2. View Comments:
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Public Comments
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4/2/07
Geoff Warren
3607 Constantine Drive
Prospect KY 40059
Spring brings us many things… One of them is a phenomenon unique to Alaska known to us as “winter break out”. A period of warming which turns long winter’s glaciations into water that eventually collects into our hillsides natural runoff system. What is needed to control this increased capacity of water is a managed drainage plan. A plan that takes into account the benefits of preserving the natural ecosystem alongside a well engineered drainage plan.
As evidenced by the persistent drainage problems that exist downhill of Prominence Pointe Subdivision and the problem of glaciations along Goldenview Drive. I challenge the Plat Board to cautiously approach ANY approval for the petitioner without seriously taking into account the comments of those impacted by this development.
It has come to my attention that the determination of the delineation of wetland “A” within the proposed subdivision is less than final. The Army Corps of Engineers has requested additional wetland work to be completed due to wetland soil types found at spot “A2” that may GREATLY increase the size of wetland “A”. The board should not proceed until presented with a final determination of wetland delineation.
Wetland “A” plays a vital role in proper hillside drainage planning. It is a natural sink (or sponge) and it functions as a storage of water during high runoff times. Wetland “A” is the headwaters to an unnamed persistent stream that flows NW off of the petitioners land and runs along the lot lines of properties of Prominence Pointe downhill.
The extension of Prominence Pointe Drive to provide access to the petitioners proposed subdivision is contrary to the interests of all downhill residents. This vital piece of the hillside drainage system must not be impacted. If allowed the extension goes forward as planned… more problems such as those along Luna Street will be created.
I have reviewed the Hillside Transportation Study that was published in “DRAFT” form last Fall. Of great concern to me is that the proposed road network was established prior to feasibility studies being completed (including wetland delineations) for the proposed subdivision. The Study although a nice “footprint” for direction should not be the sole source planning document as unforeseen impacts such as Wetland “A” may arise.
If it is the intention of the Municipality to connect the proposed subdivision with Prominence Pointe I recommend that plans be made to minimize impact to wetland “A”. Extension of Prominence Pointe Drive as proposed should not be approved. Alternatives exist that would have NO IMPACT to wetland “A”. I have reached out to members of the MOA’s Traffic and Zoning Staff. They indicated to me that Phase 10 of Prominence Pointe off of John’s Pointe Cir is an alternative that would provide access to Prominence Pointe yet not impact wetland “A”. I am sure that the Corps of Engineers would favor this plan. This alternative would nicely join with Lost Horizon Drive and would not limit the development of tracts within the proposed subdivision. Another alternative would be for the Petitioner to work with the developer of Prominence Pointe to purchase a lot in Olena Pointe Circle to provide access to the petitioners land. This option would still require consideration of setbacks from Wetland “A”.
Thank You for taking the time to review my comments. I appreciate your interest in protecting our Hillside community.
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3/22/07
Constance Quinley
1812 Bowdoin Circle
Anchorage AK 99508
I'm one of those folks who actually reads the small print in the Muni's "Weekly Listing," published in the Anchorage Daily News. That's how I came upon the words "vacation of a 60-foot wide public use easement" in the March 13 edition. I'm an advocate of more public land, and access to it, so I checked out the particulars of this case on the MOA's cool Muni Maps site. I waded through the case history and comments, hoping to be reassured that alternate access to public land would be guaranteed. Instead, I found more to concern me about the project (inconclusive drainage data, incomplete or vague plans from the developer, traffic flow issues), and no guarantee of a public easement through the development that's comparable to the current easement. I live in midtown and may never use this particular easement, but as a member of the public, I have a vested interest in keeping public lands accessible to the public. As Anchorage continues to grow and development nudges up against public land, the city needs to be vigilant in protecting current and future citizens' access to it. Thank you for your consideration.
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2/7/07
Mona Psiones
16600 Waterford Pointe Circle
Anchorage AK 99516
Dear Platting Committee, I am, respectfully, requesting you deny this petition. My family has recently relocated to the Anchorage area. One of the most redeeming qualities of Anchorage's hillside is its beauty. Some less redeeming qualities include roads, drainage, and safety. I have watched many mornings and afternoons as children walk along Goldenview to the middle school, in the dark, over glaciations, on the shoulder or on the road itself. Addressing the road and its drainage and safety issues including sidewalks is much more prudent at this time than adding more traffic. Goldenview Road needs to be prepared to handle more traffic-both foot and vehicular. I live along Prominence Pointe Drive and have already experienced large volumes of traffic, often going too fast, going to the construction sites. However, my biggest concern is drainage on this hillside. I understand there are many wetland and streams in the area. We have run into them during our landscaping walls. There is no way to build on this property without diverting streams and underground springs. The water will have to go somewhere. The law of physics says it will go downhill. Not only will a high density development produce more drainage which will flow down into Prominence Pointe and the neighboring streets, but there are not connector roads with adequate drainage present to handle the drainage. Perhaps a lower density development would be in order after the road, safety, and drainage issues are resolved. I understand Prominence Pointe has not been a good neighbor during its development for the afore mentioned reasons. Let's not have another poorly planned development that will only add to the existing, ongoing drainage and safety issues. I request this plan be turned over to the Hillside Development Plan and let them help determine how the area should be developed. The committee has been specifically formed for these issues. This would be the proper forum to address many of the issues in the entire area. The people who have spoken/written regarding this case live here. We see the probelms everyday. I implore you to heed these voices so the development of the hillside area remains beautiful, well planned, and safe. Thank you for the opportunity to voice my opinion. Mona Psiones
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2/6/07
Chris Mues
16880 Mt McKinley View Dr
Anchorage AK 99516
As an adjacent landowner at the proposed intersection with Mt McKinley View I am very concerned over the right of way proposed and drainage issues onto my property. I specifically do not want a Muldoon type intersection in our neighborhood or for that matter in my front yard. Current land clearing by Harvest Properties at this intersection has already gone beyond the allowed area as well as extending illegally onto adjacent private property; the result of which looks like a logging clearcut. Their one day clearing effort in this area still has not been cleaned up and it remains a high fire hazard and a threat to the hillside. If re-alignment is granted at this intersection the existing ROW should be vacated to the adjacent properties.
A secondary problem exists in the re-alignment. Currently there is a land locked parcel known as Hansen Park just down hill from this intersection. If access is to be granted to this parcel it should be from the re-aligned roadway, not as "Traffic" has commented in their disagreement to vacate the ROW (item 10e staff report).
The first application by Harvest LLC to subdivide the property required 80% of the natural vegetation be retained on the lots. This appears to be compromised already from excessive clearing. Please deny any new request to compromise what has already been denied in the initial Plat approval in Sept 05 and again in a request for amendment the plat in Mar 06. Replatting the entire subdivision at this time and NOT including those requirements should not be allowed.
Harvest LLC is also following the path of Prominence Point in requesting the extension of sewer without water service. This appears to be solely to add to the density of the subdivision(smaller lots). It appears no effort has been made to utilize MOA approved "high tech" on site septic systems currently in use on the hillside in their design. Deep trench excavation necessary for sewer systems is detrimental to the drainage patterns. Without extensive study drastic changes could occur to the drainage from this area which would affect all of the adjacent lower subdivisions. Prominence Point is a prime example of development going awry with no resolution for the affected properties to date.
This is a hillside residential neighborhood and property owners should not be impacted by development changing the entire nature of the surrounding setting. Developers should not be allowed to affect adjacent properties for either asthetic or monetary reasons just for their benefit. Please respect the existing property owners rights.
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1/31/07
Lori Davey
17420 Mountainside Village Drive
Anchorage AK 99516
As the current Chair for the South Goldenview Limited Road Service area, our concerns are the same as always.... roads and drainage.
This development will connect the roads between Mt. McKinley View and Shangri La, which is a good thing. What is concerning, however, is that the Collector Road connection between Shangri La and Rabbit Creek is still not funded by the legistlature. We are at the whim of a new legislature and Governor and any thing can happen. The current roads cannot handle the added traffic for development and new home owners without the final connection. Congestion and evacuation are tantamount concerns for all who live on S.Goldenview.
I am concerned about this developer requesting a new public utility from the RCA. This shouldn't be necessary if he was to develop at R6 standards - as he could utilize wells and high-tech onsite septics. This says to me that he is looking for a rezone to higher density developments down the road. We, as a community, should be privy to the master plan is for the development and not make decisions without full disclosure.
The request for a public utility is incongruent with the ongoing Hillside District Plan requirement of determining the new boundaries for the Hillside Wastewater Management Plan.
This area is very steep, hydraulic and has shallow bed rock. It looks like much of the land is already cleared way past the agreed point agreed to keep 80% of the vegetation. This will only add to the drainage problems.
There is currently no solution in place for the drainage coming from Prominence Point. The water was illegally collected and diverted down Luna and 162nd several years ago. This action has caused a multitude of problems and added expensed to the LRSA to manage the ice flows and flooding - resulting in COE involvement to which there seems no end.
I understand this developer has had COE violations in diverting water in Vies of Prominence as well. The drainage from Views of Prominence will compound the current situation and completely flood South Goldenview.
We do not need to add to our "high end ghetto" status with another shoddy development which only benefits the Muni tax base and the developers return on investment goals.
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1/30/07
VALERY ALI
3705 ARCTIC BLVD #1334
ANCHORAGE AK 99503
AT THIS POINT GOLDENVIEW DRIVE, PROMINENCE POINTE, AND OTHER SMALL STREETS ARE NOT IMPROVED TO TAKE ANY MORE TRAFFIC. WE HAVE TO MAKE THIS DEVELOPER TO IMPROVE ALL ROADS THOSE ARE CONNECTED TO THIS PROJECT. GOLDENVIEW DRIVE NEEDS TO BE IMPROVED WITH SIDEWALKS BEFORE ANY PROJECT IS APPROVED. THERE IS A MIDDLE SCHOOL, AND NO SIDE WALKS FOR KIDS. IT IS NONSENSE TO DIRECT MORE TRAFFIC ON GOLDEN VIEW. IT IS DANGEROUS FOR THE NEIGHBORHOOD; AND IT IS DANGEROUS FOR THE KIDS. WE ALSO NEED TO FOCUS ON DRAINAGE PROBLEM. THIS DEVELOPER NEEDS TO RESERVE A FUND FOR ALL CONNECTING ROAD IMPROVEMENTS AND DRAINGE. AT THIS MOMENT WE DO NOT WANT THE ASSEMBLY TO APPROVE THIS PROJECT. WE APPRECIATE YOUR KIND CONSIDERATION.
THANKS.
MOHAMMAD ALI
VALERY R. ALI
LOT 9, BLK 7, PH 9, PROMINENCE POINTE SUBDIVISION
(BENGAL GROUPS, LLC)
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1/24/07
Will Gay
P.O. Box 101608
Anchorage Ak 99510
Please refuse this petition. The developer of the subdivision just below, Prominence Pointe, illegally diverted a stream which ran west across Luna at a right angle to the slope and over onto the older existing neighborhood, down Luna, then another right angle down 162nd. This has caused flooding , glaciation and out of compliance septics. This developer, his engineers and the Municipality have promised in writing and public meetings that the stream would be put back in it's original bed. Four years on and NOTHING has been done. The subject request is uphill and will drain directly into the existing unsolved problem. Until the problem below is solved all developement should cease. Why should you allow more building, when the existing violations have redered my and my neighbor's homes unsalable? This has happened during a period when the assessor has increased our valuation by 50 percent (getting shafted and paying more for the priviledge). Why should these few wealthy developers be allowed to make money while our life's work is spoiled? Do not throw away the leverage you have to right an injustice. Stop all developement until they keep their promises.
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1/21/07
Geoffrey Warren
3607 Constantine Drive
Prospect KY 40059
For the attention of the Platting Board:
As a concerned property owner from the Prominence Pointe Subdivision, adjacent to the proposed subdivision by Harvest Properties LLC, I would like to raise the following issues for consideration by the Board.
In addition to being a property owner I have had training and work experience in wetland identification and mitigation procedures for an Engineering Consulting Firm in Seattle, Washington.
On the westernmost boundary of the petition site and adjacent to the proposed extension of Prominence Pointe Drive exists an open shrub bog. Although it is tough to tell at this time of the year, from inspection this past summer, I have observed it to lack forest cover and it appears as a meadow with scattered short trees and often dense shrubs. Saturated deep peat or organic soils underlies this area. In addition to the following the area presents the required flora to identify the area as a “wetland”.
This wetland is supported by a stream that is persistent year round. The stream flows from uphill to downhill, Southeast to Northeast across the proposed extension of Prominence Pointe Drive and exits the Petition Site to the West as a recorded stream on the Plat of the Prominence Pointe Subdivision (the stream runs down the property line of lots 40 and 41 Prominence Pointe).
While drainage planning for any construction project is important the required planning and mitigation of a stream in a hillside environment is tantamount. I am deeply concerned that the impact of the proposed subdivision will increase the diversion of rain water run-off down Prominence Pointe Drive proper.
I am also concerned that the diversion of the stream, for the extension Prominence Pointe Drive, will negatively impact the associated wetland area. As the protectors of our resources the Platting Board must ensure that the provisions of the Clean Water Act Section 404, program in Alaska, are met. For this reason, I strictly oppose the extension of Prominence Pointe Drive into the Petition Site.
Wetland areas are known to provide a variety of significant natural functions from breeding, feeding and over winter grounds for fish and wildlife to flood control. In Anchorage, most wetland sites provide some flood storage function that is critical in protecting the developed land downhill. Wetlands provide highly productive complete ecosystems that support a large percentage of the area's fish and wildlife species. Wetlands also actively purify groundwater and stream flows through the uptake of nutrients and pollutants and by settling sediments from developed area runoff
The mitigation requirements of the Clean Water Act Guidelines outline a process that includes avoiding wetland losses where practicable, minimizing wetland impacts where avoidance is not practicable, and compensating for impacts to the extent appropriate and practicable. The term practicable is defined as “available and capable of being done after taking into consideration cost, existing technology, and logistics in light of overall project purposes.
With current access to the Petition Site via Lost Horizon Drive and via Mt. McKinley View Drive I see no reason to impact the identified wetland area when ample public access already exists.
I have been in contact with the Anchorage office of the Army Corps of Engineers regarding this subject over the past 6 months. I have also been in contact with the Municipality of Anchorage’s Private Development Division. I am available to discuss these issues further upon request at the below address and phone number.
Respectfully submitted,
Geoffrey J. Warren
Lot 43 Blk 6
Prominence Pointe Subdivision
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