Dear Neighbors,
We have been informed about a potential new development on the land that starts at the corner of Abbey Road and Priory Road. It is a 55 acre parcel on which they would like to put thirty-one (31) - 1 acre homes.
On December 15 at 5 PM, the Town of Washington(TOW) board discussed voting on rezoning this land. Currently it is Rural Housing which means 1 house/5 acres. The developer would like to change it to Rural Residential which means either 1 house/2 acres or a higher density if 40% of the land is open land and this includes the road (Called a Conservation Subdivision). The Town of Washington’s Comprehensive plan (TOWCP) would like land in our area rezoned to Rural Residential or Rural Residential Cluster.
We oppose this higher density for the reasons below. If you have similar concerns, please attend future meetings, call or write the Town of Washington Board members (names and numbers listed below) and/or sign the on-line petition at http://www.ipetitions.com/petition/no-to-zoning-change . Please Help Us Protect Our Water. Join the Priory Neighborhood Water Protection Association.
After reading through the TOWCP as well as talking with employees from the City of Eau Claire, the County, the TOW, and other local professionals concerns for this proposal include:
- Our hills are mostly made of extremely dense and moderately fractured rock, such as Wonewoc Formation, Eau Claire, Formation and the Mt Simon Formation. These formations are dense formations, in which water does not percolate and must find crevices around the rock to get to the ground water. Percolation is important for removing contaminates before it gets into the ground water. If this type of bedrock is within 5 feet of the surface, unsewered growth could cause problems for our ground water (page 4-49 of 2015 Land Use and Growth Management Assessment for Eau Claire). The City of Eau Claire is recommending mound systems for the top of the hill of this development due to this bedrock and the size of these will be an impact for such small lots. With highly permeable soils and rock, a bigger lot is always better with septic systems.
- The City of Eau Claire is not sure if they have had such a high density development on this type of sandstone/bedrock before now. I have asked the City of Eau Claire to look into this manner and also discuss with the County.
- Our area is not included in the Sewer Service Area which means it is not anticipated to be annexed or connected to the City of Eau Claire’s public utilities due to the bedrock, the hills, and cost to do so. That said, we must be vigilant in protecting our ground water, wells, and aquifer. The main aquifer in this area runs towards the Chippewa River with some pull in areas towards Lowes Creek. We are all connected when we rely on well water and septic. The Priory is checking their well water monthly due to having children at their site as well as an older sewage collection pond.
- Per the TOWCP, land in which there are slopes >20% are not to be developed into Conservation subdivisions. Map 8 of the TOWCP shows that the proposed development land has a 20% slope. A few months ago this percentage was increased from >12% to >20% for a similar development on II and Hwy 93 to be able to go through. That development is next to a four lane highway, has walking trails, and a connection to the bike trail which will have a very different impact on neighbors than this proposal would have for our neighborhood.
- This will be another increase to traffic on Priory Road without TOW plans for improving the road or biking/ walking trails. The Priory serves 155 preschoolers, 20 staff + student staff, and has 50 students living in the dormitory. The road traffic has picked up significantly making walking a dog or riding a bike a dangerous endeavor. An additional 31 homes will only add to this safety issues and set a precedent for other development on other farmland in our area.
- The added impermeable surfaces, such as driveways, roofs and roads will add to increased water run off, which will impact homes and properties and homes lower than this proposed subdivision.
Per the Town of Washington Comprehensive plan, “All land does not hold the same development potential. Development should only take place in suitable areas, which is determined by a number of criteria, including:
- A community’s comprehensive plan: (see TOWCP 2.8.2 Design of conservation subdivisions. This plan does not hit the goals of recommended design per the plan).
- Compatibility with surrounding uses: (No, due to bedrock, septic systems, traffic and potential water table issues)
- Special requirements of a proposed development: (>20% slope)
- Ability to provide utility and community services to the area: (Out of the SSA area)
- Cultural resource constraints
- Ability to safely access the area: (Increased traffic will be a safety issue)
- Various physical Constraints: (Bedrock and steep slopes)
- The Town of Washington Board and the County Board want data and specifics for not approving this rezoning.
If you have had well issues, septic concerns, or other reason to oppose this project please let us know as well as put it in writing. A large turnout from the neighborhood requesting that the zoning remain the same would be helpful in protecting our water.