Kiowa update: Two duplexes going up, pre-app in for Lot 9
Work is continuing on two duplexes in a controversial five-duplex, one-house subdivision on a 1-acre plus propery at 3325 W. Kiowa St.
Developer Jeff Shada said he has also submitted a preliminary application for a building permit on a third lot (Lot 9), on which he hopes to construct a house next to a Garden of the Gods-style rock outcropping at the east edge of the property.
The project was discussed three times at City Council this year after nearby residents complained about several issues with the project, including City Planning allowing cutting below grade on the outcropping, drainage-control uncertainties, a 120-year-old plat map precluding hillside overlay rules, the lack of a pre- construction neighborhood meeting and survey anomalies.
Shada has since hired a new drainage consultant, who has drawn up a plan for regrading the alley and building retaining walls on the properties on the other side of the alley, just below the project. Shada has discussed the drainage plan with the neighbors, and was still collecting responses on the latest plan last week. His Lot 9 layout is contingent on their approving the drainage plan, he pointed out.
One of the residents, Richard White, told the Westside Pioneer last week he has studied the plan and wants more safeguards about trash or run-off coming onto his property; also, he would like the retaining wall terraced instead of sloped.
There has been no change in the survey issue. Jenna Saunders, an existing resident just west of the project area, has a survey that disagrees with Shada's. His indicates that a corner of her land encroaches on the project area. Shada and Saunders have discussed a possible land deal, but that's as far as it's gotten at this point.
At a March council meeting, Mayor Lionel Rivera had called for a survey resolution by the City Attorney's Office before more permits were issued. This matter has not become an issue yet, according to City planner Brett Veltman, because a preapplication is simply informational and does not require city action, Veltman added that he thought Shada was doing a good job of working with the neighborhood on the issues.
The duplexes under construction on Lots 7 and 8 are close to the 30-foot height limit and can be seen above the outcroppings from easterly vantage points off Pikes Peak Avenue. According to Shada, the house on Lot 9 will be about 1 ½-feet higher and, as a result, screen out the duplexes from the east. The house will also be given a reddish color that should “blend in” with the rock formation and be “a lot less obtrusive to the eye,” Shada said.
Westside Pioneer article