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HomeMy WebLinkAboutT12N R3W SEC 22 S-86074T12N R3W Sec. 22 586074 MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH & ENVIRONMENTAL PROTECTION Environmental Health Division CASE REVIEW WORKSHEET CASE NUMBER: DATE RECEIVED: COMMENTS DUE BY: 86-074-2 April 24, 1987 May 11, 1987 SUBDIVISION OR PROJECT TITLE: A request for final approval of a conditional use to permit an equestrian facility in the PLI/SL zone. (T12N R3W Section 22 Lot 30) ( ) PUBLIC WATER AVAILABLE ( ) PUBLIC SEWER AVAILABLE ( ) COMMUNITY WATER AVAILABLE COMMENTS:r 86-074-2: A reques for final approval of a conditional use to permit an equestrian ~aczllty in the ~LI/~ zone. I have several concerns with the request for "final" approval of a conditional use to permit an equestrian facility in the PLI/SL zone. I commented previously on thzs case in the preliminary phases anG it Goes not appear that any of my concerns have been adequately addressed. In the surface drainage plan sheet No. 2 of 6, arrows are shown to pictorally represent the dlrectzon of surzace runoff. This site drainage plan as shown is not adequate for a thorough review o~ thzs project. AS I mentione~ in my eariler review, a more detailed drainage site plan is necessary. This plan must show the ~ollowlng: The ultimate destination of surface runotl trom the site. In this case petitioners claim that surface runoff will not end up in Little Campbell CreeK. However, given the simplistic nature of the site drainage plan, the close proximity of L~ttle Campbell Creek, and the topography of the site it is not at all clear that runoff from the site at some point will enter Little Campbell Creek. 2. The method for handling runoff from parking areas and roof areas. The ultimate receiving water that will accept runof~ from O'Malley Road. Collection or treatment systems that accommodate runoff from grazing and holding areas. In general, a more detailed waste management plan is necessary. As soon as information on the above items is made available I can complete my review of this project. On-site Services: No objection to this case. ?~a~ttle Susan E. Oswalt MUNICIPAL[ZY OF ANcNORAG~ DEPT. OF HEALfH & ENVIRONMENTAL pRoT[CTIOI~ CASE NO~ 86-074-2 RETURN COMMENTS TO: MUNICIPAL PLANNING DEPARTMENT Zoning and Platting Division PoOo Box 196650 Anchorage, Alaska 99519-6650 343-4215 request to rezone approximately ..... acres from request to amend Title 21 to ................... . XXXXXX A request for final approval of a conditional use to permit an equestrian facility, in the PLI/SL zone. request for an amendment to a conditional use ...... A site plan review for ........................... COMMENTS: Planning & Zoning Commission Public Hearing Date: June 8, 1987 Co~%ments Due: May 11, 1987 DISTRIBUTION: STANDARD DISTRIBUTION ...... (Public Projects) Urban Design Commission ...... (Ordinance Amendments) Municipal Attorney's Office XXXXXX Huffman/O'Malley Community Council ....................... Federation of Community Councils 11101 Totem Road Anchorage, AK 99516 Tel: 346-1452 April 15, 1987 Mr. Joe Stimpson Municipality of Anchorage Planning and Zoning Department Anchorage, AK 99510 Re: Planning and Zoning Case No. 86-074 General Assembly No. AO 87-9 Dear Mr. Stimpson: Pursuant to General Assembly approval on April 7, 1987 of our rezoning application, I hereby apply for Conditional Use for the subject property for the purpose of establishing a commercial/recreational equestrian facility. Enclosed is my check to cover the applicable Conditional Use Application Fees. Attached is narrative in response to criteria requested in Chapter 21.15.030 relative to Conditional Use applications, together with maps prepared from reproducible mylar at a scale of 1" = 20'. As you know, Mr. Les Brattain is our engineering representative, and you should feel free to contact him at 279-0543 with any questions during the progress of your evaluation. Also, Mr. Ralph Clampitt is our architect, and can be reached at the offices of Wirum & Associates (telephone 276-3400) if you have questions for him. Please note that since this application was processed by P & Z late last year, Lot 3, Boyd Subdivision has been deleted, and my application now encompasses only Lot 30, Sec. 22, T12N, R3W. This modification was approved by the Assembly. We look forward to your assistance, and hope to receive your confirmation of an early June hearing. Sincerely, Deana J. Johnson CONDITIONAL USE APPLICATION OFFICE USE Municipality of Anchorage ~ R£C D BY DEPARTMENT OF COMMUNITY PLANNING P.O. Box 6650 VERIFY OWN Anchorage, Alaska 99502-0650 This application for a conditional use is for the following: FINAL CONCEPT 1. ,~' NEW 1. NEW 2. AMENDMENT 2. AMENDMENT A. Please fill in the information requested below. Print one letter or number per block. Do not write in the shaded blocks. 1. Case Number (IF KNOWN) 2. Petitioning for Abbreviated legal description (T12N R2W SEC 2 LOT 45 OR SHORT SUB BLK 3 LOTS 34) full legal on back page. ~J~l~l 1~14 1=1~14 PI~I I~lzl~l~ t~blM I I I I I I I I 4. Petitioner's Name (Last- First) 5. Petitioner's Representative ~l,~J~,l~l~l~,l~l I~N,,Id,~l I~ ~-~'~1 N~'N,fl,vl t-,I Iwl~l~'l~ I I t I Address ///d/ /'~)~7'~-/"~ ~J,~ Address _~// ~.. ~t'"~ City ~r~/'~/~'z~zY(~~n~'' State ~,~ ~n~"/~, City ~/4,~Z~z~' State Phone No. ~,~t.v/~ . /t/,~",=,,,q Bill Me Phone No. ~'~O~'~'~'--~5'~.~ Bill Me 6.Current Zoning 7.Petition Area Acreage 8. ?kkd/1-d~ J l~l?j?i j j l 11. Principal Tax Number 10. Hearing Date YYMMD D Grid Number 12. No. Parcels 9. Traffic Analysis Zone 13. Fee $ ~/~'~/:)' '~ 14. Community Council /L.J/.~j.j~.~(~ B, I hereby ce~ify that (I am) (I have been authorized to act for) the owner of the prope~y described above and that I desire conditional use approval in conformance with Chapter 21 of the Anchorage Municipal Code of Ordinances. I understand that payment of the basic conditional use fee is nonrefundabie and is to cover the costs associated with processing this application, that it does not assure approval of the conditional use. I also understand that additional fees may be assessed if the Municipality's costs to process this application exceed the basic fee. I luther understand that assigned hearing dates are tentative and may be have to postponed by Planning Staff, Planning Commission, or the Assembly due to administrative reasons, Signature 'Agents must provide wri~en proof or authorization. C. Please check or fill in the following: 1. Comprehensive Plan -- Land Use Classification Residential Commercial Parks/Open Space Transportation Related 2. Comprehensive Plan -- Land Use Intensity Marginal Land Commercial/Industrial Public Lands/Institutions Dwelling Units per Acre Special Study Environmental Factors (if any): a. Wetland ~ 1. Developable 2. Conservation 3, Preservation Alpine/Slope Affected Industrial Special Study Alpine/Slope Affected b. Avalanche c. Floodplain d. Seismic Zone (Harding/Lawson) Pedestrian Circulation Drainage Schematic or detail Landscape Plan D. Please indicate below if any of these events have occurred in the last three years on the property. ~X Rezoning Case Number ~¢~ =¢/:~ ' ~_ Subdivision Case Number Conditional Use Case Number Zoning Variance Case Number Enforcement Action For Building/Land Use Permit For E. At least 21 copies of the following must be submitted with the application. 1. Site plans depicting (drawn to scale). ~-~a. Building Footprints ,--'d. .~b. Parking Spaces ,..-e. - ~c. Traffic Circulation 4: 2. Building Plans (drawn to scale). ~..a. Floor Plans ~.--b. Elevations (all sides) c. Exterior Colors and Textures (material list) · 3. Vicinity map depicting proposal in relationship to surroundings. 4. Narrative description of following: . a. Statement of Planning Objectives b. Development Schedule with Phases and Dates c. Intent of Final Ownership d. PUD'S Only 1. Number and Type of Structure(s) 2. Gross and Net Residential Density 3. Open Space Square Footages - Private and Common 5, Optional (may be required by Planning Commission or staff). a. Holding Capacity of Land Analysis d. Economic Impact Report b. Soils Report e. Air Quality Impact Report c. Traffic Impact Report f. Noise Impact Report G. The full legal description for legal advertisement (use separate sheet if necessary). CONDITIONAL USE APPLICATION DEANA J. JOHNSON CASE NOS: 86-074/AO #87-9 WRITTEN DOCUMENTS (a) Legal Description Lot 30, Sec. 22, T12N, R3W Grid No. 2637 Street address: 5531 East 112th Street, Anchorage AK 99516 (b) A statement of the planning objectives and design considerations that determined the configuration of the a~licant's ~ro~osal. (1) Plannin~ Objectives Applicant wishes to construct a 32-horse private equestrian teaching and schooling facility with 20 x 40 meter (70' x 132') indoor arena on the proposed site. Applicant recognizes the importance of establishing the proposed facility in harmony with the existing immediate neighborhood and therefore, two primary planning objectives shall be: .To minimize environmental impact on adjacent land; and · To optimize use of existing land features, such as the preponderance of natural vegetation, trees, and topography. Applicant has been involved with horses for 23 years, and has been a riding instructor since 1976. Her instruction program currently operates from the Diamond H Ranch, where she and her assistant teach approximately 50 students in the discipline of Dressage. Because four other instructors with riding programs in other disciplines also teach from the same facility, the facility is very crowded. At her own proposed facility, Applicant would continue to operate in a similar fashion, but would be able to add more school horses, board horses, and reach a broader section of horse enthusiasts through some group lessons in addition to the private lessons she currently offers. Accomplished riders will be able to continue with the leasing program which allows them to practice their skills throughout the week in between their lessons. Lessons would be offered for beginner through advanced, children through adults, and would be available not just for the serious Dressage rider, but for every person to experience the Joy of horses. Conditional Use Application Deans J. Johnson Case Nos. 86-074/AO ~87-9 The proposed location is perfect. Nestled between Applicant's home and the caretaker's home, it is slightly off a major arterial and not visible to the passing motorist and the curious seeker. Safety is a major concern -- cars and kids on horses don't mix. The People Mover bus system passes close by, as do school buses. A bridle trail will be provided from O'Malley to the facility for the walker or rider. This trail will link the facility to the Horse Trail system of Anchorage. Applicant is especially pleased about the proximity of the site to the Municipality's Section 16 Equestrian Center, where she and her students may attend shows and clinics. Applicant wishes to point out that the art of Dressage is a highly disciplined training of horse and rider. It requires serious concentration, dedication, and continuous practice to suc- cessfully be able to accomplish the sophisticated athletic move- ments required of horse and rider. It is a quiet, structured discipline requiring a quiet, structured environment. In order to provide the highest quality facility to her clients and her community, applicant will give specific con- siderations to: Waste Removal: Solid waste consisting of horse manure and soiled bedding will be removed daily from stalls and pad- docks, stored in dumpsters and removd either once or twice weekly, as quantity dictates. Dumpsters must be located for easy access by the refuse removal contractor without negative visual impact to neightbors. (2) Controlling on-site and off-site surface drainage: Surface drainage requires conscientious consideration. Existing drainage is primarily to the West to Totem Road, and then North. Steps will be taken to taken to mitigate any nega- tive effects of surface drainage to the two neighbors at the West boundary of the site. These neighbors have previously experienced drainage problems during break-up. Neither of these neighbors objects to the proposed facility, and Applicant will work closely with them to assure that their drainage problems are not compounded. In fact, by working together, some of their drainage problems may be relieved. Applicant obtained a letter of non-objection from DEC, and wishes to point out that drainage does not impact Little Campbell Creek, as it will flow through easements to Totem, North on Totem to O'Malley and then West, which is away from Little Campbell Creek. See attached site plan for proposed surface drainage flow. Conditional Use Application Deana J. Johnson Case Nos. 86-074/A0 #87-9 (3) (4) (5) .Buffering: Applicant recognizes the importance of providing buffering between the facility and its neighbors. The site provides an abundance of natural growth, and as much natural vegetation as possible will be retained, particularly in the buffer areas. At the North property line, 50' of yard space will be left between the boundary and the building. Of that 50', 30' will be retained with natural vegetation, and 20' will be unobstructed but will provide gravel-surface access to the rear of the building for pedestrians and service equipment. At the West property line, 50' of yard space will be left between the boundary and the end of the paddocks. Of that 50', 30 will be retained with natural vegetation, and 20' will be unobstructed hut will provide gravel-surface access for service equipment. At the East property line, a 35' strip exists between the drive and the property line. The South property line is adjacent to 112th Street and on the other side of the existing residence on the site. Applicant is aware of the fact that the Municipality is currently reviewing its conditional use standards, and par- ticularly with regard to equestrian facilities. It is very much appreciated that the horse community was asked for its input. To the extent possible, Applicant's planning objectives have been designed with the specific intent of conforming to existing conditional use criteria and also to the proposed equestrian facility standards as she understands them in their current stage of development. Access to Trails: As stated above, applicant believes the proposed facility is ideally located with regard to both existing and proposed trails. This location provides an ade- quate transitional safety zone for horse and rider without compromising close access. Baronik Street would make an excellent bridle path to connect to the dedicated horse trail at O'Malley. Pedestrian Traffic: Some students are school-age, and will take the school bus to the end of Totem Road at O'Malley, or to the corner of Birch and O'Malley. The undeveloped but dedicated street called "Baronik", which runs from O'Malley to the Northeast corner of the proposed site, would make an Conditional Use Application Deana J. Johnson Case Nos. 86-074/AO #87-9 (6) ideal and safe pedestrian path for youngsters on foot. Traffic: User traffic to the proposed facility is not anti- cipated to have negative /mpact on the roads or neighborhood. Applicant brings to your attention the following: (i) (ii) (iii) (iv) (v) (vi) Heavy vehicles such as horse trailers will not be fre- quent users of the access roads. Horse trailers will be used to bring new horses or to remove horses leaving the facility. During show season it should be anticipated that shows held away from Section 16 Equestrian Center would require horses to leave the premises Friday evening and return Sunday evening in horse trailers. Please note that the loading of horses is conducted quietly and the trailers travel at very modest speeds to assure their safety. Other heavy vehicles on the premises would include the occasional delivery of hay, grain and bedding. These products are purchased in substantial quantity to pro- vide lower prices, and consequently, the frequency of deliveries are reduced. Statistics from comparable facilities indicate that an average of approximately 15% of boarders may be on-site at one time. If the proposed facility has 24 boarders, this would yield approximately 4 boarder cars. Riding lessons are scheduled by appointment, and are staggered throughout the day, thus encouraging staggered traffic. If this 5 acre parcel were developed into four single- family units, accepted traffic figures indicate that a total of 32 car trips per day (8 per single family unit) would be generated. Some users come to the facility via bicycle or on foot. Testimony given at both the Planning & Zoning Hearing and at the General Assembly Hearing by Mr. Bill Chamberlain, who maintains Totem Road for the local homeowners association, indicates that no negative Conditional Use Application Dena J. Johnson Case Nos. 86-074/A0 %87-9 impact to the road would result and that the quality of the road is adequate to support the modest increase in traffic. The homeowners association has expressed no objections to this project. Additionally, Applicant has agreed to pay a proportionally larger annual dues than normal residents for road maintenance. (2) Design Considerations Applicant recognizes the need for design considerations to be mutually beneficial to the proposed facility's neighbors as well as its users (riders and horses). It will therefore ~e a primary consideration to integrate visual attractiveness, safety, and efficiency in all aspects of design. Specific design considerations will be given to: (a) Buildin~ location: The stable facility will be located on the northern portion of the site with yards/buffers on the North, East and West boundaries. For all intents and pur- poses, this location significantly reduces exposure from 112th Street. (b) Building size: This @18,000 square foot building will be less than 26 feet high at its highest point. (c) Building materials: The exterior of the proposed facility will consist of naturally stained wood siding. The roof will be either an attractively colored metal roof, or shingles. (d) Site lighting: Some outdoor lighting will be necessary during winter months. Applicant recognizes the importance of attractive, safe, internally directed lighting, and of no greater intensity than necessary for the users of the faci- lity. (e) Loading areas: Delivery of hay, grain and bedding are periodically necessary and will require a loading area which will not impose on the overall attractiveness of the site. The loading area surface must accommodate the delivery vehicles on a type of surface which will alleviate any land degradation. Conditional Use Application Deana J. Johnson Case Nos. 86-074/A0 ~87-9 (f) Power/Water/Waste: (g) (h) Power is currently available at the site. Applicant will drill a well, and will obtain MOA and DEC approval. Applicant will install a septic and leach field, and will obtain MOA and DEC approval. Parking: Usage figures from comparable facilities indicate that 12 parking spaces are appropriate, although it is most probable that fewer than 12 users will be present at any one time. Applicant proposes a gravel surface for the parking area. The parking area will be at the East side of the stable, providing minimal on-site manuvering. Outdoor riding arena: A 100' x 212' fenced outdoor riding arena is proposed between the main entrance of the stable and the residence. This location takes advantage of southern exposure, and is internal to the site with minimal impact. (c) statement for each phase of proposal, of the projected dates for com- mencin~ construction and completin~ each ma~or phase of construction. Applicant wishes to begin construction as soon as conditional use approval is obtained, and necessary building permits are received. Applicant hopes that construction may being mid-to-late summer, and that the facility may be ready for occupancy by late-fall or early winter. (d) A description of the traffic and pedestrian circulation s~stem ~ro~osed for the ~ro~ert~ that is the su])~ect of the a~lication. Vehicular traffic would enter Totem Road, turn left onto l~2th Street, and left into the proposed facility's drive. It would proceed to the parking at the east side of the stable. Traffic would leave the premises via the same route. Pedestrian traffic could utilize the Totem/ll2th Street approach, or the pathway c~rrently existing on the dedicated but unimproved Baronik Street between O'Malley and the Northeast corner of the facility. Conditional Use Application Deana J. Johnson Case Nos. 86-074/A0 ~87-9 Horse traffic is not an uncommon sight in this immediate neighborhood, since there is another training stable at Birch Road, and a small pri- vate stable at the end of Totem, in addition to numerous back-yard horse owners. Baronik Street provides a safe and appropriate pathway for horse traffic as well as pedestrian traffic. (e) A description of the existing vegetation and soils on the property that is subject to the application, the present use and zonin~ of that pro- perth, and the present use and zonin~ of property within 500 feet of that property. This parcel is heavily wooded with Spruce and Birch, except for a clearing around the single-family residence and drive. It is a very attractive piece of land with many trees and other lower vegetation. Applicant wishes to keep as much of this very attractive ground cover as possible. The soils are well-drained and formed in 5-to-20 inches of silt loam loess over very gravelly till. (Homestead series soils.) This property was recently rezoned from R-6 to PLI/SL for the purpose of this application, and is currently used for residential occupancy. Neighboring parcels are all zoned R-6, except for the Unity Church at the corner of Totem and O'Malley, as indicated on attached vicinity map. (f) This Planning and Zoning Case No. is 86-074, and the Assembly No. is AO ~87-9. DEANA J. JOHNSON Deana Johnson was born and raised in Palmer, Alaska, and is the grand- daughter of original Colonists settling the Matanuska Valley in 1935. She grew up working on her family's 200 acre dairy farm. In 1962 Deana got her first horse, and has been showing in Alaska since 1963. During her youth she was active in 4-H as President of their Horse Club, and received the National Recognition Award in 1967 for horsemanship, winning a trip to the 4-~ National Convention in Chicago. She moved to Anchorage in 1970, married her husband, David, in 1971, and in 1977 established her own teaching and training business, now known as Equestrian Enterprises. Deana and Dave reside on the lower Hillside, and Deana currently instructs and trains at Diamond ~ Stables, as well as sponsors clinics for her own students and Anchorage riders at large. Additionally, Deana is instrumental in assisting horse owners in the selection and purchase of numerous quality horses brought to Anchorage and surrounding areas. Deana served as President of the Alaska Dressage Association for two years ending October 1985, and enjoyed the opportunity to significantly contribute to the increasingly high standards of quality instruction, riding, horses and competitive events in Alaska generally and the Anchorage bowl specifically. Because of Alaska's geography, it has traditionally not played an active part in the national and international equestrian communities. But our equestrian skills have become very competitive, and there is no reason why riders from Alaska cannot share in the national and international horse events. The continued strengthening of specialized instruction for the Alaska horseman is the key to making Alaska an integral part of these com- munities. It is Deana's ~ersonal belief that skilled horsemanship originates with quality instruction at beginner levels and carries through to intermediate and advanced levels. She is committed to remaining active in Anchorage's growing horse community and providing this service to horse and rider. Deana travels regularly to the Lower 48 where she continues her own instruc- tion, participating in lessons and clinics, and is able to share her increasing skills with the horse community. October ]5, ~986 Municipality of Anchorege Deparem-~t of Comnn~nity Planning P.O. Box 6650 Anchorage, AK 99502-0650 Gentlemen: This letter will authorize Deana Johnson to act as my representative for the application to amend zoning map and provide for rezoning fro~ R-6 to PLI with special limitations for my parcel of land at $531E. 112th Avenue, Lot 30, ~ection 22, T12N, R3W S.M. Thank you. Sincerely, McDowell 017 MUNICIPALITY OF ANCHORAGE MEMORANDUM DATE: Nove~ber 10, 19G~ TO: Municipal Plarr~nir~g FROM: Marc Little SUBJECT: Case 86-074 Ny concerr~s or~ this rezo~e request are as follows: 1. The close pro×i~ity of the south fo~k of Little Ca~pbell creek r~e~essitates a careful examinatior~ of how drair~age frcm~ the proposed facility will be har~dIed. Specifically, the application states that onsite parking will be provided. How large an area are we talkir~g about? Will this a~ea be asphalt c,r gravel surfaced? A si~ple gravel parkir~g lot would be preferable tc, mirdmize ttne cor;centratio¥'~ of runoff arid drair~age from the facility. 2. All drair~age frc,~ site needs to be routed so that no bacterially contan~inated rur~off car~ ever~tually reach Little Car~'q~bell creek through roadside ditches or any other drainage system. 3. The ir~creased number of horees ,.!sir, g this facility will undc, ubtedly i~pact the water quality of Little Car~pbell creek ur~less a well. thought c, ut drair~age plar~ is desigr~ed arid i .~ p I emer~t ed. 4. ir~ sur~r~lary~ this applicatior~ dc, es r~ot address critical drainage consideratic, ns which could adversely affect the water quality of Little Ca~pbell creek and other local strear~s.