Wednesday, May 14, 2008
Tuesday, May 13, 2008
Build Hill Place right or don't build it
The maps based on aerial photos below are reasonably new, and people who live in some houses along the Town Branch of the West Fork of the White River between Eleventh Street and Fifteenth Street who are paying on mortgages on their homes now have to pay for flood insurance.
A close look at the maps reveals that FEMA now acknowledges not only that many buildings in that stretch are either IN or immediately adjacent to the acknowledged flood plain but also that much of the infrastructure for the failed Aspen Ridge site was built in the flood plain between Sixth and Eleventh streets west of South Hill Avenue.
People who have lived in the neighborhood a long time know that the actual floodplain is much wider in places than the FEMA map shows.
While the developers of the Hill Place project are being required to remove a sewer line and blocks much of the flow under the bridge at Eleventh Street, they have not been told to build their proposed traffic bridge higher than the current walkiing bridge. In fact, they are proposing to build the traffic bridge LOWER than the walking bridge built in 2005 or 2006 across the stream. Because federal agencies will barely even look at the plans, the city must make the decision on this further construction in the floodplain.
In 2003 and 2004, the developers claimed that FEMA maps did not show floodplain in the area. Neighbors pointed out that the Town Branch FLOWED OVER much of that land frequently even though the government had not designated it as floodplain and that, not only did the stream flow over the bridge at Eleventh Street but sometimes flowed over the bridge at Fifteenth Street.
Just another example of NIMBIES being ignored in favor of developers and builders who don't care what harm their projects might do as long as they are able to reach the density level required to make a huge profit. People who say "Not in my backyard" in this neighborhood have seen the water there (and some have seen it in their houses or flowing in front of their houses); so they aren't talking about a trivial problem.
The lowest portion of the former wooded wetland at the southeast end of the project must be dug out and structured to pre-Aspen Ridge grade or lower to reapproach the historical flood-prevention capacity of that land.
No further paving should be done southeast of the existing walking bridge and the impervious fill dirt should be removed and water again should be allowed to soak into appropriate organic soil.
Developers claim their right to build as long as their project doesn't send more water off their land than flowed off there before.
They use voodoo mathematics that ignore overflow from the Town Branch and that ignore the nearly 100 percent permeability of the surface of the area before it was cleared and filled with rocky dirt and red clay.
They rely on the fact that water has threatened the downstream homes a little more each year during the decades the University of Arkansas has filled similar land on the campus and covered or dredged absorbent soil on the campus in favor of non-absorbent, non-organic soil and concrete.
Now is the time to begin to require developments to DECREASE downstream flooding, not aggravate it and blame the university for its building practices. Multiple wrong decisions don't add up to a right decision.
A close look at the maps reveals that FEMA now acknowledges not only that many buildings in that stretch are either IN or immediately adjacent to the acknowledged flood plain but also that much of the infrastructure for the failed Aspen Ridge site was built in the flood plain between Sixth and Eleventh streets west of South Hill Avenue.
People who have lived in the neighborhood a long time know that the actual floodplain is much wider in places than the FEMA map shows.
While the developers of the Hill Place project are being required to remove a sewer line and blocks much of the flow under the bridge at Eleventh Street, they have not been told to build their proposed traffic bridge higher than the current walkiing bridge. In fact, they are proposing to build the traffic bridge LOWER than the walking bridge built in 2005 or 2006 across the stream. Because federal agencies will barely even look at the plans, the city must make the decision on this further construction in the floodplain.
In 2003 and 2004, the developers claimed that FEMA maps did not show floodplain in the area. Neighbors pointed out that the Town Branch FLOWED OVER much of that land frequently even though the government had not designated it as floodplain and that, not only did the stream flow over the bridge at Eleventh Street but sometimes flowed over the bridge at Fifteenth Street.
Just another example of NIMBIES being ignored in favor of developers and builders who don't care what harm their projects might do as long as they are able to reach the density level required to make a huge profit. People who say "Not in my backyard" in this neighborhood have seen the water there (and some have seen it in their houses or flowing in front of their houses); so they aren't talking about a trivial problem.
The lowest portion of the former wooded wetland at the southeast end of the project must be dug out and structured to pre-Aspen Ridge grade or lower to reapproach the historical flood-prevention capacity of that land.
No further paving should be done southeast of the existing walking bridge and the impervious fill dirt should be removed and water again should be allowed to soak into appropriate organic soil.
Developers claim their right to build as long as their project doesn't send more water off their land than flowed off there before.
They use voodoo mathematics that ignore overflow from the Town Branch and that ignore the nearly 100 percent permeability of the surface of the area before it was cleared and filled with rocky dirt and red clay.
They rely on the fact that water has threatened the downstream homes a little more each year during the decades the University of Arkansas has filled similar land on the campus and covered or dredged absorbent soil on the campus in favor of non-absorbent, non-organic soil and concrete.
Now is the time to begin to require developments to DECREASE downstream flooding, not aggravate it and blame the university for its building practices. Multiple wrong decisions don't add up to a right decision.
Monday, May 12, 2008
FEMA floodplain map of Aspen Ridge/Hill Place and streets downstream
Please click on image to ENLARGE.
Please click on image to ENLARGE.
Please click on image to ENLARGE.
Monday, May 5, 2008
Fayetteville City Council to visit Town Branch Neighborhood development sites at 4 p.m. today. Everyone welcome. Need tax on topsoil removal
The mayor and members of the Fayetteville City Council are to gather at the failed Aspen Ridge town-house construction site near W. Sixth Street and S. Hill Avenue at 4:30 p.m. today (Monday, May 5, 2008 ) to view the 30-acre parcel from which nearly all the trees and topsoil have been removed. The rich, fertile, stormwater-absorbing, water-purifying soil has been either dredged out and hauled away or buried under tons of less-absorbent rocky soil.
Tuesday at 6 p.m., the council is to evaluate a plan that has been brought forward by Hank Broyles, who sold his share of the Aspen Ridge property to his partner in that venture, Hal Forsyth, soon after it was approved in 2005, but who bought the whole parcel after Forsyth's development ended with hundreds of low-income residents displaced but nothing built on the property.
Slimy, yellow silt-laden muddy water has overflowed from the failed Aspen Ridge site onto the north end of World Peace Wetland Prairie ever since that 30 acres' vegetation was removed and the soil replaced with non-absorbent soil. The Hill Place student apartment plan and the Summit Place plan must manage silt and stormwater properly or both WPWP and the Town Branch will be further damaged.
Broyles' new plan is to sell the property to
Place Properties, limited partnership, which develops and manages apartment complexes for college students in several states. The sale, apparently, is contingent on Broyles' getting the student-apartment plan approved by the council.
Please see
Summit Place, Hill Place maps and photos with first plans for Summit Place that were submitted to the Fayetteville planning department early this year.
Please see
Hill Place/Aspen Ridge plans, maps and photos with concept drawing from January 2008.
Town Branch neighbors are asking that the Summit Place plan be evaluated by the council before the council approves the Hill Place plan. Water from the eastern slope of Summit Place on Rochier Hill will increase erosion and further exacerbate the stormwater problems created by the Aspen Ridge land clearing and now the problem of the Hill Place project. Appian Design Center
Hill Place/Summit Place plan designers is planning both projects. Hank Broyles and John Nock reportedly own the Summit Place property.
The Summit Place project west of the Arkansas and Missouri Railroad is in Ward Four, while the Hill Place project is in Ward One.
As in the case of many adjacent projects, these are separate but the upstream work will have a bearing on the downstream project's success in protecting people further downstream on the Town Branch of the West Fork of the White River from flooding as well as an effect on the quality of water entering Beaver Lake, the water supply for most of Northwest Arkansas.
For details, please call 479-444-6072.
Tuesday at 6 p.m., the council is to evaluate a plan that has been brought forward by Hank Broyles, who sold his share of the Aspen Ridge property to his partner in that venture, Hal Forsyth, soon after it was approved in 2005, but who bought the whole parcel after Forsyth's development ended with hundreds of low-income residents displaced but nothing built on the property.
Slimy, yellow silt-laden muddy water has overflowed from the failed Aspen Ridge site onto the north end of World Peace Wetland Prairie ever since that 30 acres' vegetation was removed and the soil replaced with non-absorbent soil. The Hill Place student apartment plan and the Summit Place plan must manage silt and stormwater properly or both WPWP and the Town Branch will be further damaged.
Broyles' new plan is to sell the property to
Place Properties, limited partnership, which develops and manages apartment complexes for college students in several states. The sale, apparently, is contingent on Broyles' getting the student-apartment plan approved by the council.
Please see
Summit Place, Hill Place maps and photos with first plans for Summit Place that were submitted to the Fayetteville planning department early this year.
Please see
Hill Place/Aspen Ridge plans, maps and photos with concept drawing from January 2008.
Town Branch neighbors are asking that the Summit Place plan be evaluated by the council before the council approves the Hill Place plan. Water from the eastern slope of Summit Place on Rochier Hill will increase erosion and further exacerbate the stormwater problems created by the Aspen Ridge land clearing and now the problem of the Hill Place project. Appian Design Center
Hill Place/Summit Place plan designers is planning both projects. Hank Broyles and John Nock reportedly own the Summit Place property.
The Summit Place project west of the Arkansas and Missouri Railroad is in Ward Four, while the Hill Place project is in Ward One.
As in the case of many adjacent projects, these are separate but the upstream work will have a bearing on the downstream project's success in protecting people further downstream on the Town Branch of the West Fork of the White River from flooding as well as an effect on the quality of water entering Beaver Lake, the water supply for most of Northwest Arkansas.
For details, please call 479-444-6072.
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