Public Comments about Walker Springs

We are posting the some of the drafts of the comments that were shared with us about the Walker Springs hearing last night, Sept. 27.

From an advocate for Ebenezer Swamp:

Ebenezer Swamp Ecological Preserve is a 68-acre nature preserve dedicated to research and education and is maintained by the University of Montevallo. It features sculptures created by UM students, an outdoor classroom, and an ADA-accessible boardwalk and trail. It is open to the public seven days a week during daylight hours. There are plans to remodel the building onsite to create a nature interpretive center that would allow us to expand our educational programming. Currently, the Environmental Education Program hosts K-12 field trips, university labs, day camps, guided tours, teacher workshops, and public programming. All of these services which are available and utilized by residents of Alabaster. Much of our programming and curriculum is inspired by the beauty and complex ecosystem of our beloved Ebenezer Swamp. Our program hires college students to lead field trip programs and gain valuable experience in outdoor education and interpretation skills. We have been awarded grants from the Daniel Foundation, Shelby County CAWACO RC&D, Southeast Environmental Education Alliance, Legacy, the Community Foundation of Greater Birmingham, and private donors. We are projected to serve over 7,400 participants annually and generate a conservative estimate of 3,200 labor hours by 2025. The nature preserve is on the Alabama Birding Trail, one of only three sites in Shelby County, which attracts tourists that eat and shop in local businesses.

I would be completely remiss if I did not advocate for those without a voice, the biodiverse flora and fauna that call Ebenezer Swamp home. There have been many endangered species identified in the nature preserve. Not to mention that Ebenezer Swamp is in the Cahaba River Watershed, the most biodiverse river in North America. For rare and endangered plants, we have three rare orchids, Tennessee yellow-eyed grass, and the eared coneflower. Ebenezer Swamp is also home to freshwater snails, and we have identified three different Elimia snail species including the ‘Princess Elimia’ and ‘Cockle Elimia’ which are both listed as highest conservation concern. We have documented several Alligator Snapping Turtles which is currently being reviewed for federal protection. There have been 158 species of birds spotted at Ebenezer Swamp, and many of these include migratory species that use the swamp as a safe haven for food and shelter on their long journeys. The plants and animals I’ve mentioned are only a fraction of the organisms that live at the swamp.

 Not only does the preserve provide jobs, tourism, and educational opportunities for the citizens of Alabaster- it provides ecological services to the community as well. Wetlands are nicknamed ‘nature’s kidney’s’ for their role of storing and passively cleaning and filtering water. It is estimated that one acre of wetland can hold up to 1.5 million gallons of water. If we apply that estimate to the 30 acres that this plan proposes to fill, you are increasing the load to the swamp by 45 million gallons. This is from this site plan alone, that number is not considering the impervious surfaces that disrupt the groundwater recharge. It is not considering the already increased pressure from surrounding unfinished and other proposed developments. It is well documented that the wetlands are spring-fed from the aquifer in the limestone underground. By filling these streams and wetlands, and building roads and houses on this land, the water table will lower, drying up the springs and leaving the surrounding area susceptible to sinkholes. Alabaster has active quarries and a history of dangerous sinkholes opening up near homes and on Yellowhammer Drive, and more recently a smaller one in front of Lowe’s. The Alabama Geological Survey has confirmed an increased number of reports of sinkhole activity for the state this year, and the nearby Church of the Highlands build site has had to change their plans twice now due to sinkhole activity. I hope it doesn’t take a human injury for the committee to start taking this threat seriously.

 The wetland’s ability to hold and store water is an asset that protects our community from property damage and the potential loss of life during hazardous flooding events. A point that is not discussed as often, is that wetlands also protect communities from drought. Many people downstream rely on this water source for farming and drinking water. Wetlands that hold water during wet seasons can also release that water to protect the community during dry seasons. The amount of damage you inflict on the swamp now, will be remembered and felt for years to come.

 I would like to see more accountability from the planning and zoning committee to responsibly grow Alabaster. Building where there is currently no infrastructure is costly on community resources. There are numerous developments already going up around Ebenezer Swamp and Smokey Road, like Dawson’s Cove and Mallards Landing, that are not accounted for in your planning with regards to your ability to alleviate traffic or ensuring the school systems can keep up with the demand this development will bring to the area. The city of Alabaster is using taxpayer’s dollars to subsidize Newcastle’s building of the connector road and sewer line. How can this committee have faith that the developers will deliver on their agreement, when Newcastle is facing federal litigation from the Southern Environmental Law Center for over 150 instances of violating their stormwater permit and the Clean Water Act? They were recorded on 25 different instances of discharging sediment at a rate of 12 to 14 times over the legal limits, and when brought to their attention, they did not address these violations. This all happened in Shelby County, in 2021 and is ongoing.

The lack of transparency is concerning, it is hard to provide feedback, when the information given to the public is severely limited, and there are multiple site plans in different states of approval. The developers have not yet received comment from the US Army Corps of Engineers for the current site plan, so why are we expected to accept an amended plan without first hearing those comments? I would like to request that the planning and zoning committee commission a third-party hydrogeological survey of the area before accepting any site plans and liability associated with a city park going through this area. I would also like the committee to obtain a full report and consult from the National Resources Conservation Service. I am asking the committee to not accept the amended plan and to not allow construction to start on the current site plan, until more information can be obtained and shared with the public in a timely fashion to truly solicit our feedback. 

 

From an Alabaster resident:

Alabaster Resident Comments/Requests

As a resident, I would like to understand the city’s selection process for identifying Newcastle Homes as the developer for Walker Springs.  As of February, of this year, the Southern Environmental Law Center filed suit on behalf of Coosa Riverkeeper in federal court against Newcastle for consistently violating the Clean Water Act. Coosa Riverkeepers documented over 150 instances where Newcastle violated its stormwater permit at its Melrose Landing construction site — a 78-lot subdivision. Here in Alabaster, we are entrusting Newcastle with 999 lots.

 

City members have repeatedly made comparisons of the Walker Springs development being like the Hillsboro community that Newcastle constructed in Helena. According to ADEM’s database there were warning letters and violations also issued regarding that development as well. I am requesting that the Planning and Zoning Commission and the city’s Engineering and Building Services investigate Newcastle’s environmental history before proceeding with this development. Considering the city has entered into a $1.7 million-dollar economic agreement with Newcastle, I believe it to be in the best interest of the taxpayers and as a resident who lives downstream from this development.

 

Request: I also affirm the prior recommendation by the Ebenezer Swamp to commission a 3^rd party Hydrogeological survey of the area to ensure the swamp remains protected, and as a taxpayer preventing the city from incurring possible expenses related to ADEM or litigation stemming from this partnership  

 

Taxpayer Impact/Property Values

This development needs to be scaled back to lessen the impact to Alabaster residents, ecosystem, infrastructure and to the school system. I used the city’s calculation cited under the Fact/Myth section of Alabaster Forward (pg 54)—high density developments do not burden public infrastructure and schools, with the calculation provided for each 100 units of owner-occupied single-family homes, 64 children will enroll into the school system – round up to 1000 homes – translates to 640 children entering the school system, not counting the existing developments currently under construction in this area that will increase enrollments as well. This population surge alone is more than half the capacity of Meadowview or Creekview Elementary.

 

After the development is complete, the city will assume ownership in maintaining the connector road, a portion is built over a wetland, if a sinkhole or flooding impacts the road’s integrity the city will be responsible for repairs, possibly passing unnecessary costs to the taxpayers.

 

Within the Alabaster Forward’s Market Analysis (pg 40) – 51% of population/housing is made up of Medium Density consisting of .25-acre lots with 1,600 sqf floor plans, the market is already saturated, and it is becoming evident in Alabaster’s median home price. Alabaster has the largest population compared to Helena and Pelham, but the lowest median value of owner-occupied housing units with a deficit of at least $20k.

o   Census Population 2020: Pelham 24,688—Helena 21,560—Alabaster 33,676

o   Census Median Housing 2016-2020: Helena 203k—Pelham 198k—Alabaster 178k, in 2014 it was 176k

 

Also in Alabaster Forward’s Opportunities on the Horizon for Alabaster: Housing Needs -- 2 of 3 requests, stated a need for More “upper end”, large lot homes, and then garden homes/retirement/assisted living developments. None of which are being addressed by this development.

 

Request: I am requesting that larger lots are created to reduce the development’s ecological footprint and burden to residents by increasing lot minimums to no less than .5 acre per lot. Increasing lot size will improve home values while also reducing the traffic, school enrollments and strain on infrastructure as well.

 

In this amended plan, there is an area now labeled Park to City on the right side which will consume a wetland. I am requesting the city to modify this area to remain as undisturbed and to utilize it as a public feature, instead of filling in Spring Creek and adjacent wetlands. This alone will significantly reduce the ecological impact. By incorporating this creek and water intentionally within this development, it will offer citizens additional greenspace and nature area. I am also requesting that green technology is incorporated within the community/amenity areas with additions such as a community garden, monarch waystation, solar powered community lights, and adoption of international dark sky lighting standards to protect the animals nearby due to proximity. I am requesting there is a landscape requirement created that requires native trees that have high water absorbency.

 

Request: For my last request, I am asking that a subdivision section is dedicated to the 65 and older population – As stated in Alabaster Forward, the community wants to see senior housing and with this being one of Alabaster's largest developments it should be inclusive and representative of the city’s population. This section of single unit homes can offer managed healthcare and housing maintenance to those residents. Senior citizens have less car usage, which further reduces environmental impact, and the city could also create a shuttle to the medical mile. Another benefit of larger lots and homes can indirectly provide families with multi-generational housing to meet this need as well.

 

Thank you and please consider these revisions.

To close this post out, we would like to share a quote from Aldo Leopold, which is feeling all too relatable lately-

 
“One of the penalties of an ecological education is that one lives alone in a world of wounds. Much of the damage inflicted on land is quite invisible to laymen. An ecologist must either harden his shell and make believe that the consequences of science are none of his business, or he must be the doctor who sees the marks of death in a community that believes itself well and does not want to be told otherwise.”
— Aldo Leopold, A Sand County Almanac