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| Win Beach | 5/26/2011 9:15:23 AM |
| What a great opportunity to develop some nice land. Please ensure all the conditions of the original plat are kept in place and encourage the development of the public trail easement so that future homeowners will not be surprised later by activities. | |
| Joan Diamond | 5/18/2011 9:06:49 AM |
| We are the closest neighbor to this parcel of land. We want to make sure that if this project is phased that ALL provisions originally established by the Rabbit Creek Community Council be enforced. It is important that the trail/pathway be required along the easement. This is very important for connectivity to the Bear Valley School, Section 36 and Stork Park. Also, make sure that a commitment continues for any upgrade of 156th. | |
| Deanna Wlad | 2/2/2009 8:55:46 PM |
| My family and I live on the uphill side of the proposed development at 15420 Blair View Circle. We were drawn to the neighborhood for the many reasons mentioned by our neighbors - the preservation of the natural environment, the larger lot sizes and increased privacy. For our family, these benefits have outweighed the seasonal challenges we have experienced with Cobblestone Road which passes through the proposed development, although difficult to identify on the preliminary plat. All neighbors have been gracious in sharing the maintenance costs of this road. We support maintaining the zoning as R-9, with additional research and design regarding the following: - Establish a safe and legal route for Cobblestone Road to connect to 156th. The proposed extension of Wills Way to 156th does NOT allow safe and suitable access in winter months due to the steep (15%) slope of the road. The downhill portion of Cobblestone Road, crossing through the proposed site to the west of Wills Way is the flat "safe zone" that currently allows a vehicle to regain control after sliding, or accellerate in order to maneuver up the hill in snowy/icy conditions. Viable access options are: An extension of 156th to Blair View Circle which would alleviate all concerns and allow the land presently utilized by Cobblestone Road to be returned to its property owners OR maintain the existing Cobblestone Road alignment through the proposed development allowing for safe access for uphill residents, addressing the maintenance and recording aspects laid out by 15401 Blair View Circle. - Research and establish a realistic carrying capacity of the property to the south of Rabbit Creek. Obvious flooding, icing and underground springs exist in the entire area and cause reason for great concern not only for drainage both uphill and downhill of Goldenview drive, but also for the quantity of septic field support that will be required. A dedicated portion of land for the septic field, without a residential pad, and including 2 adequate back up fields does not appear unrealistic given the sensitivity of the land and proximity to Goldenview and Rabbit Creek roads. We are sympathetic to the challenges the developer has faced on this difficult and sensitive site, yet recognize the responsibility of research, purchase and financial commitment is that of the developers. We are hopeful a resolution meeting the needs of all parties and Anchorage's long term planning goals can be determined. Thank you for your consideration. | |
| Greg Frosberg | 1/28/2009 9:47:10 PM |
| Mary Cary and Greg Frosberg 15401 Blair View Circle Anchorage, AK 99516 Our residence is located to the east of Creekview Estates on Lot 4, Gudveina Estates Subdivision. We have owned our home and lived in it since 1985. The sole access to our property is via Cobblestone Hill Road which crosses the property under consideration for replat. Cobblestone Hill Road has been in service since the 1950’s. This is the only road access to the properties east of the proposed development. It is currently used by three other families and serves several additional undeveloped parcels. The costs for maintenance and snow removal are shared by those who use the road. Cobblestone Hill Road is a traditional-use road and not a dedicated right-of-way. The Developer has indicated this road on the preliminary plat, though it is unlabeled. We request that the Platting Board recognize the legitimacy of Cobblestone Hill Road by requiring an easement to insure the continued access to our properties. We also desire to maintain our historical use for parking and snow storage at the western terminus of Cobblestone Hill Road during inclement winter weather. If and when East 156th Avenue is extended to Blair View Circle, Cobblestone Hill Road may then revert back to the impacted property owners. Since Cobblestone crosses some of the proposed new parcels shown in this plat, the new property owners may either use it for access to E. 156th or cross it with their driveways to access 156th. If the property owners elect to use it we request that they enter into an agreement to share in the maintenance expenses. If their driveway’s cross it we request traffic on Cobblestone Hill Road have right of way since under certain winter conditions there is the inability to stop due to road conditions. If there is any consideration on the part of the Platting Board to terminate Cobblestone Hill Road at Wills Way and extending Wills Way to E. 156th, it is imperative that Cobblestone be maintained in its current alignment to the west of Wills Way. Under previous development plans for this property, Cobblestone Hill road was at one time terminated at Wills Way requiring a 90 degree turn to access E. 156th. We strenuously objected to this proposal for safety purposes. Although relatively straight, winter driving conditions on the single lane Cobblestone Hill Road can be adventuresome. Grades on this road to the east of Will’s Way exceed 15% for approximately 500 feet. Glaciation is common in several spots across Cobblestone Hill Road and along Wills Way. Glare ice conditions typically caused by warming winter Chinooks occur with some regularity. This makes it next to impossible, even with studded snow-tires, to slow down until the road grades become relatively flat west of the Will’s Way intersection. It takes at least a couple of hundred feet of this straight flat run-out to be able to slow down or stop. This flatter portion of the road is conversely used to accelerate and gain enough momentum to make it up the hill after a snow storm or during icy conditions. If one does not make it up the hill, they have to back and/or slide backwards down the hill. All of us have negotiated these challenges for many years in order to enjoy the qualities of this neighborhood. We support the designation of a trail easement along the north side of Little Rabbit Creek. This easement would be in support of MOA trail plans and allow for its future construction. We request that the final plat provide a trail dedication along Little Rabbit Creek that starts at Goldenview Drive and connects to the trail easements located on Guivenia #1, Lot 1 & 2. Past Trail Plans have proposed the connection between Goldenview Drive and Section 36. In fact, there has been a long-standing history that supports the development of this trail going back to 1992 with Case S-9180 Mountain Air Estates which is upstream from this platting action. We hope these comments will give additional perspective and assist the MOA in working out a safe and reasonable solution with the developer. Thanks for your consideration to both our neighbors’ and our comments. | |
| John & Jan Wills | 1/28/2009 4:20:11 PM |
| We have no objection to the vacation of the cul-de-sac at the north end of Wills Way. It cannot be built as currently platted due to the very steep slope at that location. This proposed plat looks like it was designed by a draftsman in about 30 minutes time with nothing more than a straight edge and a pencil. No consideration seems to have been given to topography, drainage, wetlands or access. The eleven lots proposed cannot be fit into a 26.6 acre parcel with a minimum lot size of 2 1/2 acres. We understand that the petitioners are using a provision of Title 21 to allow the lot size to be calculated to the center line of adjacent rights of way in order to squeeze eleven lots into this parcel. We believe that this provision of Title 21 was written to allow a developer to create two R9 compliant 2 1/2 acre lots from a 5 acre tract or two R6 compliant 1 1/4 acre lots from a 2 1/2 acre tract. Using this provision of Title 21 to enable a developer to squeeze one more lot into a 26.6 acre parcel is an abuse of this provision, particularly when the adjacent rights of way include Rabbit Creek Road, a state owned highway, and Goldenview Drive, a major paved connector road. We believe there should be no more than 10 lots created in this 26.6 acre parcel. The 2 1/2 acre lot size under R9 zoning is a minimum lot size -- not a maximum. No consideration seems to have been given in S11680-2 to the continuing problem of access to properties to the east via Cobblestone Hill Road. They do not propose to build East 156th Ave. nor do they propose to dedicate a legal access easement for the existing Cobblestone Hill Road access which has been in continuous use for over 50 years. One or the other needs to be done. The proposal to locate their community septic drain field on lot 8, a lot to be sold as a homesite and be privately owned by a homeowner seems highly risky. What guarantee is there that the owner of this lot will properly maintain this system or even allow access to it? The property containing the community septic system should be a separate non-homesite parcel with a binding community agreement to properly maintain the system. As proposed lots 6 and 7 will have no physically constructed legally dedicated access - we believe that this would be in violation of current zoning and platting requirements. | |
| David & C Heather Sterling | 1/26/2009 11:12:03 PM |
| David & C Heather Sterling 5800 East 156th Ave Anchorage, AK 99516 We have raised our family on the southeast corner of Goldenview Dr and 156th Ave for the past 25 years, since Dec 1984. We love our home, our neighbors, and our neighborhood. We know that our Alaskan neighborhood is special. We'd like to keep it that way and expect the public would also appreciate that. We offer these comments for Case S-11680-2, Rexview Terrace: 1. The subdivision does not recognize Cobblestone Hill Road as a platted road, which has provided public access for more than 25 years. The municipality needs to recognize common law principles and dedicate the road vesting the rights for this public access. 2. The cluster of septic systems on the south side of Little Rabbit Creek concentrates a large amount of sewage to one occupied lot, without any mention of dedication of the land. We suggest the cluster of septic should be on a separate tract of land, dedicated for the purpose, not a part of a lot. We question the ability of this property ground to adequately accomodate the volume of sewage leaching. The closeness of the adjacent cliff may allow sewage water to percolate into the Little Rabbit Creek. Correct engineering and soil testing is required. 3. To correctly limit wetlands disruption, the future driveway access across neighboring lots is poorly described in the subdivision preliminary plat. A well defined driveway access for all lots south of Little Rabbit Creek need to be shown on the plat with written restrictions. The greenbelts and setbacks areas of undisturbed land ROW offered on the prior subdivision request should be considered a part of this request. We suggest P&Z comissioners personally look at this tract along East 156th Ave during the daylight hours this week before the 2/4/09 meeting to see the glaciated wetland areas. Ice is 2' to 3' thick and growings. This area has special drainage requirements that need to be addressed. 4. We agree with other commenters that pedestrian access via trails along Little Rabbit Creek should be provided with a dedicated right-of-way. We do walk up & down that creek numerous times throughout the year. Thank you for reading our comments. | |
| Judy Moerlein | 1/26/2009 8:35:24 AM |
| I have been a member of a women's hiking group for many years. We develop an annual schedule that includes public hiking trails throughout Anchorage and adjacent areas. Some hikes are short, others are longer. While we sometimes have to hike on roadways, our preference is to use unpaved, wilderness-type trails. Our group is eternally grateful to the dedicated families and groups like the Nordic Ski Club for their effort that has resulted in our extensive trail system. But as the city has developed, fewer and fewer new public trails are being built and connections are not made that link neighborhoods, parks, and greenbelts. Even though our 2020 Comp Plan calls for public trail connections in each plat, this rule is often ignored and it nearly impossible for the city to obtain these easements after development has occurred. Trail easements may not seem to go anywhere when a property comes before you for platting, but in time links will be made and our trail system will be able to grow as our population does. Rexview Terrace is an example of how one subdivision's trail easement can now be linked with another one uphill that was set aside many years ago. There many good examples of well-constructed trails in Anchorage that do not cause erosion and do not disturb neighbors or the environment. The best trails that I have seen in wilderness settings are those built on a slope where the rain can drain to the side. The worst, unpaved trails I've seen have been built on flat ground where foot traffic causes depressions that collect water. I encourage you to adhere to our 2020 Plan and help continue the effort for interconnected public trails in Anchorage. Trails make Anchorage a healthy place to live. Please provide for a condition that creates a pedestrian easement in Rexview Terrace--from Goldenview Dr to the trail easement in the subdivision upstream. | |
| Dick & Ann Mize | 1/23/2009 4:06:28 PM |
| We have lived east of this proposed plat area since 1977. We used to access our property using the old homestead road that still goes through this plat. In every low snow year is was glaciation on the road past this proposed platted wetlands. The wetlands on the south portion of the plat have the potential to impact surrounding residents. Over the years, many areas adjacent to Goldenview Dr have become severely glaciated due to high density development, diversion of streams, and inadequate drainage plans. Rexview Terrace abuts Goldenview Dr and it is easy to see a repeat of what we have experienced along 162nd when Prominence Pointe was built. Ensure that the drainage from Rexview Terrace is kept on each lot and that all drainage plans will actually work. Additionally, Greenbelts can serve a number of purposes: from wildlife corridors, water quality to providing trail access. When we replated our property a few years ago, we were required to include a pedestrian easement. The Rexview Terrace plat has wide stream setbacks that can accommodate the same requirement, in its outer edges. That easement should connect to the one in the Gudveina Subdivision upstream and exit onto Goldenview Dr. Over many years--designing and constructing cross country trails in Anchorage--I've gained knowledge on what kinds of trails are best for various topographies. Rexview Terrace could accommodate a narrow, unpaved trail on the north side by following the contours down to Goldenview Dr. It would not jeopardize water quality. It is far better to provide and prescribe pedestrian access or else people will define their own access in places where it may not be environmentally friendly. This point is basic to planning and especially so when dealing with waterbodies. | |
| Barbara Epperson | 1/23/2009 2:17:01 PM |
| I am in favor of the proposed plat because it does not deviate from the zoning. However, I have some concerns about the wetlands, maintenance of the clustered on-site septic system, ownership of the stream setbacks and lack of continuation of the trail easement from the upstream subdivision. The draft of the Hillside District Plan addresses clustered septic system, but the maintenance of these systems is important for their continued functioning. Who will be responsible for their long-term maintenance? The wetlands on the south side of Little Rabbit Cr should not be built upon or we could be facing situations similar to what has occurred with drainage and glaciation problems along Goldenview Dr. I live near another area (near 140th and Hillside Way) which has suffered from poor development practices and ineffective drainage designs. Sometimes the glaciation is so bad that fire trucks cannot go down Hillside Way. Little Rabbit Cr is an important greenbelt and wildlife corridor. It should be protected with an undisturbed buffer of vegetation along the required 25 ft setback or more and this setback should be publicly owned and provide access for other residents in the neighborhood. Where prior land development has removed the vegetation, it should be replaced. This could be done economically by moving trees and bushes from elsewhere on the property.As I said before, the city should own the stream setbacks because otherwise the homeowners' or their kids will make a path straight down the hill to the stream and this will cause erosion. However, the trail easement that is upstream from this plat should be continued along the north side of the stream to Goldenview Dr. The wide stream setback could accommodate this easement in its outer edge. This sort of trail easement would not cause erosion because it goes with the contours of the land. I am familiar with similar trails along streams elsewhere in the city and when trails are designed properly, they do not cause erosion. Having trails in wilderness settings is one of the joys of living in Anchorage. Trails along the sides of roads do not provide the same experience as do trails in the trees. Our land use plan requires plats to include trail easements. They add quality to our life and they add land value to those who are near them. | |
| Win Beach | 1/20/2009 10:59:50 AM |
| It would be most valuable if the Platting Board had the opportunity to view the comments submitted by the public previously on this case last fall when it came before the PZC for a rezone and plat. Please include these in the Platting Bd packet. Those prior comments laid out very well the issues with access problems that neighbors have, of drainage concerns, the large number of wetlands on the property, and the upstream pedestrian easement that was not included in the prior staff report. The PZC minutes for the fall rezone/plat hearing are also very valuable for the Platting Board as they relay information regarding the developer's willingness to grant to the city a greenbelt easement or conservation easement. | |
| Joan Palmer | 1/19/2009 7:02:46 PM |
| Since we are the first downhill property across Goldenview from Canyonview Estates, drainage is our biggest concern. Any additional overflow that would erode the bank, effect on our septic system and change in water quality is a concern. | |
| Eric Shortt | 10/2/2008 12:44:57 PM |
| I was reading comments on the proposed rezoning. Traffic is mentioned as a concern. Since Goldenview middle school was finished, traffic on Goldenview has increased well beyond my expectations when I bought my house nearly 20 years ago. Traffic on Goldenview is often backed up from Rabbit Creek road to the school during the hours when dozens of buses and parents' vehicles drop off and pick up the students. Will we see new traffic lights along Goldenview after the fact when the reality of increased population density with access to Goldenview is fully realized? I understand that concern with evacuation during potential forest fires has been raised, as well as emergency access by ambulance and fire trucks. It would seem that these issues should get as much treatment as individual property owners' concerns with the increasing urbanization of their areas. What significant safety compromises (specifically response time of fire trucks and ambulances not immediately apparent) are "earmarked" with this rezoning proposal? | |
| Mary Cary | 9/19/2008 12:32:50 AM |
| Case Number S11680 We live east of the proposed development in Gudveina Estates Subdivision and access our property solely via Cobblestone Hill Road. We have lived at this location for 23 years and have experienced Cobblestone Road in all sorts of winter driving conditions. While we acknowledge the Developer’s attempt to mitigate our concerns over vehicular safety, the proposed road alignment between Wills Way and East 156th Avenue continues to cause us concern. There are two winter driving situations on Cobblestone Road when the road ices up, which is a frequent occurrence during freeze-thaw conditions. 1) When driving up the road we need the relatively level portion of the lower end of Cobblestone to accelerate sufficiently to gain enough speed to be able to get up to Blair View Circle. Ascending the hill in deep snow requires a similar tactic. 2) This level portion of the bottom of Cobblestone also serves as a deceleration zone when driving down the road. We estimate that at least two-thirds of the distance from Wills Way to the existing 90 degree turn to 156th Avenue is required for this acceleration and deceleration. Under icing or deep snow it is impossible to ascend the road starting from a standing stop at Wills Way or stop on descent at Wills Way. Occasionally it is necessary to park in an area located at the bottom of Cobblestone Hill Road until the road is plowed or sanded. This area is also used for snow storage. We feel that the proposed alignment and grades between Wills Way and 156th Avenue will decrease the relative safety that currently exists. If built as proposed, the following events are possible: 1) Head-on car collisions as a result of skidding with very limited control descending Cobblestone Hill Road under icy road conditions and meeting traffic at the Wills Way intersection. 2) Skidding off the road while trying to negotiate the curve under similar conditions above. 3) Collision or skidding off curve while backing down the hill with very limited or no control due to not being able to gain enough momentum to get up the hill during deep snow or icy conditions. Our recommendation is that this plat be returned for redesign incorporating the following: 1) Cobblestone Hill Road to remain in its existing alignment with adjunct parking and snow storage area. 2) Wills Way and its connection to 156th not to be developed until 156th is extended to Blair View Circle. 3) New access to this proposed subdivision be relocated to the intersection of 156th and Elizabeth Street or west thereof. Both of us have reviewed all of the public comments posted on the Planning Department Website as of Sept 18, 2008 related to both cases 2008-090 & S11680 and for the most part concur with the observations. We support concerns raised in the comments and agree with our neighbors. Our hope is that the Planning and Zoning Commission will exercise due diligence in reviewing all the relevant information in the packet, taking public testimony, and basing their actions upon strong finding of fact. After reviewing the design and reading though all the technical reports related to this development it is our opinion that Rexview Terrace, Tract “B” would best be developed as R-9 cluster housing development. Mary Cary and Greg Frosberg 15401 Blair View Circle Anchorage, Alaska, 99516 September 19, 2008 | |
| D. Wlad | 9/18/2008 11:26:23 AM |
| Access to our lot is from 156th, to Cobblestone Road, and onto Blair View Circle. We have no other access available to our lot other than the route indicated, and were drawn to the neighborhood for exactly that reason – the treed surroundings and the privacy. Although Cobblestone Road can often be challenging in the winter months because of the steep slope and unpredictable underground springs that ice the road, we can happily manage that with the flat portion at the bottom of Cobblestone Road to balance the slope and assist safe access. Without that lower portion of the road in the winter months it would be impossible to gain enough momentum to go up the road, or to safely navigate to a stop before turning onto 156th Ave, let alone stop when approaching another vehicle on the road. The proposed solutions indicated by the developer do not address the safety concerns we share with our neighbors, and appropriate and safe access needs to be incorporated into the project before it will have our support. The latest plan has made a modification at the entry to the development, however the 11-15% proposed slope is still unmanageable. Our understanding of the R-9 zoning that exists on the Rexview Terrace is that it is appropriate given the steep topography, high ground water and poorly draining soils that exist. My husband and I experienced issues with the ground water level on our property and were not able to install a septic system where originally hoped. We as the homeowners had to incur the increased cost of a modified septic system to allow us to utilize our site. Our site is above the proposed development where drainage and groundwater issues are much more dramatic as observed every winter and spring when the lower portion of the proposed development parcel, abutting Goldenview overflows and ices 156th and threatens Goldenview Road as well. The high density of the proposed development will surely jeopardize the drainage patterns on what is already a difficult site. Although it has been expressed to us by the developer that he would like to maintain as many of the trees as possible, realistic clearing limits will need to be extensive to import fill and create adequate pads for home sites on substandard soils. This means the surrounding foliage is at stake – I cannot help but envision another Prominence Pointe clearing. We appreciate your consideration of our comments. Although we are in no way anti-development, it is difficult for us to support a project that substantiates its design and request for rezoning with increased infrastructure development costs. The risk is always that of the developer, and the R9 zoning and financial return capable with that zoning are known at the time of purchase. | |
| John & Jan Wills | 9/17/2008 1:31:57 PM |
| The revised plat of the proposed Creekview Estates subdivision dated 8/25/2008 proposes to vacate the west half of part of the Wills Way public right of way and leave the east half unvacated, leaving a 25 foot wide public right of way remaining. We feel that this remaining 25 feet of Wills Way should also be vacated as it is not wide enough for a public road and it will serve no one becase the devlopers plan to use the west side of the Wills Way right of way as a driveway easement on a flag lot (lot 18). John Wills paid for a full two and one half acres of land when he bought what is now lot 1A of Rexview Terrace subdivision, in other words to the center line of the Wills Way right of way adjacent to the lots being purchased in 1970. That portion of the east half of Wills Way when vacated should accrue back to lot 1A of Rexview Terrace subdivision. | |
| John and Janice Wills | 9/11/2008 9:25:42 AM |
| The revised plat of the proposed Creekview Estates subdivision dated 8/25/2008 proposes to vacate the west half of part of the Wills Way public right of way and leave the east half unvated, leaving a 25 foot wide public right of way remaining. We feel that this remaining 25 feet of Wills Way should also be vacated as it is not wide enought for a public road and it will serve no one becase the devlopers plan to use the west side of the Wills Way right of way as a drveway easement on a flag lot (lot 18). John Wills paid for a full two and one half acres of land when he bought what is now lot 1A of Rexview Terrace subdivision, in otheer words to the center line of the Wills Way right of way adjacent to the lots being purchased in 1970. That portion of the east half of Wills Way when vacated should accrue back to lot 1A of Rexview Terrace subdivision. | |
| John & Joanne Blair | 7/14/2008 11:27:07 AM |
| We are the owners of Lots 1 & 6, Gudveina Estates Subdivision. Our home is on Lot number one. We have owned our home and lived in it since 1974. Lot number 2 is owned by our son, John and Lot number 5 is owned by our son, Douglas. Access to all lots in Gudveina Estates is by 156th Avenue to Cobblestone Hill Road to Blair View Circle. There is no other road access to this subdivision and of course to our home and vacant lots and to include our other neighbors who live in the subdivision - Mary Cary and Greg Frosberg, and Deanna Wlad & Richard Beighlie & their family. John and Janice Wills' property adjoins our property to the west and the same access conditions apply to their property as well Should an alternate access be considered, then 156th Avenue is the only logical way to go, with an extension of 156th Avenue at least as far as Blair View Circle, thus vacating the Cobblestone Hill Road access which has been in use for 35 years or more. We and our neighbors, who all live to the north side of Cobblestone Hill Road, agree that it is prudent and practical to vacate our private access road in favor of a 156th extension if the Rexview Terrace development goes forward. Currently, winter conditions are especially hazardous, with the steep upgrade from Wills Way to Blair View Circle and glaciation in several spots that may or may not change from year to year. Stopping at the botton of this hill or starting up the hill, then making a sharp turn to get to or from 156th is a challenge that we offer to anyone willing to try it, especially those persons involved with the decision-making process for the development under discussion. If you come up the hill of course you have to go back down. Please try it after a snowstorm. Remember too, that we now have a running start before we go up the hill and enough sliding space for the trip down the hill. It does not seem prudent to eliminate that feature of our Cobblestone Hill Road and force all of us to cope with even more difficult and hazardous conditions. All of us have endured these adverse conditions in order to enjoy the tranquility of the neighborhood which is what attracts most people to live on the Hillside. We only expect to be confronted with problems caused by Mother Nature, not those that are man-made and forced upon us. Moreover, the 156th Avenue public right of way is used by Enstar Gas, Inc. An R-9 zone classification of the Rexview Terrace lots appears to be appropriate for the steep land contour, high ground water table and impermeable soils throughout this immediate area. The high ground water table on our own lot number one was recognized when we had a soils engineering analysis performed by Lee Reid, PE, in the mid-1980's, testing for septic drain field sites in the west area of lot one, dowhhill from our home's site and toward Rexview Terrace. After three different test holes were drilled, each one filled with water in less than 6 hours after excavation, thus failing to meet minimum absorbtion rates. Consequently, in the year 2000 we installed a new septic system/drain field in the eastern-most area of Lot 1 and it required a lift station. Additionally, although not required by MOA, we do have our system pumped and the screen cleaned annually. Thank you for consideration of our comments and the comments of our neighbors. John and Joanne Blair John M. Blair Jr. Douglas A. Blair circle | |
| Tabe Flett | 6/30/2008 12:41:17 PM |
| Most residents in this area are well served by R9 zoning. I do not wish to see R6 zoning imposed upon my neighborhood to enrich a relatively few individuals who are not I wish to explain some of my concerns and to support those of my neighbors who residents of this area nor my neighbors. clearly worry about the proposed development of lots north of East 156th Avenue and east of Goldenview Drive. The rezoning of this property (Case No. S-1180) from R9 to R6 is a rather transparent attempt on the part of the developers to extract maximum profit from a neighborhood in which they themselves will not live. Like John Wills I am a retired geologist and I agree with his concerns about the character of the soils and the underlying structure in the proposed area of development. I also support the concerns about the consequences to residents who live downstream off of Little Rabbit Creek. Poorly planned construction on other parts of the hillside, such as that above Hillside Way in the Rabbit Creek area have created terrible drainage problems. In addition, if renovation to East 156th Avenue above the development should take place, will access to properties above the development be provided for in a reasonable manner that will not create an impossible situation in the winter? If the surface is disturbed by more road construction east of and above the new development, will my water supply be protected? My well is only fifty feet deep. It apparently taps a perched water table. Water seeps to the surface on the old “Cobblestone Hill Road” approximately fifty vertical feet or so below my property. If road construction truncates an impermeable layer that supports this perched water table, I could loose my water source and a surface drainage problem could occur such as those that plague many areas on the hillside when poorly engineered disturbance of the surface has occurred. Most residents in this area are well served by R9 zoning. I do not wish to see R6 zoning imposed upon my neighborhood to enrich a relatively few individuals who are not residents of this area nor my neighbors. | |
| Tabe Flett | 6/29/2008 1:21:40 PM |
| I wish to explain some of my concerns and to support those of my neighbors who clearly worry about the proposed development of lots north of East 156th Avenue and east of Goldenview Drive. The rezoning of this property (Case No. S-1180) from R9 to R6 is a rather transparent attempt on the part of the developers to extract maximum profit from a neighborhood in which they themselves will not live. Like John Wills I am a retired geologist and I agree with his concerns about the character of the soils and the underlying structure in the proposed area of development. I also support the concerns about the consequences to residents who live downstream off of Little Rabbit Creek. Poorly planned construction on other parts of the hillside, such as that above Hillside Way in the Rabbit Creek area have created terrible drainage problems. In addition, if renovation to East 156th Avenue above the development should take place, will access to properties above the development be provided for in a reasonable manner that will not create an impossible situation in the winter? If the surface is disturbed by more road construction east of and above the new development, will my water supply be protected? My well is only fifty feet deep. It apparently taps a perched water table. Water seeps to the surface on the old “Cobblestone Hill Road” approximately fifty vertical feet or so below my property. If road construction truncates an impermeable layer that supports this perched water table, I could loose my water source and a surface drainage problem could occur such as those that plague many areas on the hillside when poorly engineered disturbance of the surface has occurred. Most residents in this area are well served by R9 zoning. I do not wish to see R6 zoning imposed upon my neighborhood to enrich a relatively few individuals who are not residents of this area nor my neighbors. | |
| Tabe Flett | 6/29/2008 12:51:04 PM |
| I wish to explain some of my concerns and to support those of my neighbors who clearly worry about the proposed development of lots north of East 156th Avenue and east of Goldenview Drive. The rezoning of this property (Case No. S-1180) from R9 to R6 is a rather transparent attempt on the part of the developers to extract maximum profit from a neighborhood in which they themselves will not live. Like John Wills I am a retired geologist and I agree with his concerns about the character of the soils and the underlying structure in the proposed area of development. I also support the concerns about the consequences to residents who live downstream off of Little Rabbit Creek. Poorly planned construction on other parts of the hillside, such as that above Hillside Way in the Rabbit Creek area have created terrible drainage problems. In addition, if renovation to East 156th Avenue above the development should take place, will access to properties above the development be provided for in a reasonable manner that will not create an impossible situation in the winter? If the surface is disturbed by more road construction east of and above the new development, will my water supply be protected? My well is only fifty feet deep. It apparently taps a perched water table. Water seeps to the surface on the old “Cobblestone Hill Road” approximately fifty vertical feet or so below my property. If road construction truncates an impermeable layer that supports this perched water table, I could loose my water source and a surface drainage problem could occur such as those that plague many areas on the hillside when poorly engineered disturbance of the surface has occurred. Most residents in this area are well served by R9 zoning. I do not wish to see R6 zoning imposed upon my neighborhood to enrich a relatively few individuals who are not residents of this area nor my neighbors. | |
| David and C. Heather Sterling | 6/28/2008 6:14:53 PM |
| David & C. Heather live across East 156th Ave, south of this subject parcel Rexview Terrace, Tract B, Case 2008-090, and S11680. We are another long time resident of the area, have lived here for 24 years, raising a family, remodeled a poorly constructed trailer house into a comfortable home, and plan to stay. We join our neighbors who oppose the rezoning of this property from R9 to R6. We are opposed to the rezone request. Our comments on the subdivision are offered to justify the neighborhoods request to not approve the rezoning. We offer these comment items for your review: 1. All the neighbors purchased our properties based on the fact that the subject Tract B parcel was zoned R9. The new owner and P&Z board really do not have a right to re-zone that parcel without consent of the neighbors. 2. Water problems - There are enormous above and below ground water challenges for any construction to overcome. East 156th Ave is usually called "Glacier Hill" by the neighbors because of the water problems. Some years Cobblestone Hill Road is in worse condition. At spring breakup the area and roads are reminiscent of a glacial morraine. Year round streams daylight on our property and the subject tract is equally wet. We maintain winter drainage by voluntarily heat tracing ditch channels and culverts on our part of East 156th Ave. We also provide winter ditch pull out and overnight parking services for uphill neighbors who find out how slick "Glacier Hill" can be at times. 3. On the four soil test holes in the community septic reserves areas, the standpipe groundwater elevations in June 2008 are substantially higher than when tested in Oct & Nov 2007. Being a PE Civil/Structural Engineer, I would question the intent for community septic in this ground for adequate absorption. The septic reserve areas are corralled by designated wetland areas. Unlikely they will support the amount of wastewater from 7 homes at one location and 5 homes at the other location. Also I question the alternate leach field locations as all being suitable to accommodate the quantity of wastewater. I recommend the engineering analysis be reviewed for correctness. Since this system becomes a commercial septic system, I question that DEC requirements are met. The septic reserve lot B leach fields are probably too close to the open water of Little Rabbit Creek to meet DEC requirements, considering the cliff elevation drop to the creek. 4. The existing East 156th Avenue is physically out of the road easement boundaries. Too far to the south. It was built in the late 1950's early 1960's as a courderoy road, tree logs used as a subbase, that are now penetrating the road surface. During thawed conditions the road bed has artesian spring groundwater surfacing right in the middle of the road, 24 hours a day 7 days a week. It takes long extended cold weather before the road springs seal off for the winter. Another reason the road is known as "Glacier Hill". The road will not physically take additional traffic without rebuilding to Municipality standards. Straightening should also be required for this road. The Hillside District Plan Draft Transportation map identifies East 156th Avenue as a Primary (New) Road. For any development, the developer should be required to upgrade this road to meet those requirements. 5. The south side of Little Rabbit Creek has 10 of the 12 proposed lots located on designated wetlands. Development on wetlands has restrictions that have no indication of being met. The only way to squeeze houses onto those lots is for major gravel fill, clear cutting of existing vegetation. We are opposed to both in our neighborhood. 6. The Hillside District Plan attempts to maintain neighborhoods in their as-zoned or existing condition. We recommend the owner and the MOA consider subdividing this Tract B, following the restrictions of the current R9 zoning. We note that at the Rabbit Creek Community Council Meeting of June 12, the owner's representative was concerned that the rezoning was requred to make this development project possible. We disagree! Profitability of a development project is not grounds for the government to force re-zoning of an area on adjacent neighbors. The new owner should have based their purchase and project financing on the project being financially feasible with R9 zoning and the 7 to 8 lots obtainable at that zoning classification. 7. Our land is zoned R6. Our property is almost a 2.5 acre parcel, eligible to be split into 2 lots. We have elected not to subdivide because our lot has so much area that is wetlands. Our neighbors to the north should follow suit. Thank you for listening to our point of view. We will add to these comments before the hearing as we study the situation. Blessings! | |
| John and Janice Wills | 6/20/2008 4:53:35 PM |
| We own lots 1A and 3 of Rexview Terrace Subdivision, adjoining the property to be replatted, along the east side of the Wills Way right of way. The issues of primary concern to us are as follows: 1. Vacation of a portion of the Wills Way right of way. This right of way runs the entire length of our property at its western boundary and serves as right of way access to our property. The proposal submitted is to vacate the north 287 feet of Wills Way. No one has asked us if we agree to this. Can this be done without our concurrence? 2. Title to the vacated right of way. The proposed plat shows all of the vacated right of way accruing to the other property. 21.15.130(D) of the Municipal Code clearly states that title to the vacated area shall go equally to both sides of the vacated area. I can prove that I paid for a full 2 ½ acres of land when I bought this land in 1970. In other words, I paid for the land to the centerline of Wills Way. I paid for the east half of the Wills Way right of way and it should accrue back to my property if vacated. I ask that the plat as submitted not be approved, pending resolution of this issue. 3. The creation of lot 18, a ‘flag lot’ using the vacated portion of the Wills Way right of way. Any attempt to use the vacated portion of Wills Way as a ‘flag’ to provide access to the proposed lot 18 is unworkable due to the topography at the north end of Wills Way. At that point the land is steeply sloping downward into the Little Rabbit Creek ravine. The slope is unstable and actively sloughing downward to the creek and has actually cut back into the northwest corner of our lot 1A. It would not be practical to place a driveway and/or a sewer line through this steeply sloping and actively eroding slope to access the proposed lot 18. I request that representatives of both the Planning and Public Works departments personally visit this site and observe the difficulties involved and I would like to be present when such visit takes place. 4. Extension of East 156th Avenue eastward to Blairview Circle. Currently access to our property and three other homes further uphill is via an undedicated privately maintained road known as Cobblestone Hill Road. This road crosses the subject Rexview Terrace property proposed for resubdivision in case S11680 as well as lot 3 of Rexview Terrace subdivision and lot 1 of Gudveina Estates subdivision. The developers of the S11680 proposal will be required, I believe, to build East 156th Avenue eastward to Wills Way and Wills Way northward from East 156th Ave. This will provide alternate access to the people now using Cobblestone Hill Road through the S11680 property. However, unless East 156th Ave. is extended eastward to Blairview Circle this access will be severely impaired due to the steep slope of Cobblestone Hill Road eastward and uphill from Wills Way and the lack of a running start to negotiate the steep slope of Cobblestone Hill Road. Such a situation will only lead to continual wintertime access problems for the people now living in Gudveina Estates. Also, access by the Fire Department to Gudveina Estates will be impaired. We request that the developers of the S11680 property be required to build East 156th Ave. eastward to Blairview Circle as a condition of the approval of their plat. 5. Proposed primary access road into the S11680 property development. The proposed plat shows the access into the subdivision south of Little Rabbit Creek to be via a road turning west and downhill from Wills Way, down to a cul-de-sac. We feel this is a poor design for this property for the following reasons: A. Drainage. Part of this property has been identified as wetlands and surface water problems abound. The design of the road running downhill to a cul-de-sac will channel these drainage issues down to the cul-de-sac area and the areas proposed for their community septic systems. B. Egress. The contour map provided with the proposed plat shows a 60 foot rise from the cul-de-sac up to Wills Way. Residents of this subdivision would be required to negotiate a steep uphill grade to get out of their subdivision. Anyone who has lived on the hillside knows that on a winter morning with 20 inches of new snow on the ground that this is not a desirable situation. We feel that a better design for this property and topography would be an access road departing East 156th Ave. northward from a point approximately halfway between Goldenview Drive and Wills Way, then turning eastward uphill to a cul-de-sac serving the lots. Such a road would traverse relatively level land into the subdivision, provide for drainage out of the subdivision with its associated ditching and culverts and provide relatively easy egress from the subdivision during severe snow conditions. 6. The existing lifestyle on the adjacent properties to the east and south of the proposed rezone are dominated by large R-9 conformant lots. My wife and I own lots 1-A and 3 of Rexview Terrace subdivision and lot 4 of Gudveina Estates subdivision. All are R-9 conforming lots and border the proposed rezone area to the east. In addition the existing lots between Goldenview Drive and Elizabeth Street to the south of the proposed rezone area are 2 ½ to 5 acre lots. To rezone the proposed Canyon View Estates development from R-9 to R-6 cluster, allowing lots only slightly over ½ acre in size would be completely out of character for the existing neighborhood and would degrade the lifestyle of the residents currently living in the neighborhood. Quiet and privacy are qualities highly valued by the existing residents and those qualities would be significantly diminished by allowing such high density development as R-6 cluster right in the middle of the neighborhood. 7. I believe that the existing R-9 zoning classification for this area was done because of poor soil conditions predominating, requiring larger lot sizes to accommodate wells and septic systems. These soil conditions certainly have not changed since the R-9 zoning and, in fact, two areas of wetlands have been identified within the proposed rezone area. The proposal submitted by LanTech for this development seems to ignore the identified wetlands and proposes to use the only well drained soil area identified south of Little Rabbit Creek for their community septic systems while concentrating their home sites in the areas identified as wetlands. Allowing high density development in these identified wetlands would lead to excessive drainage and runoff problems, resulting in excessive removal of trees and vegetation, further degrading the rural environment prevalent in the area. 8. As a geologist by profession (now retired), questions come to mind about the geological nature of the limited area of porous and permeable soils on the south side of Little Rabbit Creek proposed for the community septic systems. What type of geological feature has resulted in this limited area of well drained soils? Is it an old stream channel or an esker? Is it the down slope terminating outcrop of a subsurface layer that may not extend further down slope at all? What is its depth? Could it be some type of surficial deposit that is underlain by the same impermeable soils that predominate in the wetland areas up and down slope? Is there sufficient volume of well drained soil here to accept the volume of water effluent that will be generated by eleven homes clustered in a small area? Rezoning this area from R-9 to R-6 cluster could result in significant drainage and effluent disposal problems that would be avoided by retaining the existing R-9 zoning. For the above outlined reasons, we, as adjoining property owners firmly oppose the rezoning of this property from R-9 to R-6 cluster. | |
| Win Beach | 6/20/2008 11:35:45 AM |
| It appears the property is attempting to use the 'green infrastructure' or conservation subdivision format for development including use of the clustering system for on-site utilities. These development options will likely be a part of the Hillside District Plan for use with marginal lands. While these techniques are to be commended for certain land development, they are not accompanied with the recommendation to increase density. They are to be used at current zoning. It is not appropriate to consider up-zoning when using these newer development formats. More over if a parcel with a significant waterbody was originally zoned R9, there must be good reasons for that including the presence of numerous wetlands. Too often wetlands have been considered a nuisance, and waivers to fill them are granted without the long term or downstream considerations. If the green infrastructure or conservation subdivision format for development is used here, it must also comply with other conditions for these types of subdivisions including greenbelt and trail connections. Goldenview Dr is nearby and Little Rabbit Cr runs through the property. This is a wonderful opportunity to use the city's requirements for such amenities as part of a better developed city. People are willing to pay more for well-developed subdivisions that provide lots of green and access to use it. | |
| Robert Palmer | 6/19/2008 9:34:53 AM |
| Canyon View Subdivision is asking for plat approval for 18 lots in R9 zoning into the Rabbit Creek area that has long established drainage problems. Tony Hoffman from LanTech reported at the Rabbit Creek Community Council, 6/12/ 2008 that water from Canyon View LLC development would be diverted into Little Rabbit Creek to prevent runoff onto adjacent roads at Goldenview Drive and 156th. We are the first downstream property owners from the proposed development and are very concerned about downstream impact. Potentially, the most southern lots in the plat can cause soil erosion from increased water flow that can adversely effect our property. Clustered housing is a good idea to keep more land undisturbed but the current plat of 18 lots is not compatible with surrounding property drainage problems. Drainage analysis and downstream impact studies should be required before any plat is considered. These studies will indicate true allowable densities and the best plat for this parcel of land. | |
| Will Gay | 6/18/2008 8:33:10 AM |
| Once again an ill conceived project comes forth which is out of chracter for our neighborhood. High density developement with no consideration for drainage, pollution, traffic or character of surrounding lifestyles.This project is in steep topography with a high water table. Most all vegetation will be of necessity stripped. One only need look up from Rabbit Creek Road as it crosses the Seward Highway to see the "gut out of the mountian" which is Goldenview Gate and Prominence Point(e) to know that this is another project which has no merit except to make a developer and his engineers rich .Where will they be when the problems arise? Just say no to more high density, more traffic, more drainage problems.We have enough already! | |