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HomeMy WebLinkAboutSCENIC VIEWS PUD - FINAL ..... SECOND PLANNING & ZONING BOARD HEARING - 3-96A - CORRESPONDENCE - CITIZEN COMMUNICATIONNeighborhood Survey Questions . I) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes C N V C 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such -as already in this area, or, multi- family units.such as condos and duplexes? Multi -family r- -'Single Family`` If Scenic Views is approved according to -the -proposed plan, how much of increased traffic flow into. the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- familr units to access Overland Trail? r 20/ 35/ 50/ 70% None 10% ° ° ° -(; 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No S) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? " Stay the Same Increase ' Decrease Notes or Comments: Neighborhood Survey Questions 1) Have you participated in a previous survey regarding.a proposed housing development in this area called Scenic Views? Yes No 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family .--'�ingle Family if Scenic Views is approved according to the proposed plan, how' much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 205yo 35% 505VO 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Ye=� No 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same increase Decrease j Notes or Comments: L � %I '/ Neighborhood Survey Questions 1) Have you participated in a. previous survey regarding a proposed housing development in this area called Scenic Views? Yes No .2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family Single F roily If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? . None �10°0 20% 35°0 50% 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? (Yes:)No 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Sam Increase Decrease Notes or Comments: Neighborhood Survey Questions 1) Haveyouu participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes No l 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family Single Family 1 If -Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 1O% 20% 35°0 50% 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes ( No 5) How do you feel the.proposed multi-fa►-i7ily development will affect the property values of this existing neighborhood? Stay the Same Notes or Comments: Increase' Decrease ease 1 �-/�.�����-�: ii�l. �V'`_L� ,`, \�,`..�t.,:�1_r_ � �� �U^�i1 ���"V�-.t .- �.. %l-L ii�• .��,�-l( _� ( ,,� _� 1. C L t-L Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes ;' No, 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and. duplexes? Multifamily Single Family If Scenic .Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 20% 35% '50%; 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the.major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes NO 5) How do you feel the proposed multi -family development will affect, the property values of this existing neighborhood? Stay the Same Increase Decrease, Notes or Comments: �.i (�,,' `C ..:; � .._•.'ii 1.2..-.._. �$ �'�H✓-i._. \�}J� �i. � t �� C.. �A2 C� �.'C..\a\ Cn�,\�cZ,jSLIT\,a ._>�ccL..\ �.:_1.�iGw�l.'`� \`-��S -i�l. C.: \t, �♦ -71 Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes No... 2) In Scenic Views would you prefer to see single familyhomes of comparable quality and price, such as already in this area, or, multi= family units such as condos and duplexes? . Multi -family Single Family'•; X31f Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 20°0 35% 506 70°a 4) If the Single Family home portion of the proposed plan is. not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same increase 'Decrease Notes or Comments: 4) 5) Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes CN 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area-, or, multi- family units such as condos and duplexes? Multi -family (Single Family 3 If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None ]0% 20% 35% 5 0 %0 705vo If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same Increase Notes or Comments: �q U 1 Decrease' j/ Neighborhood Survey Questions. 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes ( o' 2) In Scenic Views would you prefer to see single family homes of . comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi Single Family If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would.be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 1095 205vo 35% 50% 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The.retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being. presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same . Increase Notes or Comments: III-- I��jI Decrease Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes No, 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? �, —� Multi -family . Single Family If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi family units to access Overland Trail? (� may.` y,, boe-_m Q ytae. QL None 109b 20% �S or.c"-SO% 70 6`ec�.. 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No S) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same Notes or Comments: Increase Decrease ) . Neighborhood Survey Questions t 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes No ^� 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family SinlegFamily1 If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 20/ 35/ 50 i 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes (.,No/ 5) How do you feel the proposed multi -family development will affect. the property values of this existing neighborhood? 'Stay the Same-- Increase Decrease Notes or Comments: Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes No 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes?. Multi -family Single Family If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 20% ' 3j 506 50°0 7050 4) If the Single Family home portion of the -proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet.deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same Increase Decrease," Notes or Comments: 1) 2) Neighborhood Survey Questions .Have you participated in a previous survey regarding a proposed housing development in this area -called Scenic Views? Yes- M In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family Single Family If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting. the single family units directly through the multi- family units to access Overland Trail?. None 10% 20% 35°. 50% 70% . 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major.element for filtration of all pollutants in the storm water runoff This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes (No.1 5) How do you feel the roposed multi -family development will affect the l property values of this -existing neighborhood? Stay the Same increase Decrease Notes or Comment %�� , )-fa 1) Neighborhood Survey Questions Have you participated ina previous survey regarding a proposed housing development in this area called Scenic Views? Yes No 2) In Scenic Views would you prefer tosee single family homes of comparable. quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family. Single Family If Scenic Views is approved according to the proposed plan, how.much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None i &C�; 20% 35°0 50/6 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes CNo 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same Increase i�Decrease Notes or Comments: Neighborhood Survey Questions l) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? Yes N 2) In Scenic Views would you prefer to see single family homes of comparable quality and price; such as already in this area, or, multi- family units such as condos and duplexes? Multi -family Single Family If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 2 0 % 35%, 5090, 70% cJ�,'+ _RkoC& 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No 5) How do you feel the proposed multi -family development will affect the. property values of this existing neighborhood? Stay the Same increase Decreased =7 Notes or Comments: Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic Views? (yes) No 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family �-- --- �- '�-` f y `Single Family _' If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the. multi- family units to access Overland Trail? 11 None 105VO 20% 35% 50% 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet,deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes i No 5). How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same Increase Decreases Notes or Comments Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in this area called Scenic View Yes No 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family `Single Family �f If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% 20% 35% 5016 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? _ Yes `LNo� 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same increase /` Decrease Notes or Comments: 1 TZ Neighborhood Survey Questions 1) Have you participated in a previous survey regarding a proposed housing development in. this area called Scenic Views? Yes No) 2) In Scenic Views would you prefer to see single family.homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family. Single Family If Scenic Views is approved according to the proposed plan, how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 105vo 2 0 %6 35°6 /�50% 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes (No 5) How do you feel the proposed multi -family development will affect the property_values of this existing neighborhood? Stay the Same Increase Decrease Notes or Comment . Neighborhood Survey Questions T) Have you participated in a previous survey regarding a proposed housing development in. this area called Scenic Views? Yes �No% 2) In Scenic Views would you prefer to see single family homes of comparable quality and price, such as already in this area, or, multi- family units such as condos and duplexes? Multi -family - Single Family If Scenic Views is approved according to the proposed plan,. how much of increased traffic flow into the existing neighborhood would be alleviated by a street connecting the single family units directly through the multi- family units to access Overland Trail? None 10% .20% 35°0 505a 70% 4) If the Single Family home portion of the proposed plan is not approved, Scenic Views will have to build a retention pond to hold potential storm water for the -multi -family units. The retention pond would need to be a least ten feet deep. Man-made wetlands and the grassy areas in the bottom of the retention pond would serve as the major element for filtration of all pollutants in the storm water runoff. This is being presented as a park for the neighborhood to enjoy, would your family utilize this area for outdoor activities? Yes No 5) How do you feel the proposed multi -family development will affect the property values of this existing neighborhood? Stay the Same Increase Decrease Notes or Comments: the hole is in the ground, and to fix it somehow when it fails. It does not mitigate for the size and diversity of the existing wetlands that would be destroyed: The hole is dangerous in its depths and steep sides, and dangerous in its concentrations of hazardous residues. This hole is no solution at all, it is a whole set of problems, dangers, and liabilites that the city and the ditch company . assume, not with the developer, but with the HOA,if they sign off on this. These are the substantive issues attendant with this retention pond. At the very least, this hole should be monitored and bonded heavily for 5 years before any buildings are constructed. Any consideration of approval must be so conditioned. Above all, this open pit is not a park. It is an unworkable attempt at solution to procedural errors at the, beginning of this process, when the required stormwater utility stamp was affixed to the preliminary approval, when the necessary easements were never there. Easements weren't granted because the developer .would not reconsider any elmments of the plan, including the density, that is completely different than the existing neighborhood, and much higher than would be considered under the new land use plan. And that alloted density variation hinges on the assumption of a park. This 16 foot deep hole in the ground is most certainly not a park. And the park hinges on stormdrainge easments that have never been granted.. Therefore, ladies and gentlemen, we urge in the strongest way that you deny the final approval to this project on substantive and procedural grounds and we hope to hear a motion to that end. Thank you. addressed that he personally has ever heard in this city, and that it, is true that there are anthroprogentic (meaning not good for people and other living things) possibilities in this stormdrainage scenario. Our position is this', we are sure that there is a relationship between the water quality and our Farm, itsmission and its produce, and the community that we are a part of and. that we serve. We will not be a stormdrainage hazardous waste experiment... The Happy Heart Farm. and the Rogers Park Neighborhood demand that thorough baseline studies such as event mean concentration statistics be applied before, not after, this proposal is finaled, that the studies be payed for by the developer and that we 'really take these studies into the community to dialogue the values of water quality, not just hear the relative numbers in , parts per millions. The health and well being of our Farm, our neighborhood, our community, and our River are at stake. It is the time and place to drawn the line. There is an existing line on water quality that is .established in our neighborhood, that was put in place by Mother Nature, the developer contends she did this accidentally. - This is an existing wetlands on the Nothwest property boundry of this project which has been there for nearly 10 years. It is a diverse and .effective biological response to the water quality of the flow that comes thru that area.. Mr. Vieo's project must mitigate for the loss of that long established water quality area. It has been stated by others in the record of Dec16 that rebuilt wetlands just never do quite as well _as the naturally diversified .ones that nature puts in; by accident. And, we strongly disagree with the developers contention of the size of this wetland. This has implications in two very important reguards; first how much wetlands he must transfer into an already full retention hole, and secondly, that the existing wetlands now may fall into the size needed for further study under Corp of Engineer Federal regulation, called, I believe, Permit #26, effectively including this piece which we estimate at larger than the requisite 1/3 acre. We want verification of the area calculation by independant. sources before any further action is taken. will sum ,up: this project's final approval rests upon the assumption that a very big hole in the very wet ground of our last remaining open space in our neighborhood can be substitued for a park. It is a bad, temporary solution to stormdrainage problems. This huge hole is destructive of the existing natural water relationships. It is highly questionable as to affectiveness in its water quality function, and. without baseline study. It is left to the. HOA to watch what happens after concentration of hazardous waste, if it ever gets dry enough in there to work that way. The soluable pollutants, the gasoline, oil, pesticides, are to be handled mostly by an educational campaign monitored by the Home Owners . Association. V say it that way :because it is not the developer who is the designate for monitoring, .maintaining, repairing the pond and its pumps. It is the Home Owners Association that is stipulated to these tasks and the implied liability for the .thing when it fails. The HOA; the HOA! is given a list of things to watch, a set of instructions on how the pump should work, and a set instructions (non structural Bmps) to post on the bulletins. boards as .the main way to mitigate the soluable pollutants that the structural Bmps, (in this case, the permanent retention part and its skimmers, and the transfered wetlands biological controls) will hit and miss at. But, the Hoa has no instructions, because there aren't any, on what to do, if and when something goes wrong with this theory, the wet - dry pond, the transfered wetlands plants that might no make it, or the pumping that could be necessary pretty constantly. The HOA, not. the developer, will be liable,-. as will the city and the ditch company, when this fails, if they sign off on this radical plan , but it will be the neighborhood, the ecosystem, and the Happy Heart Farm that will pay the . costs in . losses of health and . safety. So, we have real concerns with safety hazards of the pond, concerns. with the effects on water volumes in the ditch, volumes in the groundwater basin, and. water volumes in the .down slope ponds that could be effected by this retention pond. We are not satisfied- with the HoA being left with monitoring of the experiment, to sort of watch to see what really will happen. The other critical unresolved substantive issue is water quality. Water quality issues, in their relationship to stormdrainage ,are new territory, but very timely issues, to the stormdrainage uitlity, to the city, to the ditch company, and to many people in the community. Water quality issues are not new to us at the Farm, and are terribly important issues to my farm -sharing families. The Ditch company has clearly stated that the water pumped from this holding area can be "in no way contaminating." Where is the science that defines contamination? The water quality expert for the city has told me that the standards haven't been defined, that science is unsure of the effects on irrigation water, and that the technology is unproven. He has also stated . that any datafication would be expensive, lengthy, extremely 'variable, and difficult, to state except in highly relative terms. He .also stated that the Happy Heart Farm has the most direct need for water quality issues to be Lets. start with the so-called structual BMPs (Best Management Practices) or bmps. 11 feet down there, a portion of the hole is to be for the sedimentaton fallout. of. the particulate group of pollutants that will. come with. stormwater running from the rooftops and parking lots of this proposed development. This part of the pond is proported to stay dry except in storms, because it will be sealed off from the subsurface water basin that it sets in with a impervious 8 ft slurry wall on the sides. This so-called extended detention part of the pond is 5 feet above the so-called retention pond (so, we're 16 feet down there now), which must be kept permanently wet so it can try to preform its purported function to deal with the soluable pollutants, at least in part, as it states in the developer's prospectus. Lots _ of questions. raise to the surface, almost like water seeking its own level_. The plan itself states _ that the so-called water quality pond (the retention part of the pond) must have water permanently in it, and that this pond and the wetlands will. be charged with ground water and runoff. Nowhere is there as statement that the bottom of this pond is to be sealed, or that. it butts into an impervious layer of bedrock; in fact, to ,the contrary, that it has to have groundwater charging the permanent pond. Now the wet pond and the dry pond are the same. hole, just with varying degrees of depth, and . all the depths are below the existing surface of this natural basin which has been shown to always hold lots of water . at just 2 feet below grade. The point? water seeks its own level, and since the deepest part of the hole must have., groundwater constantly in it.. the entire hole will constantly have water in it, lots- and lots of it. The whole pond will be permanently wet. unless the pump is running constantly, which it .will need to do. because the pump will be pumping this entire basin's water. And where? Into the Pleasant Valley Irrigation ditch_. All year long. How much water and for how long is unknown, with. no way to calculate these amounts before the hole is dug. and yet this holds real consequenceses as to maintenence, seasonal flow fluctuation levels, and other liabilities for the ditch company. As we stated in December, the ditch company does not want those liabilities. A large. part of the pond is supposed to stay dry except in storms, and that portion of the hole is to be for the sedimentation of the of pollutants that stick to particles that come with stormwater running from the rooftops and "parking lots. This sedimentation process will allow heavy metals, bacteria, and other particulate pollutants to settle out into the ground and vegetation, be concentrated there; then the neighborhood kids can come slide down the steep banks . and roll around in that review and clarify tonight. But, all these are reactions to the poor temporary solutions that have since been posited around the initial lack of the required stormdrainage easement. Please note again that all. the arguments which we presented on December 16, 1996, are a matter of record forthis continuance tonight. We shall restate some of the strong objections we made then, and hopefully make them current to this, the fourth generation of this retention. pond's design. This huge thing, 3 acres big and 16 feet deep, is proposed to be dug in a basin that has, since records have been taken, been full of. water. The slides we showed you then show that the water is 2 feet below grade, even at the driest time of year: We are tremendously sceptical that this. hole can be dug, without filling with water in the process, which will, then need to be pumped into the ditch if the hole proceeds. He will be pumping the subsurface water of that entire basin. This attepmted drainage of this natuaral basin will effect all the ponds and natural flows downstream, i.e., the stock watering pond that has been and is used by the farmers before me, and myself. Note that my pond is presently full, and has been all winter; even before _ the recent snows. Its historically full in the winter and fall, the driest times of year. That pond on my land is a part of the agricultural significance of the Happy Heart Farm, and just digging that hole will have effects, on that water. Will this retention pond dry up my historical agricultural use of this water? Bringing all that subsurface water to the surface makes it surface water, and this could have.. implications to State level agencies, specifically the Pourde River Commission, as to amounts and ownership. Any pumping ,.into the Pleasant Valley Ditch will have impacts on volumes in that ditch, and if pumping is to be done at the winter season, as it will have to be done, seasonal maintenence of the ditch will be affected. All this without any baseline study as to amounts or results. This. is just in the digging of the hole, so far. Let me state again that this hole should in no way be miscanstrued as a park. Its purpose. really, and its design is to function as a temporary solution to the unresolve challenge of the stormwater drainage utility. We raised serious objections to this hole as a neighborhood, around the safety of this attractive nuisance, which in December was 8ft deep, now is 11ft in most places. The deepest part of the current evolution of this hole has been trotted out as a state of the art water quality pond, it has water permanently in it, and it is 1.6 feet below the surface grade. The temporary solution is becoming a bigger. and bigger hole that gets deeper . and deeper. And, the plan for the hole is full. of holes. N provided by the developer.. This error should have kept this project from proceeing to the preliminary hearing of this Board. It is an integral part of that level of hearing before this Board. And, it is integral to the real planning of such a large scale project. Rather than conjecturing onhow . that mistake happened or placing .blame for it, it would be more to the point as to what should have been done to correct it. Rather than taking the proper action which would have been to start over again with that important required element in .place, the stormdrainage utility has chosen to offer so called solutions to the developer that 'are, in .there 'own words, "temporary bad solutions," but that continue to receive that department's approval stamps, including the big hole before you tonight. Our position is this: this project should. be rejected, sent back to the point where it should have . been in the beginning, with the requirement that the stormdrainage easements be in place as a first step in really planning this project. An important correlary point proceeds from the generations of temporary solutions that have since been divined to the stormdrainage problem. The small detention pond of the original. plan design, submitted at the Neighborhood Meeting and to this Board at preliminary was a part of a designated Neighborhood .Park, which has since become more and more a neighborhood hazardous waste holding facility. This so-called park is, in its present incarnation, a 3 acre,16 foot deep hole in . the ground that is proposed to function really as a stormdrainage pollution waste filtration system. We will most definitely say more .about the substantive reasons why this temporary bad solution won't work for us as a neighborhood, but germain to the proceedural category is this; this dangerous retention pond is not a park, and it was a park that this Board and the neighborhood was shown, and it was. a park which granted this developer 10 points of density that allowed him to bring a preliminary plan before you that is of a much greater density than currently exists in the surrounding neighborhood, and that is of a much greater density than would be allowed if this project. is considered under the, newly approved city land use plan. Among many other items, it. was the disagreement over density which prevented the granting of the stormwater drainage easement. The preliminary approval of the density of this plan was granted based points of a park. That park's design and function was based on stormdrainage easements that never were granted. This project should be denied on those proceedural grounds. Now; the substantive concerns which we have shown on. December 16, '96 and to the present are already a matter of record, which we shall Scenic Views Final Hearing 3/10/97 Ladies and. gentlemen, good evening. I'm Dennis Stenson of 2820 W. Elizabeth St., The Happy Heart Farm. To help facilitate these proceedings,. I will be addressing you tonite as the authorized designated speaker for the city recognized Rogers Park ..Neighborhood" Group.. I will be covering my neighbors concerns within the alloted 20 minute time, and also speaking about our concerns at the Happy Heart Farm in that same time frame. Tonights meeting is a continuance of the Final hearing which started on December 16, 1996. It is important to note that all the elements of our position which we made on that date are a part of the official record for the final hearing on this project, and that all of those points remain the concerns of the neighborhood. I will review those points which we maintain are grounds to deny final approval of this project, and we will therefore ask that a motion be made to that effect. Our points that night and this evening fall into two categories; the first being of the failure. to follow proscribed city rules of procedures as it applies to elements of the -LDGS, and the second category of concerns relates to substantive issues which are parts of the project, and which we, feel strongly put the neighborhood at risk The categories are very much related and overlap. We shall address the procedural concerns first. Some history. Please carefully note. that the plan before you tonight, up for Final Approval, is a significantly different .plan from the one that we saw at the so-called Neighborhood Meeting held more than a year ago, on. January 18,1996. It is also a very altered plan from the one that was granted conditional preliminary approval by .this Board way back Earth Day, April 22, 1996. It is a matter of record that at both those meetings, citizens raised numerous questions about neighborhood compatibility of such a huge density; about the inevitable loss of irreplaceable wetlands and wildlife; about traffic congestion, flow patterens and safety, noise and stress levels. The stormdrainage runoff from this project was questioned. These issues were addressed by the city planning staff and approved. as being in compliance by this Board, but specifically the designated park area was a completely different picture than what is being passed for one tonight. Also, questiones concerning the need for an overall development plan met with some very difficult to understand and rather shakey procedures. It is most important that the stormdrainage utility stamp required to bring this project to preliminary hearing was granted in error, because there never was a contiguous easement granted, contrary to information