Jefferson County planners approve Bellaterra subdivision rezoning amid neighbor concerns over access and traffic

The Jefferson County Planning and Zoning Commission approved a rezoning and development plan for the Bellaterra addition — a proposed 121‑lot single‑family subdivision — after a public hearing in which neighbors raised safety and access concerns.

Staff presented the application as PB25‑0010 and PB25‑0011, describing the 51‑acre site at the intersections of Black Oak and Dogwood Drive in Imperial, in Council District 3. The proposal would rezone primarily R‑20 land to PR‑1 and establish a 2.4 units‑per‑acre density, with roughly 54 percent of the site preserved as common ground. Staff recommended approval with conditions addressing road improvements, lot widths and building setbacks.

Katie Peruca, associate general counsel for McBride Homes, told commissioners the project “perfectly aligns with the county's master plan,” and described the developer’s plan to offer 52‑foot lots with Bayside series homes and tree preservation in buffers and common areas. She said the developer would follow the traffic study recommendations and commit to improving the sections of Black Oak and Dogwood Drive that will carry project traffic.

Neighbors who spoke during the 20‑minute public comment period said the plan would substantially change local traffic patterns and could create safety problems. Melissa Alubedi, speaking for eight homeowners in Black Oak Manor, said Dogwood Lane and Black Oak Drive are “privately owned, maintained and used exclusively by us homeowners” and asked the developer to avoid extending new streets that would place more traffic directly in front of existing houses. ‘‘We are simply seeking a few minor concessions in an effort to alleviate significant hardships to us,’’ Alubedi said.

Other residents described difficulty turning from private driveways onto Old LeMay Ferry and cited steep grades on Black Oak Drive. Charles Hanging said steep slopes would prevent emergency vehicles from reliably accessing the neighborhood, noting a current 15 percent grade and citing fire‑access concerns. The developer’s engineer responded that the project includes two access points, that the developer is coordinating with the fire district on hydrant locations and access, and that roads would be upgraded to meet Unified Development Order (UDO) standards.

Petitioner counsel and title reviewers told the commission the parcel has legal access rights that would make the Dogwood/Black Oak connection the property’s only viable access; petitioner representatives said the property would be landlocked without that access. McBride offered to take on the cost of improving and maintaining the portion of roads their residents will use and said they had confirmed access rights with title counsel.

Commissioners debated whether the proposal met the UDO and how to weigh neighborhood concerns against legal access and master‑plan goals. Commissioner Sprawl moved to approve PB25‑0010 and PB25‑0011 with staff recommendations; Commissioner Sparks seconded. The commission approved the rezoning and preliminary plat by a roll‑call vote of 7 yes and 2 no. The approval is subject to the conditions listed in the staff report, including required road upgrades to county standards and specified lot and building standards.

The commission’s action forwards the approval to the Jefferson County Council for final action where an ordinance or resolution will be required to adopt the change. No date for council consideration was specified at the hearing.