HomeMy WebLinkAboutINDIAN HILLS VILLAGE FINAL PUD - 81 93A - CORRESPONDENCE - CITIZEN COMMUNICATION (6)1r
Indian Hills Village PUD
------------------- =May 17, 1994 — —
and Zoning Board, the Cheyenne Drive entrance was vacated. Currently
East Stuart Street is shown as the only access to residents of Indian
Hills Village PUD.
In fact East Stuart Streit--is-designated as i collector street. But
it is not a standard collector, despite "average" traffic count shown
in a 1992 survey. Narrower than the city standard (only partially
offset by the proposed new markings), East Stuart Street contains no
standard cross streets for its distance from Remington Street to Lemay
Avenue, one block short of a mile. From Stover Street to Lemay Avenue,
or fully two-thirds of the distance, there is no through street to
Prospect Road. - -
Already East Stuart Street is the sole feeder for single-family homes,
PUD's, and neighborhood care facilities to the north. Traffic from
Whedbee south and Stover north and south, and from Mountain Gymnastics
and the Spring Park ball diamonds at Busch Court all converge within
a single 1 112 block segment. The Indian Hills Village PUD will add
further parking and traffic congestion in an area already narrowly
defined.
6. Homeowners Association
While homeowner associations are not usually a city consideration,
HOA's give assurance that an area will receive due care and maintenance.
With its private drives and lack of yard space in contrast to areas
surrounding, Indian Hills Village PUD may benefit from an HOA. Area
residents would appreciate knowing the plan for maintenance and its
mandates under such an organization.
Overall, drainage and compatibility issues remain a primary concern. One
solution may be designation of the two home sites closest to Busch Court
as green space. With that, there would be enough land to resolve drainage
concerns and to accommodate trees and landscaping at the boundary with Busch
Court. Further, a decision not to build at the southwest corner would allow
pedestrian access to the community in a green space highly visible. The
Stuart Street facing would be enhanced as well.
CC,. Jonathan J. Prouty(}z`�'
Kerrie Ashbeck
Tim Buchanan �"►.('�'�'L-
Basil: Hwidan
Busch Court neighbors
3.
4
5.
Indian Hills Village PUD
May 17, 1994
lines will remain to buffer and screen this use from the existing
single family houses on Stover Street and Busch Court.... Staff
finds that due to the innovative sensitive design and well
landscaped buffer areas, the proposed land use is compatible with
the surrounding land uses."
Height of Units
Standard for two-story dwellings is a site building height of 22.'
Indian Hills West PUD covenants restrict building height to 241.
In contrast, Lagunitas Company has secured a site maximum building
height of 351. According to its elevation submittal for Indian Hills
Village PUD, ranch elevation may exceed 22' and two-story elevation
will approach 35.' Only the steeple on nearby Trinity Lutheran
Church boasts a similar 35' height.
Busch Court neighbors request that the site maximum height be
renegotiated with the city and the community. It is their hope that
Indian Hills Village PUD units may be compatible to existing
neighborhoods without compromise to the aesthetic of the homes within
and surrounding.
Green Space
Standard PUD's usually have planned, open green space, added before
city approval is given. While green space may not be a city
requirement for a single-family PUD, area residents believe green
space an important consideration in this instance. With all properties
accessible on front and back to vehicle traffic, and only a 3' buffer
side and back and 14.5' front area, Indian Hills Village PUD will take
its character from concrete and asphalt surfaces. Traditional single-
family lots have 20' front, 15' back and 5' side buffers.
Neighborhoods surrounding the PUD follow this pattern, with Indian
Hills West in particular making creative use of its non -housing areas to
maximize green space. Non -paved areas are essential to the aesthetic
quality of the development overall. Green space eases run-off as well.
Transportation
In an earlier plan, there were two entrances slated for Indian Hills
Village PUD, one from
Drive. On January 24
otner
1994, at the Preliminary Hearing of the Planning
May 17, 1994
TO: Kirsten Whetstone. Project Planner
�L�a,n'ie"�-t�e6ef
FROM: Busch Court Neighborhood Geoup
RE: Indian Hills Village PUD
On May 11, 1994, Mr. Jonathan J. Prouty,
met Busch Court neighbors a second time on
Following are concerns unresolved:
1. Drainage
President, Lagunitas Company,
the Indian Hills Village PUD.
City officials and residents of Busch Court continue to review
drainage concerns. Recent adaptations to the site plan show a
swail expanded to.meet the minimal flood standard. Projected to
accommodate run-off for Indian Hills West and Indian Hills Village
PUD, the swail follows the western boundary of the property to the
north, to East Stuart Street. Still, the area sufficient to carry
the run-off would absorb any buffer zone between Indian Hills
Village PUD and Busch Court. Reduction to the site plan as a
result may not have been sufficiently addressed.
In the meantime, changes are required in grading on the Indian
Hills West property trade to the south. As yet there are no plans
for these changes, certain to impact drainage. In fact elevations
decrease as groundwater moves from Indian Hills West and Indian
Hills Village PUD along natural drainage contours to Busch Court
and the northwest. Residents in the drainage plain foresee a
higher water table with impact to subsurface areas and yards.
Neighbors would like to see a comprehensive plan for grading well
in place with signed agreements and easements prior to confirmation
of drainage, site, and landscape plans, and final PUD approval.
2. Neighborhood Compatibility
Trees and a means to ensure their place in the site plan are also
a concern. Typically the city requires trees along property lines
within a PUD. Yet in the most current plan for Indian Hills Village
PUD. there are no trees designated for the periphery. While there
are vestiges of old hedgerow trees within some of the Busch Court
properties, there is no tree buffer of any kind behind two of the
six properties adjacent:
In addressing neighborhood compatibility, the Staff Report for the
Indian Hills Village PUD, Preliminary, #81-93, section Se, appears
"The existing dense tree plantings along the east and west property