City asks for ‘substantial revisions’ in Uintah Bluffs development plan

       The 57-unit Uintah Bluffs development plan is back in the developer's court.
       In a recent letter to the architect/consultant for Craddock Companies, City Planner James Mayerl calls for “substantial revisions” before his office will forward the application to City Planning Commission.
       The project, which would have 27 duplexes and one house on 5 ½ of its 13 acres, is proposed on a ridge top above Bristol Elementary (located off Walnut Street south of Uintah Street). Vehicle access would be from Manitou Boulevard; there would also be a trail access down to Bristol Park.
       A zone change to Planned Unit Development (PUD) is part of the request.
       Matt Craddock of Craddock Companies said the issues spelled out in the letter are being reviewed by the consultant. However, he specifically objected to a comment from City Parks - incorporated into Mayerl's letter - that City Parks Board's concept approval last year of an easement from Manitou Boulevard through city-owned property was contingent on the project having only 44 units. “They never had a plan with 44,” he said.
       The planning file also contains seven sets of citizen comments that have come in since the submittal was filed in December. The main concerns include traffic, hillside issues, wildlife disruption and loss of natural beauty. Also, the Organization of Westside Neighbors (OWN) asked that Uintah Bluffs's drainage issues be considered in conjunction with the Monument Street triplex/ duplex subdivision (a nearby project that is still under review by the City Planning staff) because both would drain onto Monument Street.
       Mayerl's letter includes these additional plan criticisms:
  • An “insufficient” assessment of the planned grading.
  • Buildings shown on “potentially unusable slopes.”
  • Retaining walls 20 or 24 feet tall, which “are not in keeping with the intent and purpose of the Hillside Overlay zone.”
  • “Unacceptable” land suitability analysis.
  • Lack of landscaping in the landscape plan.
  • Lack of a sidewalk on the road that will go through the property.
  • Failure to meet fire standards for a turnaround at the end of the road's cul-de-sac.

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