2-acre clubhouse and pool complex adjacent to Kitchell Lake.

The commission’s recommendation followed a staff presentation and a brief applicant overview by Kristen Turner of TB Group, who said the proposal includes a clubhouse of just under 2,000 square feet, a pool just under 6,000 square feet, a sand beach and floating dock, 19 proposed off-street parking spaces and 12 bike spaces, and connections to the neighborhood trail system. Staff recommended approval with the standard condition allowing minor administrative modifications prior to final signatures.

The project drew public comment from resident Jeremy Holt (1346 Alyssa Drive), who supported the design but pressed officials on long-term maintenance: “I’m concerned of who’s gonna maintain it,” Holt said, describing repeated examples in the neighborhood where common-area upkeep lagged after builders left. Commissioners confirmed the site will be maintained by the community’s metro district rather than the town, and staff said the developer will provide financial surety (a letter of credit or bond) guaranteeing landscape installation before the town releases those funds.

Engineering concerns featured prominently in the public record. Commissioner Tom Wood flagged performance problems observed at a similar facility (the Summerfield Pool), where trench-drain details and clay soils contributed to subsurface moisture, freeze–thaw damage and cracking. Amanda Poinslau, civil engineer with EPS Group, recommended design changes to reduce long-term risk: “I think something that we could consider is doing more of a concrete line trench drain because then you're not gonna have those seals where the water is actually gonna leak into the ground and then upheave the concrete,” she said. Staff and the applicant agreed to review geotechnical recommendations, over-excavate where appropriate and consider a concrete-lined approach.

Landscaping questions focused on native-grass establishment and enforcement. Staff and the applicant said native-seeded areas often require three to five years to become established and that maintenance practices (including limited mowing and interim weeding) are necessary for success. The town noted it has enforcement tools to notify metro districts and levy fines under municipal and land-use code enforcement provisions if landscaping is not maintained to code; staff also said a maintenance memo or written best-practice guidance would be provided to the metro district and developer.

Commission action: the commission moved and seconded a recommendation to approve the site plan; the motion carried on a recorded 4-0 vote. The transcript does not record individual roll-call votes or the names of the motion’s mover and seconder.

Next steps: staff will finalize minor conditions, confirm the developer’s surety for landscaping, and coordinate any additional geotechnical or drainage details with the applicant. The applicant indicated an intent to start construction as soon as seasonal and construction-timing conditions make sense and to target opening the pool to the community as soon as feasible; the applicant said they were aiming for next summer but did not provide a firm completion date.