HomeMy WebLinkAboutEKLUTNA HEIGHTS Block 1 Lot 12 PLat# 83-062
MUNICIPALITY OF ANCHORAGE
Department of Health & Environmental Protection
Environmental Health Division
Case Review Worksheet
Case Number t Date Received
83-062 t March 16, 1983
Subdivision or Project Title:
Comments Due By
April 1, 1983
A request for final approval of a conditional use to permit a mobile home
park in the U zone.
(~&'Pubiic water available
( ) Community water availaDle
) Public sewer available
Comments:
RETURN COMMENTS TO: '
CASE NO. ~' ~)~D ~2~ .
MUNICIPAL PLANNING DEPARTMENT
zoning and Platting Division
Pouch 6-650
Anchorage, Alaska 99502
MUNICIPALITY OF ANCHORAGI5
264-4215 e~. oF H~A:.]'I', &
A request to rezone approximately
to
A request to amend Title 21 to
RECE[VED
A request for ~final approval of a conditional
use to permit a ~ ~ 9~
in the ~. zone.
A request for an amendment to a conditional use
A site plan review for
COMMENTS:
Planning & Zoning Commission Public Hearing
Date, L~ ['~l ~'-?~
Comments _d_u_e_.'_____l~_~_].J ~ ~:1
DISTRIBUTION: STANDARD DISTRIBUTION
(Public Projects) Urban Beautification Commission
(Ordinance Amend,~ents) Municipal Attorney's Office
~.o~ ~._ Community Council
(3 Federation of Community Councils
gbl/ng6
FINAL CONDITIONAL USE APPLICATION
Municipality o! Anchorage
Planning Department
Pouch 6-650
Anchorage, AlaEka 99502
OFFICE USE
Case File NO.
Assembly P.H. D~ez /
Denied
I. The undersigned hereby applies to the Municipality of Anchorage for final approval of:
checl( one
(X) new conditional use
( ) amendment to a conditional use
I1. Description: (use additional paper if necessary)
Legal description of the area requested for the conditional use T,o t 12
Area (square feet or acres) of the petition area
Current zoning of the petition area ~'~ I;Z
Present ownership of the petition area N/~4 P~.~? D. Se~au~_h. Owners
III, Application Information: (use additional paper if necessary) '
Section or subsection of ordinance under which conditional use is authorized Ch ~ 1. ~.0 o 240
Explain the plan ning objectives to be achieved, including a description of the character of the
proposed development and an explanation of the factors that determined the particular
scheme proposed R,~_ A'tte. ehme~'t TTT-R
Provide the starting and completion dates for construction (for each phase, if applicable)
Oonat~un~.i~n S~.sl~..: .Tun~ IQR3 Com_~letion: O~tob~r IQR~
Provldeastatement of intent as to final ownership ~h~ ~wn~n.~ mn~t 1~ hnm~ park
w~ll h~ o~d nnd n~nt~d h~ M/M P~ry Seb~u~h.
IV. Conditional Use Findings: (use additional pa~er if necessary)
A resolution granding final approval may be adopted only if it includes t~e following findings,
Explain how your proposal satisfies these findings.
that the proposed construction and use of the conditional use will not be detrimental to the
general welfare of the community
that the conditional use meets the standards and requirements prescribed by the zoning
that there are adequate existing sewage capacity, transportation facilities, energy supply and
water supply to serve the proposed conditional use See
that the conditional use conforms to the intent of the zoning district
See A~,ta~hm~nt TV-]3
that the use or uses proposed are appropriate to the character of tl~e area in which the project
will be located See A~cl;achment IV-E
that the development will not have a substantial negative aesthetic effect on the locale of the
project See Attaohmen'c IV-F
that the conditional use is in accordance with the Comprehensive Plan
S~ At'h,m~bment TV-G
that the proposed use wiB not subject surrounding properties and pedestrians to hazardous
traffic conditions ,~f~ ~±~t, hm~,n'h TV-R
V, At least 18 copies of a detailed site plan must be submitted with the application. The site plan must show:
· - vicinity map showing the proposed development in relation to surrounding development,
streets and utilities
- topography showing contours at 10' intervals (if applicable)
- exact location of all buildings and structures (existing and proposed)
- existing and proposed vehicular access circulation and parking, storage, service, and
loading areas (if applicable)
- any pedestrian circulation
- any fencing, landscaping, and buffering
VI. Petitioner's Agreement:
I understand that payment of the fee(s) specified is to defray the costs of handling and investigation of
this application and th e cost of the necessary hearings by the Planning Corn mission; and that payment o f
the fee(s) does not entitle me to, nor does it assure approval of this application, and that no refund of
the fee(s) wilt be made.
I hereby affirm that the above information is true and correct to the best of my knowledge. I also affirm
that I am the true and legal property owner or the authorized agent thereof for the property subject herein.
Perry D, Sebau~h
PRINT PETITIONER'S NAME
LA~ IN PETIT]ON AREA'
SR 2, Box 5850~ C~ugi~, ~ 99567
ADDRESS
If a~plicant is not owner of t~e progeny:
February 24, 1983
DATE
(90?) ~88-2~24
PHONE NO.
SIGNATURE OF AUTHORIZED AGENT" DATE
ADDRESS PHONE NO.
'If more than one owner or if more than one parcel is involved, attach all signatures on seoarate piece of paper identifyinlg whict~
parcels are owned by which persons.
III-B
IV-A
IV-B
ATTACHMENT TO CONDITIONAL USE PERMIT APPLICATION
Perry Sebaugh, Peter's Creek, Alaska
A mobile home park was selected as the ultimate use
this site for five reasons:
for
1. Mobile home spaces are in short supply in the Anchorage
area.
2. The site has easy access to the New Glenn Highway. The
site is 20 miles from Anchorage and approximately 3/4
mile from the south Peter's Creek access to the
freeway.
3. The commercial nature of the area: this section of the
Old Glenn Highway is referred to as the "Business Loop"
at the freeway exit.
4. There are several existing mobile homes in use in the
area.
5. Higher density trends have been established in the
area. The Sheets Subdivision which is adjacent to the
site to the south contains several multifamily
dwellings.
The site gently slopes toward the northeast and is covered
by a dense stand of 30-foot birch trees. The site affords
a broad view of Bear Mountain and the Chugach Range to the
east. To the extent possible, the trees will be preserved
during the development process.
The conditional use conforms with the existing area in
that several mobile homes are in use in the area and
higher density multifamily dwellings also exist. An
attractive, orderly park is planned. In addition, a
private setting will be maintained since the site is set
back from the road and the remaining trees will serve to
screen the park from public view.
Mobile home parks are a conditional use of the
unrestricted zoning classification. The maximum number of
spaces allowed per acre by the regulations is eight and
this park provides six. The minimum space size is 3000
square feet and this park has an average space size in
excess of 4100 square feet.
The Park meets the requirements of Chapter 21.70 "Mobile
Home Parks" with three exceptions. These three exceptions
along with an explanation and justification are as
follows:
1. We were unable to provide 100 feet of straight street
on two sides of the intersection of Moss Lane and
Lichen. The result of this is diminished sight
Sebaugh
IV-C
distance to the east of the intersection. To alleviate
the problem, stop signs will be installed on the east
and south legs of the intersection.
2. 40-foot cul-de-sac radii were used rather than the
required 50-foot radii. This was done to conserve
space. To mitigate problems, several actions were
taken: The standard passenger car turns in less than a
30-foot radius, so the maximum sized vehicle allowed to
park in the spaces was limited to a 3/4 ton truck. No
on street parking will be allowed. Mobile homes being
placed on spaces will be required to back in from the
Old Glenn Highway or turn around at the intersection.
Spaces are laid out so that mobile homes can be easily
installed.
3. We propose to use a 24-foot wide street surface rather
than the 34-foot width required. The 24-foot width
provides two ample lanes. (The Old Glenn Highway in
the area appears to be 22 feet wide.) On street
parking will not be allowed.
Water and sewer utilities will be provided by community
systems. A central well will be used as a water source f//i~l~, ~ ~'~
and an on-site septic system will be used for sewage ~,~.~'/%
disposal. Design of this system will be in compllance~,.~,~]~
w~th Alaska State Statutes and design and construction
will be approved by the Alaska Department of Environmental
Conservation.
Electrical power will be provided by Matanuska Electric
Association. ~We have met with MEA and they did not
foresee any difficulty providing the needed power.
Gas is available at the site and service to individual
spaces will be provided.
Transportation access to Anchorage is provided by the New
Glenn Highway. Highway access is 3/4 mile from the site.
IV-D
IV-E
The unrestricted zoning is intended to provide a vehicle
for areas in the early stage of development to show trends
so more definative zoning can be assigned at a future
date. It appears that this area is trending from sparse
residential towards commercial and higher density
development. The selected use of this site would further
this trend and no conflicts are foreseen.
As stated in the previous response and as reflected by the
unrestricted zoning classification, the character of the
area is in flux. Thus the true character of this area is
not well-defined. The proposed use is appropriate to the
area in that there are eight existing mobile homes in the
vicinity and there are also higher density multifamily
Sebaugh
IV-F
IV-G
IV-H
dwellings in the neighboring area. Additionally, there is
easy access to the freeway for commuting.
The Park is planned to be an orderly, attractive
development. Draft regulations applying to the Park are
attached with the narrative to show the restrictions and
requirements proposed. The shape of the site dictates
that the majority of the Park will be set back from the
road. Also, to the extent possible, existing trees will
be preserved, thus screening the Park from view. Land on
two sides is undeveloped and uninhabited. The owner lives
on the third side and only the fourth side of the property
has been developed.
The Comprehensive Plan classifies the area as a "Special
Study, Rural Development Area". Little is known about
ground water supplies in the area and as discussed in
detail in the attached narrative, water and wastewater
engineering studies are not explicit for the area.
Traffic within the Park will be light and speed will be
limited to 15 MPH. There will be wide areas on either
side of the traveled portion of the street, but within the
right-of-way. These areas should be adequate for
pedestrian traffic.
Distances to the store, schools, and other points of
interest are greater than walking distance, so it is
anticipated that off- site pedestrian traffic will be
light. However, there are pedestrian paths along either
side of the Old Glenn Highway to accommodate such use.
BEAR MOUNTAIN PARK
MOBILE HOME DEVELOPMENT
Narrative Description For Final
Conditional Use Permit
February 24, 1983
Owner:
Engineer:
Mr. Perry Sebaugh
SR 2, Box 5850
Chugiak, AK 99567
Entech Engineers, Inc.
13 LeDoux
Eagle River, AK 99577
694-3574
BEAR MOUNTAIN PARK
INTRODUCTION
The proposed site of Bear Mountain Park Mobile
Home Development is located approximately .20 miles
northeast of Anchorage between Peter's Creek and Mirror
Lake. The site is along the Old Glenn Highway three-
quarters of a mile north of the south Peter's Creek
exit. According to the Eagle River-Chugiak-Eklutna
Comprehensive Plan, the site is within a "special study
rural development area" It is our understanding that
the zoning regulations of an unrestricted district
apply. Mobile home parks are a conditional use in an
unrestricted district. Thus we are applying for a Final
Conditional Use Permit.
The 4.14 acre development would provide 25 mobile
home spaces which would be available on a monthly
rental basis. Community water and sewer service would
be provided using an on-site well and septic system.
The decision to develop the site as a mobile home
park was made based upon the following:
1. Mobile home spaces are in short supply in the
Anchorage area. Mobile home sales are
dependent upon the availability of spaces.
2. Access: The site is located along the Old
Glenn Highway approximately three-quarters of
a mile from the south Peter's Creek exit from
the New Glenn Highway.
3. The commercial nature of the area: Land near
the south Peter's Creek exit and farther north
at the Mirror Lake exit is zoned commercial in
the Comprehensive Plan. Signs at the freeway
exit refer to this section of the Old Glenn
Highway as the" Business Loop".
4. There are several mobile homes in use in the
area. The Eklutna Heights Subdivision and the
adjacent tax lot to the south have seven
mobile homes in place. These areas lie
approximately 1000 feet west of the proposed
site. Lot 1 of the Candlelight Subdivision
also has a mobile home in place. This lot is
approximately 500 feet north of the site.
5. Higher density multifamily dwellings have been
allowed in the area. The Sheets Subdivision
which is adjacent to the site to the south is
developed primarily as multifamily dwellings.
The multifamily dwellings apparently range
from duplexes to fourplexes, and a fourplex
and a triplex are located on lots immediately
south of the site.
DESIGN ELEMENTS
The site plan for Bear Mountain Park was developed
based on Chapter 21.70 "Mobile Home Parks" of Title 21
of the Anchorage Municipal Code. In addition, tenta-
tive requirements of the Alaska Department of
Transportation were incorporated as they apply to
construction within the State Highway Right-of-Way.
Also, tentative requirements of the Alaska Department
of Environmental Conservation were incorporated as they
apply to the water and sewer system.
The proposed mobile home park is in compliance
with all aspects of Chapter 21.70 except three:
1. We were unable to maintain 100 feet of
straight street on two sides of the
intersection of Moss Lane and Lichen.
2. We have provided 40-foot radius cul-de-sacs,
rather than the 50-foot radius required.
3. We would like to provide a 24-foot street
surface width rather than the 34-foot width
required.
Based on the following explanations and rationale,
we request relief from these requirements:
1. Shortened lengths of straight street at the
intersection are mandated by the shape of the
lot and the need for the intersection at the
location shown. The result of this modifica-
tion is that sight distance to the east of the
intersection is reduced below recommended
minimums for through streets. To mitigate
this problem, stop signs will be installed on
Lichen and on the east leg of Moss Drive. In
addition, speed limits within the Park will be
15 MPH. Traffic should be light due to the
number of lots served. The 100-foot straight
section was provided at the intersection of
Moss Drive and the Old Glenn Highway, and both
intersections cross at 90 degree angles.
2. To conserve space within the Park, 40-foot
radius cul-de-sacs were used instead of the
50-foot radius required. The standard
passenger car will turn within a 30-foot
radius and only passenger cars and three-
quarter ton trucks will be allowed to park at
the individual spaces. No on street parking
will be allowed. This requirement will be
listed in the rental agreement as well as
posted along the street. Ten spaces for guest
parking are provided near the center of the
Park. The 40-foot radius should provide ade-
quate turn around space for vehicles commonly
using the Park. Single unit trucks and buses
require a 45-foot radius. It is not antici-
pated that school buses will enter the Park
and in the event that such a vehicle does
enter, a two-motion turn around will be
necessary. Parking of mobile homes in the
spaces will probably have to be accomplished
by backing either from the highway or the
intersection within the Park. The
recreational vehicle parking at the Moss Drive
cul-de-sac could be used to provide additional
maneuvering and turn-around space, if
required.
3. We propose to use a 24-foot wide street
surface rather than the 34-foot width
requi~ed. A 24-foot width provides two ample
lanes for travel (Note: The Old Glenn Highway
in the area appears to be 22 feet wide.) and
on street parking will not be allowed.
SPACE DIMENSIONS
The dimensions for spaces were developed based on
the Chapter 21.70 requirement of 3000 square feet per
space and the required separation and setback
distances. Also, mobile home dealers and parks were
surveyed to determine market demands. The dealers and
park operators recommend that spaces be provided for
one-third of the mobile homes to be double-wide. The
maximum double-wide width is 28 feet, although many of
the double-wides are 24 feet wide. Maximum length of
the mobile homes appears to be standardized in the
industry at 70 feet. This includes 66 feet of living
area and 4 feet for the hitch. The draft rental agree-
ment requires that the hitch be removed immediately
after the home is installed at the site. Thus the
effective length will be 66 feet.
For Bear Mountain Park a 40-foot standard space
width was selected. This width allows for a generous
single wide space or, if necessary, a 24-foot double-
wide could be accommodated. A 15-foot separation
distance between mobile homes is required. Seven
spaces are provided which will accommodate a 28-foot
double-wide mobile home. These lots are approximately
45 feet wide and are denoted on the site plan by "LD"
designation.
Because of layout constraints, three 35-foot wide
spaces are provided. These spaces are reserved for
single-wides only and are denoted by an "S" on the site
plan.
Space depth varies depending upon area available,
the requirement for 15-foot separation distance between
mobile homes and the requirement for a five-foot set-
back from the street right-of-way.
varies from 80 to 110 feet.
For the sake of appearance
Depths of spaces
and uniformity, a
seven-foot setback from the street right-of-way will be
required throughout the Park.
The average space area is in excess of 4100 square
feet, well over the 3000 square feet required.
PARKING AND RECREATIONAL VEHICLE STORAGE
No on street parking will be allowed in the
proposed mobile home facility. Each space will have
two parking spaces provided and only two vehicles per
space will be allowed. This requirement will be stated
in the rental agreement as well as posted along the
street.
Parking for recreational vehicles such as motor
homes, campers, travel trailers, boats, etc. will be
provided at designated areas at the end of Moss Drive.
Approximately 5000 square feet of storage is provided.
This will allow space for approximately 20 recreational
vehicles. Gravel surfacing will be used in these areas
and we anticipate that the areas will be developed as
demand dictates.
LANDSCAPING
The majority of the site is covered by natural
vegetation which consists of a dense population of 30-
foot birch trees and groundcover consisting of grass,
mosses and lowbush cranberries. To the greatest extent
possible this natural vegetation will be saved
throughout the Park. Areas which have to be disturbed
will be landscaped as shown in the site plan. The
owner will be responsible for landscaping and
maintaining common areas and providing gravel surfacing
in individual spaces. Landscaping of individual spaces
will be the responsibility of the tenant, however the
owner will take that responsibility if the tenant is
derelict.
Trees that have to be cleared to allow
installation of the individual mobile home will be done
by the owner. Additional tree cutting will only be
allowed with written permission of the owner.
Community garden plots are planned in the common
area reserved for the septic tank. If this use does
not meet general acceptance, the area will be
landscaped as lawn and shrubs.
WATER AND SEWER
Design construction and operation of the water and
sewer system will be in accordance with requirements of
the Alaska Department of Environmental Conservation.
Preliminary design information for this system was
obtained through telephone conversations with Mr. Bruce
Erickson
require
smaller
of the Anchorage office of ADEC. ADEC will
100% backup for the absorption area. Also,
design flows are allowed if metered water
services are provided. ADEC will completely review
designs for water and sewer systems before construction
begins.
Planning for public water in the Peter's Creek
area has not been done and it is not known when public
water will be available to the site. Preliminary
alignment for the Eklutna water transmission line is
along the east side of the New Glenn Highway. If this
project is built following the preliminary alignment,
public water would be within 3/4 mile of the site by
the end of the decade. How long it would take for a
distribution system to develop is unknown. Considering
the uncertain schedule for public water in the area,
the well system source and the system will be designed
for permanent use.
Two plans for public sewer service have been
prepared which include the proposed site in the study
area. The first was completed in December 1966 for the
Greater Anchorage Area Borough. It was titled "Eagle
River-Chugiak Area Sewerage Study". This study showed
a sewer trunk line extending up the ravine northwest of
the site ending at the Old Glenn Highway approximately
1000 feet north of the site. This trunk line flowed to
a proposed sewage treatment plant to be located near
the Birchwood Airport.
The second sewer study was performed for the
Municipality of Anchorage in March 1977 by Wince
Cothrell and Associates. It was titled "Wastewater
Facility Plan For Eagle River-Chugiak Community". This
study included the site in the study area, but the
entire Peter's Creek area was not included in the area
planned to have sewer service by 1997. No schedule was
given as to when the second sewage treatment plant
would be constructed or when the Peter's Creek area
would receive service.
Considering that it will likely be more than 20
years before public sewer service is available in the
area, a community sewer collection system using a
septic tank and soil absorption system was selected.
As required by ADEC a 100% backup capacity will be
provided for the soil absorption system.
A well driller familiar with local conditions was
contacted and he thought that a well producing 10 to 15
gallons per minute was a reasonable expectation. No
aquifer studies were conducted to determine extended
water production capability or/aquifer~capacity
to
receive septic system leachate~ The well and septic
system shown on the site plan rely on the adequacy of
published separation distances as required by State
statutes.
The required size of the septic system absorption
area will be determined during final design after soils
tests have been performed. Investigation of soil log
10
information for existing septic systems in the area
show the existence of both silts and gravels. Ground
water was not encountered in any of the tests reviewed.
A deep trench absorption system design will likely be
feasible. However, depending upon the type of soil
encountered, the size of the absorption area may have
to be increased.
OTHER UTILITIES
Electrical service distribution will be
accomplished by a cooperative effort between the
Utility and the Park owner. We have met with Matanuska
Electric Association and our preliminary plans call for
the Utility to provide overhead power to one or two
central locations in the Park. From these central
locations, buried conductors will be installed by the
owner to the individual spaces. A meter will be
installed at each space by the Utility. All work will
be done conforming to the electrical code.
Gas is available at the site and arrangements will
be made with Enstar Natural Gas to extend service into
the mobile home park.
Refuse collection will be accomplished either by
weekly pick-up or by deposit into a central dumpster.
Weekly pick-up would presumably be done by a local
refuse collection service or, perhaps, by the owner or
maintenance man. A central dumpster, if this
11
alternative is elected, could be located at the lot
reserved for the buried septic tank. J This site is
centrally located and all residences would have a
relatively short walk to deposit refuse. The dumpster
would be enclosed by a fence or shrubbery hedge to
contain blowing refuse and screen the facility from
view as much as possible.
Mail collection will be coordinated with the Post
Office. It is anticipated that a central location will
be selected for individual mailboxes. Boxes will be
provided by the owner.
12
DRAFT RENTAL AGREEMENT
Bear Mountain Park
SR 2, Box 5850
Chugiak, AK 99567
(907)688-2624
This rental agreement is entered into on the
day of 19__by and between
M/M Perry D. Sebaugh dba Bear Mountain Park,
(hereinafter called Management) and
(hereinafter called the Tenant) for the purpose of
renting Space Number Rental is to be on a
month by month basis at the rate of per
month due on the first of each month. The first
partial month from to is
prorated and rental amount totals
There will be a charge of $30.00 for breach of Park
regulations that have been agreed to (after Tenant
has been given written notice). There will be an
additional $30.00 charge for each month that the
Tenant refuses to comply with the Park rules.
1. Tenant agrees that not more than one family will
occupy the premises and that a family will be consi-
dered to be limited to two adults plus their
dependent children. Any visitors staying over two
weeks must be approved by Management.
2. Animals in the Park will be limited to one small (no
larger than 10 lbs.) dog or cat per household. The
pet must not be allowed to run loose and must be on
a leash when out of the mobile home. Small house
pets, such as birds or fish, are acceptable.
3. No attachments, lean-tos, enclosed porches, etc. to
be allowed except those that may come from the
factory with the unit when new.
4. One utility shed per space will be permitted and
must be of a material that reasonably matches the
mobile home. It must be no larger than 120 square
feet and maintained in a neat and attractive manner.
It must be anchored to the ground. It should be
located on the rear of the lot or as approved by the
Management.
5. Tenant shall anchor his mobile home immediately in
its space. All units must be skirted within 30 days
after space occupancy with pre-painted metal or
equivalent material that will coordinate with the
rest of the mobile home.
6. Ail fences must be approved by the Management.
7. Tenant will be responsible for hooking up his water
and sewer lines for the prevention of freezing.
8. Thawing and repairing of frozen water and sewer
lines up to the main shall be the responsibility of
the Tenant.
9. Trees that must be removed to move a unit in will be
removed by the Management. The cutting of trees
without written approval of Management is strictly
forbidden under all circumstances.
10.To protect both the Tenant and Management no digging
is allowed without written permission. Digging into
underground utilities can be dangerous.
il.Garbage and trash must be depositted in containers
approved by Management.
12.Each mobile home space is entitled to park two
vehicles no larger than a 3/4 ton truck. In
addition each Tenant may rent one additional space,
if available, in the storage area. The term
"vehicle", for the purpose of this section, is to
mean any wheeled conveyance requiring a license to
operate on the highways of Alaska. All other modes
of transportation, such as snowmachines, trail
bikes, bicycles, scooters, etc., may be kept on the
premises only if they are stored in the storage shed
which is assigned to each lot. If no shed is
available they will be stored in the storage lot for
a small fee. Boats, motor homes, and pick-up
campers longer than 8 feet will be kept in the
storage lot. There will be no parking on the street.
13.No mechanical work is permitted in the park except
for preventative maintenance.
14.Personal property, such as, but not limited to,
refrigerators, freezers, washing machines, building
materials, and mechanical equipment, will not be
kept outside. If, after written notice to remove
such equipment, it has not been moved within 10
days, the Management or its agent has the right to
enter and remove such property. A charge of up to
$40.00 may be assessed for this service.
15.It shall be the responsibility of each Tenant to
keep his space clean of trash and in an orderly
condition. Brooms, mops, etc. will be stored where
they cannot be seen from the outside of the mobile
home. Each Tenant will keep his lot seeded to lawn
grass, flower beds, shrubbery, etc. No bare ground
is permitted. Grass will be trimmed and neat. If
deficiencies are not corrected within 10 days after
receipt of written notice, Management or its agent
will be allowed to enter the space for the purpose
of maintaining the grounds and the Tenant shall be
liable for such service at the rate of $22.00 per
hour.
16.There will be no businesses of any kind conducted
from a mobile home in Bear Mountain Park. Nor will
there be any peddling or soliqiting allowed without
prior written approval of Management.
17.Renting of a mobile home is prohibited, except where
there may be extenuating circumstances, and then
only with prior written approval of Management.
18.Tenant is responsible for utility deposits and
permit fees, if required.
19.Tongues must be removed on all units with the front
of unit 8 feet from the street, except on lots where
it may be necessary to set back farther to get
spacing from neighboring mobile homes.
20.There will be an 8-day grace period after which
Tenant agrees to pay a late charge of $10.00 plus
$.50 per day for each day that rental payment is
late.
21.Tenant agrees to pay a security deposit in the
amount of $125.00 in advance of occupancy. Said
deposit shall be held by the Management as security
for any damage, penalty, or charge caused by the
Tenant.
22.The monthly rental shall be increased only by prior
written notice of thirty days or more preceeding the
commencement of any month or period of tenancy. In
case of increase of rent, it is understood that all
other provisions of this agreement shall remain in
full force, changed only by such alterations in the
amount of rent and not otherwise.
23.Mail boxes are furnished by Park Management and may
not be changed as to size, shape, location, etc.
24.Tenant agrees to assume all liability for damage to
the mobile home space leased herein or other
property within the Park caused by himself, members
of his family, guests, or pets. Tenant agrees that
the cost of repairs to the space or the property in
the Park will be charged to him. More precisely,
damages to utility service connections, trees,
landscaping, fences, or driveways as a result of
moving mobile homes in or out will be charged to the
Tenant.
25.Tenant agrees to give Management a 30-day written
notice if he plans to vacate the space and likewise
Management will give Tenant a 30-day written notice
if, for reasons which are unforeseen on the signing
of this contract, the space must be vacated.
26.Absolutely no snowmachines or motor bikes will be
operated in the Park. Absolutely no firearms,
including pellet and BB guns, slingshots, bow and
arrows will be used in the Park. Explosives of all
kinds including fireworks are prohibited.
27.Tenants agree to abide by and comply with all State
and Municipal codes, laws, and regulations.
28.Only "new" mobile homes may be moved into the Park.
Mobile homes older than 15 years must be removed
from the Park when they are sold.
29.Prior to the sale of any mobile home in the Park,
and if that unit is to remain within the Park, a new
rental agreement must be negotiated with the
purchaser (prospective Tenant).
30.Parents or guardians are responsible for the actions
of their children and must know where they are at
all times. Tenants will be asked to vacate when
they or their children become a nuisance to other
Tenants within the Park. Small children will not be
left unattended in or near the Park.
31.Loud parties, loud radios, televisions, or stereo
sets, when disturbing to others will not be
tolerated. Public drunkeness and any unlawful or
immoral act will not be tolerated and could be cause
for eviction.
32.Tenant agrees to abide by all Park regulations.
Modifications of the Park regulations will be in
writing and all Tenants shall be provided with a
copy of said modifications no less than 30 days
prior to the effective date of these modified
regulations. Management reserves the right to
amend, modify, or repeal the Park regulations.
Name of each Adult Place of Employment
Name of each Minor Child Age
Age
Cars Model Year License No. State
Other Licensed Vehicles Year License No. State
Mobile Home
Size Year Where Financed
Personal References
Address Phone
The undersigned Tenant hereby agrees to abide by the
Park regulations and agreement and hereby acknowledges
receipt of a copy of this agreement and the Park
regulations.
Date
Tenant Signature
Date
Management Signature
Condition of the following items that must be improved.
1. Steps
2. Skirting.
3. Condition of yard
4. Exterior appearance of the home
5.
AREA MAP
SCALE: 1" = 400'
Mr. Perry Sebaugh
Box 5850
Chugiak, AK 99567
April 11, 1983
Municipality of Anchorage
Planning Department
Pouch 6-650
Anchorage, AK 99502
Re: Case No. 83-062, Conditional Use Application,
Bear Mountain Park, Mobile Home Development
Dear Sir,
I request that our application for final conditional
use be modified. We would like to apply for acceptance of a
Conceptual Conditional Use Permit at this time. We elected
to apply for conceptual approval following our meeting with
the planning staff on April 7, 1983, and because of the
preliminary nature of our plans.
Attached are soils and percolation test data along with
preliminary size calculations for the absorption area. We
recently performed the soils investigation and we would like
to append this to our application.
Sincerely,
~ S~ba~h~
Owner
cc /John Lynn, Environmental Health Dept.
Bruce Erickson, ADEC
Vern Roelfs, Entech Engineers
Bear Mountain Park
Case No. 83-062
Entech Engineers, Inc.
4/12/83
MODIFICATIONS TO PROPOSED SEPTIC SYSTEM
AND ABSORPTION AREA
On April 9 and 11, 1983, we performed soils and
percolation tests at the site of the proposed mobile home
park. In the absorption area shown on the site plan, soils
percolation values ranged from 9 minutes per inch to 27
minutes per inch. We considered these soils to be less than
ideal and we then dug test holes and performed percolation
tests in the area shown as R.V. Parking. In this area we
found well-graded sands and gravels, and percolation rates
were approximately 0.5 minutes per inch. Copies of these
soils logs and percolation tests are attached.
Our plans now call for locating the septic absorption
area in the R.V. Parking zone. There are no neighboring
wells to be concerned about, and the separation distance
from the well serving this site will be increased. The
septic tank will still probably be located at the same
place. However, a pump station will have to be provided to
pump the septic tank effluent to the absorption area. The
absorption area shown on the site plan will become the R.V.
Parking area and the layout will have to be modified to
allow balancing of areas and access to the R.V. Parking.
A calculation sheet is attached which gives preliminary
sewage flow, tank volume and absorption area size. Two
absorption fields will be developed, each capable of
handling the entire flow. During normal operation, fields
would be alternated on approximately a 6-month basis.
7 q-OD ~io~.~ - Ate
[] SOILS LOG
MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION [] PERCOLATION
TEST
825 L. Street, Anchorage, Alaska 99501 264-4720
SOILS LOG - PERCOLATION TEST
PERFORMED FOR: Mr. Perry Sebaugh, Bear Mtn. Park DATE PERFORMED: 4/9/83
LEGAL DESCRIPTION: Lot 12, Block 1, Eklutna Heights Subdivision P-215-E
TEST HOLE #1
Peat
Silt "ML"
Sample #1
Frost Depth
Sample #2
Perc Test #1
Sandy Silt with "SM"
Some Gravel
--~Course Sand "SP"
SLOPE SITE PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19-
20
Perc Test #2
WAS GROUND WATER
ENCOUNTERED7
Silty Sandy Gravel "GM"
with 4-6" Rock .FYES, ATWHAT
DEPTH?
Hole
Sample #3
pERCOTAq~T~N rp'~,~rp ..~1
Gross Net Depth to Net
Reading Date Time Time Water Drop
I 4/9 11:53 4 7/8"
2 4/9 12:32 39 min. 5 3/4" 7/8"
3 4/9 12:49 17 min. 5 7/8" 1/8"
4 4/9 14:07 78 min. 6 5/8" 3/4"
5 4/9 14:37 30 min. 6 7/8" 1/4"
~Z
PERCOLATION RATE 110 (minutes/inch)
TEST RUN BETWEEN ~ , FT AND 7 FT
COMMENTS Perco]atio~,~ tPRt,~ wPr~ D~'fn~'mn8 Rt twn ai¢~ere~t deDth~. Sa~ples
were stored ~d not analyzed, "GM" material interspersed with pockets of
s~dy g~-a~el ~d silt.
~SRFORMEOSY: Vernon L. Roelfs~ PE CERT~F,EOSY: Vernon L. Roelfs OATE: 4/9/85
72-008 (6/79)
[] SOILS LOG
- ~ ~.. MUNICIPALITY OF ANCHORAGE
· 'L, ~ PERCOLATION
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION
· ~ TEST
825 L. Street, Anchorage, Alaska 99501 264-4720
SOILS LOG - PERCOLATION TEST
PERFORMED FOR: Mr. Perry Sebaugh, Bear Mtn. Park DATE PEREORMED: 4/9/83
LEGAL DESCRIPTION: T~M~, HOle ~/1; PPr~oIRT. io~ TaRt #?
SLOPE SITE PLAN
10
11
12
13
14
15
16
17
18
19
2O
Refill
WAS GROUND WATER S
ENCOUNTERED? ~0 L
O
IF YES, AT WHAT
DEPTH?
PERC TEST #2
Gross Net Depth to Net
Reading Date Time Tim(rain) water Drop
I 4/9 11:56 0 4 7/8"
2 4/9 12:34 38 11 1/2" 6 5/8
3 4/9 12:47 0 7 3/8"
4 4/9 1:04 17 10 1/2" 3 1/8
5.6 Mi'~ ~in
PERCOLATION RATE 9 (minutes/inch)
10 11
TEST RUN BETWEEN FT AND FT
COMMENTS Perc Test #2a was made at the same elevation 2' south of Perc Test #2.,
Percolation rate is average of Test 2 and 2a.
PERFORMED BY: Vernon L. Roelfs: PE CERTIFIED BY: Vernon L. Roe]rs DATE: 4/9/83
72-008 (6/79)
SOILS LOG
MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION [~ PERCOLATION
TEST
825 L. Street, Anchorage, Alaska 99501 264-4720
SOILS LOG -- PERCOLATION TEST
PERFORMED FOR: Mr. Perry SebauMh, Bear Mtn. Park DATE PERFORMED: 4/9/83
LEGAL DESCRIPTION: TJ(3t i2: l~]lnok 1: Rkl~]t~a )~ei~ht.~ R~]l~ivi.~in~ P-PlS-R
SLOPE SITE PLAN
TEST HOLE #2
Peat
"ML", Silt
"SM", Sandy Silt with
, Coarse Sand
Gravel
"ML" Silt
Sample #4
Perc Test #3
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
2O
"GM" Silty
Sandy Gravel
" RD ck
WAS GROUND WATER
ENCOUNTERED? NO
IF YES, AT WHAT
DEPTH?
Gross Net Depth to Net
Reading Date Time Time Water Drop
I 4/9 2:30 0 5 1/2"
2 4/9 2:56 26 min 7 1/8" 1 5/8"
3 4/9 3:13 17 min. 7 3/4" 5/8"
4 4/9 3:43 30 rain 7 7/8" 1 1/8"
PERCOLATION RATE 27 (minutes/inch)
TEST RUN BETWEEN 1 2 FT AND I 3 FT
COMMENTS Percolation test was difficult since 6" diameter hole kept caving
in during test.
PERFORMED BY: Vernon L. Roelfs. PE CERTIFIEDBY:Vc~T'I~OI'1 T,. Rn~lf~ DATE: 4/9/R~
72-OO8 (6/79)
SOILS LOG
MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION [] PERCOLATION
TEST
825 L. Street, Anchorage, Alaska 99501 264-4720
SOILS LOG -- PERCOLATION TEST
PERFORMED FOR: Mr. Perry Sebau~h: Bear Mtn. Park DATE PERFORMED: 4/q/83
LEGAL DESCRIPTION: T~ot ! 2, ~!OOk
TEST HOLE #3
1 Peat
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16-
17
18
19-
20-
"ML" Silt
~"SW" Co~rse S~Lud
"SM" Sandy Silt
with Gravel
Bottom
COMMENTS
WAS GROUND WATER S
ENCOUNTERED? NO L
O
P
E
IF YES, AT WHAT
DEPTH?
Subdivision P-215-E
SITE PLAN
Gross Net Depth to Net
Reading Date Time Time Water Drop
PERCOLATION RATE
TEST RUN BETWEEN
N/A
FT AND
(minutes/inch)
__ FT
PERFORMED BY: Vernon t,. Rn~'] t"R; P~, CERTIFIED BY:Vp-r¥'n nTI T,= Rnp-I f.~ DATE: 4/9/RB
72-008 (6/79)
SOILS LOG
MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION [] PERCOLATION
TEST
825 L. Street, Anchorage, Alaska 99501 264-4720
SOILS LOG - PERCOLATION TEST
PERFORMED FOR: Mr. Perry Sebaug, h, Bear Mtn. Park DATE PERFORMED: 4/9/83
LEGAL DESCRIPTION:
5
6
7
8
9
10
11
12
13-
14-
15-
16-
17-
18-
19-
20-
Lot 17; Blmek 1~ Ekl~]tua H~i~ht~ SubSivi,~iou P-?15-E
SLOPE SITE PLAN
TEST HOLE ~4
Peat ~ ,~,
"ML" Silt ~ t %E.;% H~z~ ¢¢
"SN" Sandy S&i~
with Gravel o~
Bottom
COMMENTS None
WAS GROUND WATER ~A S
ENCOUNTERED? l~lU L
O
P
E
IF YES, AT WHAT
DEPTH?
Gross Net Depth to Net
Reading Date Time Time Water Drop
PERCOLATION RATE
TEST RUN BETWEEN
FT AND
(minutes/inch)
FT
/~
~o
PERFORMED BY: Vernon L. Romlfg; pE CERTIFIED BY: Vc~'F, rlC~i'I T,; Rn~lf,q DATE: 4/9/R~
72-008 (6/79)
SOILS LOG
MUNICIPALITY OF ANCHORAGE
E~ PERCOLATION
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION
TEST
825 g Street, Anchorage, Alaska 99501 264~,720
SOILS LOG - PERCOLATION TEST
PERFORMED FOR: Mr. Perry Sebau~h; Bear Mtn. Park DATE PERFORMED: 4/11/8~
LEGALDESCRmPT,ON: Lot 12, Block 1, Eklutna Heights Subdivision P-215-E
1
2
3
4
5
6
7
8
9
10
11
12
13
14
20
Peat
TEST HOT~ #5
, Silt
, Coarse Sand
, Well-graded Gravel
"GM", Silty Gravel
"SM", Silty Sand
"GW", Well-graded Gravel
Perc Test #4
Sample #5
~22' Bottom
COMMENTS Non~,
SLOPE SITE PLAN
WAS GROUND WATER
ENCOUNTERED? NO
IF YES, AT WHAT
DEPTH?
PERC TEST #4
Gross Net Depth to Net
Reading Date Time Time Water Drop
1 4/11 0:00 7 3/4"
3 4/11 O:00 5 1/2"
PERCOLATION RATE 0. 5 minutes/inch)
TEST RUN BETWEEN 1 1 FT AND 1 2 FT
PERFORMED BY: Vernon L, Hoelfs; PE CERTIFIED BY: Vernon L. Roe] fs DATE: 4/11/83
72-008 (6/79)
SOILS LOG
MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION ~ PERCOLATION
TEST
825 L. Street, Anchorage, Alaska 99501 264-4720
SOILS LOG - PERCOLATION TEST
PERFORMED FOR: ~VTT'_. T)~mT'T,y Rp'h~t]~3; 'RP,qT' N]~1'1: ~D~7'~ DATE PERFORMED: 4/11/R3
LEGAL DESCRIPTION: Lot 12, Block 1, ~Eklutna He±ghts Subdiv±sion ?-215-E
1
2
3
4
5
6
7
8
9
lO
11
12
13
14
15
16
17
18
19
20
Peat
TEST HOI~ #6
SLOPE SITE PLAN
"ML", Silt
"SL", Silty Sand
"GW", Well-graded Gravel
Perc Test #5
Bands of "GW" and "SW"
to Bottom
Bottom
Refillfi
Gross
Time
WAS GROUND WATER
ENCOUNTERED? ~O
0:00
Net
Time
~z
Depth to Net
Water Drop
9 5/8" 3 5/8"
5"
7 7/8" 2 7/8"
IF YES, AT WHAT
DEPTH?
PERC TSST #5
Reading Date
I 4/1 1
2 4/11
1:OO 1.O min
3 4/11 0:00
4 4/11 1:18 1.3 min
COMMENTS ~r on e
PERCOLATION RATE 0. 5 (minutes/inch)
TEST RUN BETWEEN FT AND __ FT
PERFORMED BY: VePBOn L. Roelfs, PE CERTIFIEDBY:VerHon L. Roelfs DATE: 4/11/83
72-008 (6/79)