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Home My WebLink AboutELMORE #1 Block 1 Lots 3, 4, 6, 7 & 8 Plat# 86-073 MUIqlCi PAL. ITV (IF:' ANCHORAGE MEMORANDUM ?dy rrla:i¥'~ c,::,r~c:.Eerr~ rE.:?gardir~g this propos~cl ~aXl:~ar~si,:,~ is th~ ir~cr~as~.~d r,,.lr,~b~ers c,f hc, r's~s us:i.~qg 'bhc~ facility. Alth,:::,ugh 'bh~,~, c]Lta].:i.~;y J. rd[)~,~c"i;S,~ '~;h,:~:-:' c::]c,~ [~roxJ. rdJ.'!;y of [;~ab[~J.t [?reel.( woo. ,:::{ ~ T; ~,.:, x I; remEe ]. y d J. f F J cu ], ['; t o i::)re:,ve~nt FE~)c~:i ]. I:)ac.t e:~)~"' i a from r~,::)r~-po ~,::,ur'(:::c.~ witl'lJr~ 'bhe.z 'F,:':~(::~iZJ t~ to ev(~?rd;ua],Zy ~rH;er T;l'ie er~:z, el(,, The l:)rol::~:[ern,, E~j::)e(,::J'['~J,r.:~a~] ].y,~ '~;he exJ.~.tJ,/"~E[ r'oa(:J~!~ide ditch sy~:.tem'~ '~".:::,r~-poJ.~.v~', shc.:.e:t rur.z,'E;:F '['rom at ].east 'bh~a E]razir~B a¥"ea~. thc~ 1,:::,cai. systerd ,:::,'(" roadside drair~a~ MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH & ENVIRONMENTAl_ PROTECTION Environmental Health Division CASE REVIEW WO~KSHI~ET CASE NUMBER: DATE RECEIVED: ~COMMENTS DUE BY: ! 86-073 October 28, 1986 j November 10, SUBDIVISION OR PROJECT TITLE: A request to rezone approximately 4.5 acres from R-6 to PLI/SL. 1986 ( ) PUBLIC WATER AVAILABLE ( ) PUBI_IC SEWER AVAILABLE ( ) COMMUNITY WATER AVAILABLE COMMENTS: 71-014 (Rev. 5/83) CASE NO. 86-073 RETURN COMMENTS TO: MUNICIPAL PLANNING DEPARTMENT Zoning and Platting Division Pouch 6-650 ~ ~Anchorage, Alaska 99502 XXX A request to rezone approximately 4.5 acres from R-6 to PLI/SL A request to amend Title 21 to A request for concept/final approval of a conditional use to permit a in the zone. A request for an amendment to a conditional use A site plan review for COMMENTS: Planning & Zoning Commission Public Hearing Date: December 8, 1986 Comments Due: November 10~ 1986 DISTRIBUTION: STANDARD DISTRIBUTION XXX (Public Projects) Urban Design Commission (Ordinance Amendments) Municipal Attorney's office Rabbit Creek Community Council Federation of Community Councils csl/bgl8 CASE: PETITIONER: REQUEST: T OTALAREA: LOCATION: CURRENT ZONE: 86-073 VAN AND ZO HAWKINS Rezone to PLI/SL (Public Lands and Institutions with Special Limitations). Special Limitations restrict use to a conm~rcial recreational equestrian facility. 4.5 acres Elmore Subdivision Add. No. 1, Bk. ], I~ts 3, 4~ 6, 7 ar~ 8; located 12N, R3W, NW~4, NW~4~ S.M., Alaska; generally located south of DeArmoun Road ar~ west of Greybull Drive. R-6 (Suburban Residential District - Large Lot) RABBIT CREEK COMMUNITY COUNCIL csl/bla8 2505 FAIRFJANKS ,SI'. TESTING LABORATORIES, INC. ANCHORAGE, ALASKA 99503 907-277-8378 Water A.a~¥sis Report for Total Coliform Bacteria SAMPLE DATE: SAMPLE TYPE: II Routine ~ Special Purpose ?>~_z Phone ..... .Z/~..~ Mo, Day Year Purcha,'m Order No ..... Check Sample (for original contaminated sample with lab reference no. ) Treated Water Untreated Water Sample 'rime No. Location Collected Collected by Laboratory Ref. No. 6 8 Signature of Representative TO BE COMPLE~E~/BY LABORATORY Received at: ~i~.,~/~nch. E~ Fbks. Time Received / (] '/'~1/) Next Sample Due COMMENTS: SATISFACTORY ~-S '::';). UNSATISFACTORY U RESAMPI.E R OTHER BACTERIA OB TOO NUMEROUS TNTC TO COUNT Direct Verification Final Count LSB eGB Result* Comments *No. of Total.Coliform Colonies per 100 mis. Report/ed by ~ Date NORTHERN TESTING LABORATORIES, INC. 2505 FAIRI~ANKS ST. ANCHORAGE, ALASKA 99503 907-277-8378 Drinking Water Analysis Report for Total Coliform Bacteria TO BE COMPLETED BY CLIENT [~ PUBLIC WATER SYSTEM I.D. # ~_ ~ ~_. [] PRIVATE WATER SYSTEM NAME Mailing Address City State Zip Code SAMPLE DATE: __ __ Phone Mo, Day Year Purchase Order No. SAMPLE TYPE: [] Routine [] Special Purpose [] Check Sample (for original contaminated sample with lab reference no. Sample Time No. Location Collected 1 2 3 4 5 6 7 8 9 10 Signature of Representative ~] Treated Water L~ Untreated Water ) Collected by Laboratory Ref. No, FOR LABORATORY USE ONLY CASH CHARGE I PREPAID TRANSMllTAL SPECIAL INSTRUCTIONS MAIL I HOLD FOR TO BE COMPLETED BY LABORATORY Received at: ~ Anch. ~) Fbks. Date Received Time Received Next Sample Due COMMENTS: SATISFACTORY S UNSATISFACTORY U RESAMPLE R OTHER BACTERIA OB TOO NUMEROUS TNTC TO COUNT Direct Verification Final Count LSB BGB Result* Comments *No. of Total Coliform Colonies per 100 mis. Reported by Date ........... ~ ........... Time NO T;;ERN TESTING LABORATORIES, INC. 2505 FAIRBANKS SI. ANCHORAGE, ALASKA 99503 907-277-8378 Dri.kin§ Water A.aiysis Report for Total Coliform Bacteria NAME Mailing Addr~e~s Zip Code SAMPLE DATE: :2 -: -2 ,~, Phone Mo, Day Yom I'urcha,se Order No. SAiVIPI ,E TYPE: [1 Routine [:i Special Purpose [1 Check Sarnple (for original contaminated sample with lab reference no. Sample 'rinse No. Location Cnllected [ ] Treated Water [ ] Untreated Water ) Collected by ~Laboratory Ref. No. 3 4 5 9 10 Signature of []epresentative __ _ TO BE COMPLETED. BY LABORATORY Received at: ~ Anch. I~ Fbks. , -'~ /"~ ~, Date Received ' ~/2': ~'~/L~ / Time Received _ >~; Next Sample Due COMMENTS: SA'¥1SFACFQRY L~}. tJNSATISFACT()RY U RESAMPLE R OTHER BAC'FERIA OB TOO NUMEROUS TNTC TO COUNT Direct Verification Final Count LSB BGB Result* Comments *No. of Total Coliform Colonies per 100 mis. Date ! \ NORTHERN TESTING LABORATORIES, INC. 2505 FAIRBANKS ST. ANCHORAGE, ALASKA 99503 907-277-8378 Drinking Water Analysis Report for Total Coliform Bacteria TO BE COMPLETED BY CLIENT [] ,~.,,c ~,~. s~s,~ ,.~. ~ ~i~ ~_~1~ [] PRIVATE WATER SYSTEM NAME Mailing Address City State Zip Code SAMPLE DATE: Phone SAMPLE TYPE: I~ Routine (~ Special Purpose Mo. Day Year Purchase Order No. Treated Water Untreated Water [~ Check Sample (for original contaminated sample with lab reference no. Sample Time No, Location Collected 2 3 4 5 6 7 10 Signature of Representative Collected by Laboratory Ref. No. FOR LABORATORY USE ONLY CASH CHARGE I PREPAID TRANSMr~IAL SPECIAL INSTRUCTIONS MAIL I HOLD FOR i PICKUP TO BE COMPLETED BY LABORATORY Received at: [] Anch. [] Fbks. Date Received Time Received Next Sample Due COMMENTS: SATISFACTORY S ' UNSATISFACTORY U RESAMPLE R OTHER BACTERIA OB TOO NUMEROUS TNTC TO COUNT Direct Verification Final Count LSB BGB Result* Comments *No. of Total Coliform Colonies per 100 mis. Reported by' Date Time :! / 2 r; / ;q 7 :~ / 2 L; / 1/7 3 / :'~ 0 / }/'/ MI i,!1( II'Al Ii ? ()F Al',i< 'i i( ~l,b'\~ '~i: Il!II'. (!F ~d,\ II~ "~, I i ~Vli,'()NMi N; Al PI!,: ')1 i( flr)N C I :i.m~L: MOA I:l);IP: /\ 0 :'~ ~! [; [¢'/ Municipality of Anchorage 'Building Safety, Zorlling Enforcement ~ ~ ~ ~' ~:~ ~ ',: ~. .,, ~,~ ~ .... l:,~ i' P.O. Box 19-6650 ~. ' /.: . m~ .~,.,.: ~:..~ Anchorage, Alaska 9%~,~C~6650 Old l;Z O~ 000: , / .~L .~iv'! ' . · - I~ ~ud~ ~ &~,..: ~,s, ~i~i~-::''~':'~' Re: Zoning Board'of Examiners and Appeals Case Number Z-86-.97 The Municipality of Anchorage Zoning Board of Examiners and Appeals has received a request for a variance from the provisions of Section 21.55.030.B. and D., "Nonconforming Uses," of the Municipal Land Use Regulations, which if granted, would allow the petitioner to build a 60' X 120' indoor riding facility on a pro- perty with an existing nonconforming commercial equestrian school facility; whereas, the ordinance requires, 1) that no such non- conforming use shall be moved in whole or in part to any portion of the lot or parcel other than that occupied at the effective date of the relevant regulation, and 2) no addit'ional structure not conforming to the requirements o~ this cicie shall be erected i ........ ~-~n ,..~ith such ~~m~ng u~e '~f ].and- Petltj~r.~H property is Lots 3, 4, 6, 7 and 8, Block 1 (Replatted to Tract A) Elmore Subdivision,, Addition ~1. Petitioner is Van I. and Zo S. Hawkins. (Enayat S. Aziz, agent for petitioner). (RABBIT CREEK COMMUNITY COUNCIL) The Zoning Board of Examiners and Appeals will hold a public hearing on the requested variance at 7:30 P.M., Thursday, August 14, 1986~ 1986, in the Loussac Library Assembly Hall at 3600 East 36th Avenue, Anchorage, Alaska. This will be the only public hearing before the Board and you are invited to appear. If you have any questions concerning this matter, please contact the Zoning Enforcement Office at 786-8335. You are invited to indicate'your thoughts about {he.Prop°sed var- iance~ in advance, of the p~blic hear£ng~bY filling in the informa- tion requested below and mailing this notice to the Building Safety Division, Zoning Enforcement, P.O. Box 19-6650, Anchorage, Alaska 99519-6650. NAME: ~~ ~c_~ I AM IN FAVOR OF THE PROPOSED VARIANCE: I AM OPPOSED TO THE PROPOSED VARIANCE: ~----------~_.~_~ A copy of the memorandum for this meeting may be picked up in the Zoning Enforcement Office at 3630 E. Tudor Road after 8:00 A.M., Tuesday, August 12, 1986. Copies will also be available at the hearing. 07? If you would like to send us comments about the proposed rezoning, this form may be used for convenience by filling in the information below and mailing this notice Io the Municipality of Anchorage. Community Planning Department. PO. Box 196650, Anchorage. Alaska 99519-6650. THE PLANNING QOMMISSION AGENDA ~OT!_INE :',k¢,,, 8c~ JS 254-4100 86-073 r'72 REZONING RESIDENTS PLANNING COMMISSION BRUCE L. llEED, Ph.D. ~ANCH OF ALASKAN GEOLOGy 8380 Stratton Circle Anchorage, Alaska 99507 November 12, 1986 · Municipality of Anchorage Planning & Zoning Commission Dept of Community Planning P.O. Box 196650 Anchorage, Alaska 99519-6650 To Whom it May Concern: i am writing ~o advocate my support of the proposed cons:ruction of an · indoor riding arena at 4350 DeArmoun Road. Equestrian sports are gaining increasin popularity here in Anchorage, while the facilities to support and maintain this growth are grossly inadequate. Cold ~nd often inclement weather for nearly six. months of tke year not only prohibits continuity of training, and progression of skills for both horse and rider, but greatly limits the enjoyment of the sport itself, while adding nnnecessary risks. The proposed building site is in a rather secluded area surrounded by trees on three sides. The landscape and .existing structures are well-maintained and esthetically pleasing. Van and Zo Hawkins maintain a safe, clean and personable riding establishment with concern demonstrated for both horse and rider. Please help us to continue to promote the Art of Riding in Alaska by approving the rezoning requested by the ltawkins. Sincerely, Kathryn M. Bozich Horse Owner & Riding Enthusiast Municipality of Anchorage Platting and Zoning Comm. Dept. of Comm. Planning P.0. Box 19650 " 'Anchoragel, Ak.' 9951'9-6650 ; ;- · ,, .. . ,4 ,~3¢o' ,..: o ; - · ' ' " · ..... '"' ' . * , .' 0ear Members of the Zoning Commission, I am an active 4-H member and horse enthusiast. J own two horses, and participate in a large variety of horse related functions. I am alsoa member of several of the horse clubs in Alaska. I live close to the Hawkins' residence, and take riding ~¢~,~-,~.~, ~ .~..~* their facilities. The Hawkins have always supported my interests and helped me in any way they could. The Hawkins' facilities have impressed me ever since I can remember. '7.~aWK;!r~' facilities a'nd tlhe,ourr.~.Jndlng~¢ .... ' ',,,~n-¢¢o. commun!ty. Ma,/ I "*=,.r..o :o~ ~,,a~ the winter conditioons in Alaska make it extremly dangerous, ~ not impossible to exercise horses outdoors. Thank you. A concerned fellow, horseman, · ~e~en!~¢ am,?n9 the h,~st)-~ an¢i ~kuEtle th~+ !? ~'~!7~!'~ ':''e~+~l Ir'q :" :~:- only SUDDOr't their' olans bur. '¢tnd this ?actl ltv ts tn the tntere~t o¢ the home owners ~ho ?~nd that keeptn,] a horse ak home ts · Cez. orr.l'~c~.~':'l~ .e~... in . t · ' '~ 4 ~Tovember, 1986 Nunicipaiity o~ :~nchora~e ?lattin~ & goning Commission Dept. o£ Community Planning P,O. Box 196650 Anchorage, alaska 99519-6650 Attn: ... iar y Autor To Whom It May Concern; I am writing to you in behalf of ?o and Van Hawkins who are applying for a permit to construct an indoor riding arena on their present location on DeArmoun Road. As a 4-H horse club leader and director of the Rainbow Connect- ion, a riding program for disabled children and adults, i am very much aware of the desperate need in Anchorage for more enclosed arenas for horseback riding. I served on the Mayors' Task Force ~n= at that time ~t was = e' ~t=,~ ~ ~ ' ' - 3 v~S ago " sided in the Hillside area alone, it has grown tremendously since then. Our efforts on that committee produced a much needed outdoor facility on Abbott Rd. known as Section 16 Equestrian ~ark, an~ is well used, but only for 5 months of the year[ I conduct riding classes for the disabled there every summer, and because of rain ann muddy, unsafe footing, at best we are only able to cite 2 weeks of each month. There are curren~ly 2 indoor si!lng facilities' in Crainin~ ~acility and we are unable to use either or them. We are at an exciting time with our program right now as we have joined the Anchorage Special Olympics and will compete .~ques~rz~n team at the state wiie games to be '~ii this citTz's first ~ ~ '~ ~ ~ in ,nchorage. =".,~ Special C:lympics are se~.iing this su,~m~r .... equestrian coach to .~nchorage this winter to train o~ We will begin training the athletes this spring, but it will all have to ~ done out-of-doors because of the lacm of znaoor facilities. capped, physically and mentally. The spor~ &eveiops self-~wareness, ouzz~s self confidence, improves coordination and self-.disci~'~ strengthens and relaxes muscles, improves posture and oa_an,.e, and ~nqreases joint .... ~ Too le ~'~'~ ~ neelnh:;~s ~mp_ or.ne coo~dinat ioN_ unused muscles~ building muscle ~one and ' _~ ~ 2 · ['.'15' a-E norse club, the .~o~._lou.s~. Stee!s, has 45 ~"m'~'~ the ages of 9 and 19, who either own or lease a horse, .2',.:o of these members board their horses at the 2awkins' stable, ani ever. word( ' ~:-~ .'~ ioing '.oarn claores ~o help there after school and on ,~n~n for their horses expenses. This is so imporvanz! is teaches respons- ibility, and the atmosphere at the Hawkins'. stable is worm, frieni!7, cheerSui and supporti~fe. These chiiiren and ali the ross who own or care for an animal, have something very special - 2cmething iepenls on them for their '..,'ell being, an! who, besiies ~rcvi~ing an O63 excellent form of ~'~.{cv~,~'~= 5-ives them trust a-ai love in re~,~n. Horses keep kids busy and occupied ~nd out of the hazzs and off of the streets. In our club we stress all aspects of horsemanship, veterinary medicine, safety precautions as well as all tk~ disciplines of riding. Many instructors give of their time to put on for the children, and once again, an indoor facility would provide the insurance that we wouldn't have to cancell because of rain or snow. (;in beh¢lf of the Rainbow Uonnection, the oo~do~:;... ........ ~ ' ~'lympics we ask you to '~== 'flub and tile Anchorege o:~eclel ~ , ~ ..ORo,,reCZ a~,l lY~iOOf su~ort Zo and Van Hawkins and allow them to ¢ ¢~" "facility on their property so ohah we Nay continue to eniov t::e ho~s~c,~ year ~oun,. benefits of ~ ~'~'~'rz,~ns'~ = ., ~ ' ~. cc/ Nfs. Susan Halbert 4-H District Agent 06 , October 14, 1986 To Whom It May Concern: This is written in sUpport!of the petition of Zo Hawkins for the rezoning of property at 4350 De Armoun Road from R-6' to PLI. Rezoning is necessary to permit improvement of the property as an equestrian center. There are over 2,000 horses in Anchorage, and a large portion of these are concentrated in the De Armoun - O'Malley Hillside area. Facilities for boarding and training horses are scarce for the horse population in the area. The proposed use of the property seems to be completely compatible with the neighborhood, and is badly needed. It should be welcomed by the residents of the area~ and should fit into ~he lifestyle common to the area. Sincerely, Bernard L. Marsh Ben Marsh & Associates <Former Assemblyman) Municipali+v o¢ Anchoraqe Plnttino and Zonin? Commtsstnn Dept. o¢ Communit? Planning P,Oo Box 196650 Anchorage, Alaska 995~9-6650 To Whom It May Concern: [ am ,,r4finq. , this lCfter_ in reCeren,:e fo_ fhe 7 o nim,n cF~nqm_ ;',.~ ~,m Equestrian Center at 4350 OeArmoun Road.This chan9~ is t,-, imoro'.,~ the ?acilitv and orovide ~ndoor rid~nq d~!r~p~ the L,~inter monfh¢ ~r,d rainy sensors. As a resident o+' the c.o,~+h Anc'hor'qq~ area T_ think the ~q,!pmfr!an Center owned by the Hawkins ~s in keeping ~J~(h the rural atmnsphere that we are all trying to maintain in south Anchorage. TF,¢ impro~/ements will allow the Hawkins to set better sf,qndar'ds.prn,,i,!.:, 8 n~ren Equestrian Center ~nd will be an asset to the Sr.u+h Anchorage area. ro~nd +'ac~l~ttes in th~ private 5ecfor, ~ ur,Te ~he plannzqm nn4 zoning commission to ~{~,?Eo~.e:~,~.~,,~, .r.ezoOing~:ne. quested.~kv thC Ha~,,kJr Sincerely, O62 ALASKA 99518 TO WHOM IT MAY CONCERN: 15 October 86 As a professional Realtor who specializes in residential and horse property on the Hillside, I offer the following observations. 1. There is a deffinaee need for professiona~yrun horse facilitites on the Hillside, lespecially on De Armoun Road where none exist. 2. The value of properties surrounding horse facilities is greatly enhanced in value. 3. "Free form" boarding and one horse facilities are lessened and hence negate slip shot type operations and households for the boarding of horses. 3. There is no adverse reason that quality improvements to the Hawkins Facility would be anything but an asset to the Hillside horse and residential community. Sincerely, · ---~ .~i,~.-~' ~ ~ ~i,~,~ Larry AV Eaton Sale Associate Polar Realty Municipality oF Anchorage Platting and Zoning Commission Dept. o¢ Community Planning P.O. Box 196650 Anchorage, Alaska 99519-6650 To Whom [t Ma,/ Concern: I am writing this letter in reference to the Zoning Change For the Eqoestrian Center at 4350 OeArmoun Road. This change is to improve the ?acilitv and provide indoor riding doping the ,,¢in+e~ month,c 9n,! rainy seasons. As a business man and professional dog trainer who resides in the same area oF town (12801 Chapel, Anchorage, AK. 99516) I have many occasions to drive up and down OeArmoun Rd. and I think the Equestrian Center otJned by Zo and Van Hawkins is an asset to the community. It is a spacious, u~ell kept facility, u~ell designed and attractive, that lends itself to the rural community that ,~e are alt hoping to maintain in the south Anchor=~e area, Furthermore I would like to express my appreciatinn For people lipa the Hawkins ,~ho dedicate themselves to the good o¢ the animal community. As we all kno~J ¢acilities that are designed For the care and tJell being oF animals have much higher standards th~n th~ yard operations ~,;here Poor' Facilities and poor care are o~ten the rule and not the exception, In addition I ,Jould like to state that I am~.~..;~tf~&.sU'P:~a~ o¢ the additions to this Facility as I knot,~ the,/ will' he in keeoing ~,~ith Cordially, Roman Braslavsky · '; .C....... BOARDING,~LESSONS .: :.'~. ....... ...... ::..~·..' ' TACK s~IOP, FEED'sTORE "' .' ' : STABLE SUPPLIES · : .:::':..'~ :'~,.' >:: :~;'-' '. 4 ·'8791 CAMERONST. ANCHORAGE, ALASKA 99507 (907) 349 - 205l ':' '- 05,'7 Alaska.Equine Clin,'~ & Ambulatory Servl~e Joseph E. Grohs, D.V.M. Julie A. Grohs, D.V.M. Box 10047 South Station Anchorage, Ak. 9951 I 345-2617 %'0 ~.;ho:':L it mar; concern: , e are writing this Letter ~h"S~pport-or the proposed projectl by 3an .~ Zo i~awki~r:, ho c }~ - struct a horse 3oark.~ing facility & inAoor .i:ii'- in% arena: Oli De~rmoun ?,oal. As equine practitioners we see a ia.finite The horse 2o2u!a{~::_on of hi,is arc~. :~.._', b}?{} :ira~aticc!!y in 'U~,} !as'h few years. The .iaiilh; ya.lrs. 05~ October 29, 1986 Municipality of Anchorage Planning and Zoning Commission Dept. of Community Planning PO Box 196650 Anchorage, AK 99519-6650 Attn: Mary Auter To Whom it May Concern: I am writing this letter in support of the ZoVan Equestrian~ Center,! which is trying to expand their facilities at 4350 DeArmoun Rd. Mr. and Mrs. Van Hawkins, owners of ZoVan Equestrian Center, have operated an equine housing and training facility in Anchorage for many years. They are well known for the care and treatment of their boarders, as well as for their outstanding facilities. They are seeking to expand their current capacity for stabling by adding a total of eight stalls, and to expand their training facilities to include an all weather covered riding arena. The south Anchorage area they are located in holds upwards of 3,000 horses, and any facility that can be added would be g~atly appreciated by all horse owners in the area. The weather in Alaska is not very conducive to year round outdoor training, with mud and ice contributing to unsafe outdoor arena footing. An indoor facility, of which there are very few, would allow for the consistant, year round training necessary to produce healthy, active, and productive animals. Your consideration in allowing ZoVan Equestrian Center to expand would be greatly appreciated by the horse owners in south Anchorage. Thank you for your time in this matter. Sincerely Laurie Hakes 1830 E. 72nd Anchorage, AK 99507 349-9664 057' SOUTHWOOD MANOR 9499 BRAYTON DR. #68 ANCHORAGE. AI-ASKA 99507 (907) 344~)1 I 1 October 22, 1986 TO: Municipal Planning and Zoning Department Please accept this letter in suppor%~ of the~.rezoning chan~e~ proposed at 4350 DeArmoun Road. This ,~roposed Equestrian Cente~ would benifit residence in restricted zoned areas such as Southwood Manor and Independance Park where the boarding of horses is prohibited. Your favorable zoning change should be appreciated by the majority of the residence in this area and give a dedicated center for equestrian events for a long time to come. Thank you, William E. Higgins Manager 056 .?,m wr~,tlng fii support of ~^ proposed improvements and indoor riding ~,, ~,,c, ~, ~ ucc, ,,,u~,, nu~. a near hillside resident and horse ......... ~.:~, u,a~ ~,,~a ,au,,,~y iS grea needed to provide more adequate GGGi'GinG' ' Of ' ...............cqueo~rlan ac~,v,tles.' then it can only be an asset to the surrounding cquco~ the approval of their proposed pro ect, 053 October 30, 1986 Municipality of Anchorage Platting and Zoning Commission Dep. of Community Planning P.O. Box 196650 Anchorage, Alaska 99519-6650 Atten: Mary Autor ...... To whom It May Concern: ~¢ Name is Kathy Kimura and I'm writing this letter of Support for the proposed zoning variance which the Hawkins family are applying for. I believe the need for the indoor arena on De Armoun Road is a growing one and should be premitted. I say this for many reasons, First of all the safety benifits from the indoor arena would be invaluable. As an active equestrian competetor, trainer, owner, I know that footing for the horse is a serious factor to all riders. Through out the year, riding safety can be seriously impaired by bad footingcaused by the changing seasons and bad weather; An indoor arena provides safer conditions for riders, during these times. Secondly, the popularity of horse riding in south Anchorage has increased to the point of overtaxing the already existing centers, pointing to the need for other centers. Also, Van and Zo Hawkins have shown me, since first meeting them in 1981 and usinq their'facilities since 1983, that they are not only safety minded, but show concern for the horse and rider. They have always provided service and dedication with a high level of competency. As an active competetors we are looking forward to the use 0¢ the Hawkins new indoor arena as well as the Hawkins friendship and care they both provide. We are thankful for them and would appreciate you to approve the requested change in the zoning / Si~6rely, -~ r%y K~2.~ra I Municipality o¢ Anchorage Platting and Zoning Commission Dept. o¢ Community Planning P,O. Box ~96650 Anchorage, Alaska 99519-6650 To Llhom Zt Ha!/ Concern: I am writing this letter in rererence to the Zoning Change rot th,, Equestrian Center at 4350 OeArmoun Road,This change is to improve the racility and provide indoor riding during the ~Jinter mnnths end rainy Seasons, As a resident o¢ the South Anchorage Area I think the Equestrian Center owned by the Hawkins is in keeping with the Rural atmosphere that we are all trying to maintain in South Anchorage, The improvements will allow the Hawkins to set even better standards and provide an even nicer Equestrian Center and will he an assr+ fo South Anchorage area. Therefore in light of A!aska*s inclement ,,,¢sfher, +hq gro ~inq n,~¢,j +'or horse related communit,' service pr'oqrams, and the nerd for round facilities ~n the private sector, and Sincere]y, 0 5 '! Municipality of Anchorage Platting and Zoning Commission Dept. of Community Plnnuing P 0 Box 196650 Anchorage, Alaska 995 19-6650 October Attention: Ms. Mary Auter Dear Ms. Autor: Having developed residential subdivisions in the Anchorage area over the past fifteen years such as Sunset Nanor, Sunset View, and Scuckagain Manor; we understand the need to consol[date horse lations and training areas. From the developer and planning standpoint it is good to see organized and professionally maintained facil£ties, as opposed to thc one horse/one lot conc~q~t, where poor care, m~suitabl.e stab].in~ and lack of available pasturing are often the case. Only a few have the capability of owning land appropriately zoned for horses due to land availability and cost. o~ ~he com~¢,unity who would o~her,~±se b~ ~k~g.~a~a~o.~.h~.,a=e.~x,'~t:~,~ezi.,'~:~' ~,,~.}the opportunity to utilize the facilities they have provided. Very truly yours, Ilar[ ,,\. Bachner KAB: db Dana K. Bachner 05£ Municipality o¢ Anchorage Platting and Zoning Commission Dept. o? Community Planning P.O. Box 198650 Anchorage. Alaska 99519-8850 To Whom It May Concern: I am writing this .letter in re¢erence to the Zoning Ehange Equestrian Center at 4350 DeArmoun Road.This change is to im¢,rove the ¢acilitv and provide indoor ri. ding d,~rinq fhn ,inter rainy seasons. As a resident 0£ the South Anchorage Area I think the Equest*~an Center owned by the Hawkins is in keeping with the Rue@] atmospher~ that we are all trying to maintain in South Anchorage. The imorovements will allow the Ha(dkins to set even better standards and provid~ an even nicer Equestrian Center and ,jill be an ~ssef to the South Anchorage area. Therefore in liqht o¢ Alaska's inclement ,Jeath~r, tk:~ mr,7,,iq? ne~H for horse related comm,Jni+v serx/]ce progrgms, and the r.¢e.J rot- veto-' round racilities ~n the ~r~vate sector. Sincerel y, the pa~t , I toa~ active C' 5 0 2404 St Elias Anchorage, Alaska 99517 Ocotber 30, 1986 Municipality of Anchorage Planning and Zoning Commission Dept of Community Planning P O Box 196650 Anchorage, Alaska 99519-6650 To Whom it May Concern: I am writing to add my support in regards to the proposal .for an indoor Equestrian arena at 4350 DeArmoun Road. As a horse owner I can attest to the need for such facilities in the Anchorage area. Due to the inclement weather and short hours of daylight in the wintertime it is impossible to keep horses in good, healthy condition without a covered, lighted arena. As a boarder at the Hawkins' existing stable, I am certain the quality of the proposed arena will meet the high standards of the rest of the facility. From the roadside, the Hawkins' stable appears attractive and neat. Up close, it is clean and kept in good ~epair, with the safety of horses and people alike an important consideration. As a life-long resident of Anchorage (I was born here), I consider the proposed Hawkins arena an asset to the rural atmosphere that we are trying to maintain in South Anchorage. With these considerations in mind, I urge the Planning and Zoning Commission to approve the rezoning requested by t~~ Hawkins. Sincerely, ' .-~. ,~ Kristy Smith -~ [? 4 7 Municipalitv o? Anchorage Platting and Zoning Commission Dept. o? Community Planning P.O. Box 196650 Anchorage, Alaska 99519-6~50 To Whom It Ma,, Concern: I am writing this letter Jn reference to the Zoning Chang° Equestrian Center at 4350 OeArmoun Road.This change is to the ?acilit~/ ~nd provi4e indoor ridi'n~ d,_lring fha ,.~intor m~n~.~ .~n.4 raiNY seasons. As a resident o? the South Anchorage Area I ~hi. nk the Eq~estrian Center owned by the Hawkins is in keeping with the Rural atmosphere that ~,¢e are all trying to maintain in South Anchorage. The improvements will allow th? Ha~kins to set even better standards ~n,4 provide an even nicer Ea,~estrian Center and tJil! be an asset ~o +he South ~nchorage area. There?om in light o? Alaska's inrlement ,.,¢~tF, er, the ?or' horse related commLinitY service programs, and the round ?acilities in the private sector, ~;(~j!r~,~;'e(,;(:.Re p.lanning an? -'zen~'n-q: CO~r~;s'~'"$'an"*~b: :'ap.P'rovei:'the"r'e:~:on:]ng..¢~-equest ed by Firs Sincerely, 04S AVIATION SUPPLY 2301 Merrill Field Drive, Suite D Anchorage, Alaska 99501 907-276-3383 Zenith 1227 Telex 26597 }ltmicipality of Anchorage Platti.g &Zontng Commissloa Dept. of Co.malty Ptannii~g P. O, ~x 1.96'71 indoor riding facility t.- he built by Van and q550 DeArman lamd, Anchorage~ Alaska. Zo liawk~ns a t 1'0 '~¢I1().¥ l'l' 55[Y CONCI'JIL\: ltaving better than thiri:y years experience in t.h.~ h.rs¢, ~ndt;a~ry ti:~rou[~:~mut l.i~f: [:nitr~d S~.ari~s and Canada, Should they be able to bu~.ld an indoor riding fac~t.[iy, t am sure ~haL the aforementioned standards would be carried through [. ~,he ind{mr fal;l.[ity boltl aes'~,he~lcally and in maintpnanc~. It is my opinion that addi'tiomal indoor ri?ing.;facil, ities,.are municipal¥~y do not have £he inclination to build such facilities, it has %o be lef~ to the private sector Lo provide such serv.ices. address. I% will help fill a void that needs to be filled to help the horse indusCU su~ive in Alaska. Should you have any further questions, please do not hesitate COil ~ac t llle. ~Pickard~ Branch Manager TLP/kw Christine A. Wenrich 13001'~id~view Drive Anchorage, Alaska 99516 To 13)hom It ~ay Cnncern: I ~plau~ the ~r~osal t~ ~.~I~ ~ co~erci~l e~estr~n ~eArmoun ~oad. This type of facility would provide a perfect co~pliment to the .existing municipal equestrian trails Io~ated in the immediate area. Through these trails, the accessahility of the ~unicipal equestrai~ is vastly improved. The trails provide the hillside horse owner a means to use the park without trailering the horse to the municipal equestrian park. A commercial facility in this area would be a boon to those who need a facility during the winter, when the ~unicipal equestrian park is not realisticall~ usable. I drive along DeArmoun daily. ~he Hawkins establishment is a delight to see. It reminds me of a Kentucky ~ar~. !!ou see the horses roamin~ a- bout the corrals, and y~ are reminded of their free and spirited nature. There is something ~uieting and ~leasurable in the sight. I do not believe t~e erection 0f.a. commercial arena Would cause any · ...-'..'..:..:'ia~he~ic.p~b'te~s'~ ~'a~'.n~ .~ horse"oWne~,; bu~ I ca~"iunderstand..how.a fac- and. e×er~ise you~ horse in t~e sa~e or' immediate, area, wou~d be' i~eall ~he -;,., ~.dde~,.ben~f~...o~'.th~.m~pa.l~e~S~a~'.~a~s-~,.~d,~h. tKis area ma~e ~ , ~..'-. of the municipal equestrian tr~ils a.s a result ~f this con~ru~. t' ....' ....A~ch~r~e~'.,~he~e,is a' real need ~or a-,winte~ Io.cat.~n f~r ;~e .~ercisin~ ' ~.d~iVe by and v. iew.it.' '. ~ .- ' "" -'" :'~'" -. "'."";'" ~...~ '.:. ';;..~ ........ ..... , , ~ . · . . November 1, 19~6 ~unicipa!ity of Anchorage Planning and Zoning Commission To ~,~[hom it May Concern: I would l~k_ to write ~n supPort o£ the rezonin~ application of Zo and Van Hawkins. The rezoning would improve their horse facility on Dearmoun Road, making it possible for an indoor ridin~ arena to be constructed. The Hawkins' current facility, including an outdoor ridin~ arena, ~ ' ' ~ They is one of the best maintained stables in the...ncaora~e area. are continually ~akin~~, ~ im~rovements~ and clea~lv~ show ~e~.. ...... wa~ to kee~ their ~ e~ ' ~-~te ....... .~ faci~ . e,~u ~o.~ zan center a firs~ ~'~ m~.e ~ty. The .Anchorage area residents continue to brinT in quality horses that are year-round interests. A large amount of time and :none? are invested in these equestrian ~,ctiv~tzes itz~ crucial to the horse industries in the area to ~ave quality facilities av~.~ila~e, in~ indoor arenas to continue the traininm and education of these sm~c~a~zed animals and their riders The lon~.7 winters with icey, pr~o~t~. ~or the sermous · ~a~ ground make the ~n~oor arenas a ma~or ~ ~ rider, instructors, and trainers. if this indoor riding arena is constructed, it would actually constitute the first increase in indoor facilities since before 19~C. The other two arenas r~cen~ y built only re~lace t~.e ~wo arenas lost · in the early. 19~0's(~;[oronzoff Stable & Six Bar E). The horse ulation and related activities have greatly increased in the past ~ ~ .... ~ .... ~ ~ already reco~gnized this~ac~ ~' in ~ve years. ~e ~u~c~o~l~t~ '~ .... its Section 16 E~uest~isn Center fhat center ~s limited ~'re~'' .... ~ : ,~. ~ .~,:, ~ CO~o ~Rote since its indoor ~acil~. not ~et . I have been active in the Alaska Dressage Assoclation for many years~ and have seen our membership grow from supportin~ one show a year to Siva shows each year Dressace., as other horse s~orts, the trainin~ of a hi[~hly specialized athlete. The ~oot~ ~_~ these animals must work is of utmost importance; and the only course to upgrade the year-round standards is by allowing indoor facilities to be constructed. Therefore, I strongly ..... urge you to a~vrove the ~ezon~n.~z~ ~. ?[awklns are definitely ca~ab!e of constructmn[~ and ~nsinta~n~n~ a ~ ~_ ~e equestrian community. facility that would a~ad a ~reat value to Sincerely, Colleen ~.,el w~. n P.0.Cox 110272 Anchorage, AK 99511-0272 043 Sigrun C. Robertson 1611 Ermine Street Anchorage, AlasKa 99504 November 3, 1986. Re: Zo and Van HawKins Conditional Use Permit To. Planning and Zoning Commission Dear Sirs: I urge you to Conditional ~ Use improvements to favorably onsider Permit to allow the constr, uct ~ on ar,,~ the horse boarding facil i fy, and the addition of an Indoor Riding Arena on the land on [)eArmoun Road as requested Is, y Zo and '...."an HawKins. Zo HawKins has been involved with horses in the Anchorage area for many >'ears, and Rresently runs a wel 1 run horse establishment. I sincerely believe that there is a need for the above mentioned facility, and that the proposal p,Jt forth by Zo and Van HawKins would benef t the horse people as well as the community in general. I have lived in Anchorage since the beg nning of 19777 and in AlasKa since early 1969, and am a horse owner at this time. I belong to the American Horse Show Association~ and often serve as a steward for that organization during o,~r local horse shows. I am at present a board member of the AlasKa State Horsemen, a member of the board for. the Section 16 Equestrian Center, as well as being involved in many other horse organizations. Our horse community is a growing one, and in need of assuring the availability of good facilities to Keep our horses as well as adequate environments for the use of these horses. Again I ,~rge y,-_,~ to give this matter yo~r. .sppr.,s, val . Si nc:ere 042 Training Horse Boarding Riding Instruction Didmond <~Ran~h & Tack Shop Frank and Linda McQueary [907] 346-'1050 463'10'Malley Road Anchorage, Alaska 995'16 03~ 130 W. INTERNATIONAL AIRPORT ROAD - ANC'HORAGE, ALASKA ~ X(~(~XT~ ~7~Xi~7Ab'-'X 99518 Municipality of Anchorage Planning and Zoning Commission To Whom It May Concern: I am writing :~'n support~ of the propo, sed]rezonin~ for Van and Zo Hawkins. I board my horse at ~Hawkins, and with the addition of an indoor arena I will be able to ride every day. At the present time, I and the other boarders can only ride when weather permits. This indoor arena is very much needed in the area for the safety and comfort of many horse riders. Sincerely, Becky L. Bachner 13665 Sunset View Circle Anchorage, Alaska 99515 Municipality of Anchorage Planning and Zoning Commission Dept. of Community Planning P.O. Bo× i96650 Anchorage, Alaska 99516-6650 To Whom It Ma>/ Concern: I feel that the time has come when it i,~ necessary that P~bl ic Recreational Facilities such as the Hawkins are prooosin~ should encouraged and ewcnptCd in South Anchorage, As you ar~ aware th~ horse industpy is eveP growing, DPo'/idi~ ,jobs nnd ~ncom~ when Alaska needs every boost to th~ economy that ~ t cmn ~t. horses ape coming uD every ?ear and if there ar~ not accommodations people will ~ive up hope and the horse begin to Fall as so many other industries have fallen A facility such as this provides the necessary sci ution for the horse owner who cannot accommodate a horse at home but has the income, desire and vitalit? to participate in this pecreati.on, Other res~ dents 9njo>7 the rural atmospher~ that the animals, s~acious arounds and facility provide. I drive DeArmoun dail.>; and the Hawkins Equestrian Center is ~rar, ifvin~ luxl~rV in th~ e~er ~rowin~ city that is appronch~n~ and the ~iders training in the arena a~e enviable to the senses, The Hawkins Equestrian Center is a quality facility where the an~ mals are their first concern. The P]ac~ is clean, ~ n ~d equestrians that need a place to work their horses year round, the residents who need a place to keep their horses and to the ne%ghbors who want to keep South Anchorage rural. to With the future of Alaska' s small industries and the r.ral .atmosphere of South Anchorage in mind, I strongly urge approve the rezoning requested by the Hawkins. Sincerely yours, 2659 Lovejoy Driv~ Anchorage, Alaska 99508 November 7, 1986 Municipality of Anchorage Planning and Zoning Commission Department of Community Planning P.O. Box 196650 Anchorage, Alaska 9951~-6~b0 Attention: Ms. Mary Autor Ladies and Gentlemen: I am writing to add my support in regards to the proposal for an indoor Equestri~n arena at 4350 DeArmoun Road. As a horse enthusiast I can attest to the need for such facilities in the Anchorage area. Due to the inclement weather and short hours of daylight in the wintertime it is impossible to keep horses in good, healthy condition without a covered, lighted area. As a parent who rents horses and pays for professional training and lessons for myself and child at the Hawkins' existing stable, I am certian the quality of the proposed arena will meet the high standards of the rest of the facility. From the roadside, the Hawkins' stable appears attractive and neat. Up close, it is clean and kept in good repair, with the safety of horses and people alike an important consideration. '~ · with these assets in mind, I urge the Planning and Zoning Commission to approve the rezoning requested by the Hawkins. _.~, ~ Sincerely, Jeanne Thiel Munieipalit~/ of AnchoraGe Platting and Zoning Commission Dept. of Community Planning P.O. Box 196650 AnchoraGe, Ak. 995i29-6650 To whom i t ma3~ concern: Pleas= ~nnept thim letter in su'ppo~t"Of'.it'h~ '~e~6~ing Pr.ODosed~ h'' Mr and Mrs. Hawkins at 4350 DeArmoun Road. Am a resident and close neighbor ~ n the area I think the Center is in keepin~ with the rural atmosphere that ~,;n mre trying to maintain in South Anchorage. I like to see the horses grazing in their turnouts and the riders as thev ride past on the trails. It is restful and rel a×i ng to wsteh. Mr ~nd Mrs. Hawkinm ol~nm For additional ~cilities with the neighborhood ~nd th~ equestri~l "ici mi fY 3nd thor ha~e m~ support. ui th this in mind. T ,irma th~ ml,mnninq and ~,on~ n~ C~mmi ~mi~n t,'. approve the rezoni n~ requested b!' the Hawkins. 10500 Lone Tree Anchorage, Alaska 99516 November 4, 1986 Municipality of Anchorage Planning a'nd Zoning Commission Dept. of Community Planning P. O. Box 196650 Anchorage, AK 99519-6650 To Whom it May Concern: I am writing to you concerning the rezoning for the Hawkins Equestrian Center's indoor arena. My daughter is currently boarding her horse at the Hawkins' place. She is ve?y active in 4H and often shows her horse during the summer. An indoor arena would be very beneficial to her 4H program. Many other residents of south Anchorage/Hillside area would benefit by providing a sheltered area for working horses during the winter. Currently, the only sheltered areas are Diamond H and Eaton Ranch and they are filled to capacity. I have seen similar arenas which were also manufactured by the same manufacturer as purchased by the Hawkins. I am of the opinion that the ~~~~..~.~r~½~.~.~=~.~._~J~'~!~.~. ~n? residents in the area already have horses and therefore this arena snou~o De useful to many. We appreciate your consideration. Sincerely, 033 10500 Lone Tree Anchorage, Alaska 99516 November 3, 1986 Municipality of Anchorage Planning and Zoning Commission Dept. of Community Planning P. O. Box 196650 Anchorage, AK 99519-6650 To Whom it May Concern: I am writing to you conc.erning the rezoning for the Hawkins Equestrian Center's indoor arena. I am currently boarding my horse there, and I am active in 4H and I ~ften show my horse during the summer. An indoor arena would be very beneficial to the 4H program. The Hawkins are firm believers in 4H. When I needed rides, they were happy to offer and help at various 4H activities. An indoor arena in the south Anchorage area would greatly aid in promoting the youth of Anchorage to continue to work the horses and stay active in 4H during the winter. During the cold, dark months of winter, along with the icy conditions of the ground, it is very hard to keep your horse in supple working condition. An indoor arena would eliminate this problem, along with many others. When the winter months arrive, 4H doesn't hold very many activities because there aren't enough facilities to hold things in. Training practi- cally has to end; and when spring arrives and the show season starts, your horse is out of shape and you have to start its training over and you waste the first month and a half of summer when you could have excelled, If there were enough places in south Anchorage to use during the winter. As you can see, an indoor arena is greatly in need in the south Anchorage area. Sincerely, .Karla J. Kolthoff 0 3 4 M,Jnicioalit¥ of Anchorage Planning and Zoning Department Box 196~50 ~nchorage, Ak. To whom it may concern: As former horse run,rs u;ho recognize the need for horse related facilities in South Anchorage ~Je are !n ~~ ?:pr-o.~:~:~a~¥?~6~fl~a~71~.~'~':~,:¥~ ('o b,ffld an indoor ridin~ hall and imonox,,e their stables. The improvements. ;,~ill be an assef to the neighborhood ~s it uill be an attractive Facility that ~oill benefit the area and assure ,the rural atmosphere fhat u)e all .,JBnt +n see remain ~n ~ i~th Anrhor~ee. The Hak~kins place is u~ell kept and pleasant to look at, I'm s~lr'~ Jt Ulill be kept in the sam~ m~nn~r in +he t~tur~. bJe trulv hope you Iaill allo~J the zoninq change. Yours truly, 'D;~i.',LC~: D'3.'. !33 'o~- f :2111-_): of ~,~ -l~,,"f . 'i-, .... . 'Ui - ' 'i i~ '. ":l 'l l~ "':1- ' i - i ~nS 'iiCi ' ' iS ~! A - ' ..... l 9.. 5 i 3!_ 2 ' 2 ~ - , .... ,,' k _ ' ' - ''. ' "E i ' 2 -'~ . -'IC~ C - i ' I 21 i. _ I ~' ..... _ "i :i ! ' ' -'- ' 'f d'3 ' f . - ~ i . i i 2 . 2 OSZ Municipality o¢ Anchorage Planning and Zoning Department To t~hom it .ma,, concenn: by the Ha~ktns. Tke change ~.~11 enable them fo ~mon~/e their' C:gc~l~+', :,~.4 h~,!~d ;~.-~ ~ndoor' n~d~n9 anena. TReiP place is ,.cell keot and attractive. .I'm sure i~ ,d~.l! be ~ec,~ ~ Thank you Con roue consideration. Youns tnuly, Municipality o¢ ~nchor'aqe Planning and Zoning 0~oartment Box 196650 Anchorage, Ab, To whom it may concern: and klan Ha,.~kins to constn'~'~'''~ i~'8'6"6~ ridin~ ha~ ~nd t ~ thei~ barn, Tke r~ange ,,ill be mn as=Cf fo thC ne~.,~hborhood as. f~r'e controlled Cactl~tv that tot11 bene¢~f the area and Their p]ace &s ~..~ell kept and attractive, ~'m sure ~ ,.~11 be vo~.r ao~roval o¢ the zon~nq cF, ange ~jtll be MUNICIPALITY OF ANCHORAGE MEMORANDUM DATE: TO: FROM: SUBJECT: October 31, 1986 Jon Spring, Planning Department Anchorage Water & Wastewater Utility RE~ONING REVIEWS We have reviewed the requests for rezoning and have the following comments: 85-113 The petitioned area requires 3,000 GPM fire flow which is not available at this time. 85-039-2 No objection. 85-129-3 This area does not have adequate fire flow 86-071 ....... 86-073 86-074 86-075 ED WHI TMORE Engineering Planning Tech. IV Anchorage Water & Wastewater Utility EW/s 1 r for B-3 zoning. No objection. Out of AWWU Service Area. Out of AW-WU Service Area. NO water service in this area. 11-10-86 Municipality of Anchorage Platting and Zoning Commission Dept. of Community Planning P.O. Box 196650 Anchorage, Ak. 99519-6650 Re: Zovan Equestrian Center Dear Sirs, ~ am ,~ lti,~g ln. .supPort? of the Zovan Equestrian Center To the best of rny knowledge the riding facilities now owned and operated by Mr. and Mrs Van Hawkins have been in existence for at least sixteen years. These facilities allow equestrian aficianados to work with and enjo'?' horses. F~Jrthermore these current facilities offer a certain amount of safety to f. he coi'lail'lunlty in ~hat r~hey provide a safe place for said horse"mere to ride and enjoy thein animals. it seems that a facility like the proposed Zovan Center would bring added enjoyment and safety t~o the communit'y, and I fully stJt)p()r[ t!~e error[ or Mr. and Mrs, Van Hawkins to fulfill this goat. l urge the Commisslon to vote in favor of the Zovan Equestrian Center. Larry Kaniut 4800 Natrona 99516 MUNICIPALITY OF ANCHORAGE MEMORANDUM DATE: November 4, 1986 TO: Joe Stimson, Zoning Officer, Zoning & Platting Div. Parks & Recreation Dept. FROM: ~,~? Diane Reusing, Associate Planner, SUBJECT: Zoning Reviews The Parks and Recreation Department has reviewed the following zoning applications and offers no comment: Case No Case No Case No Case No Case No Case No 85-039-2 85-113 86-071 86-073 86-074 86-075 We offer comments on the following zoning applications: Case No. 85-129-3 - The Anchorage Park, Greenbelt and Recreation Facility Plan: Anchorage Bowl Section and the Anchorage Trails Plan recommend a Class I bike trail on the east side of the New Seward Highway and an equestrian trail on the south side of Huffman Road with a potential grade separated crossing. The Parks and Recreation Department recommends that a 15' trail easement be set aside along the north and west property boundary at the time of any subdivision platting for the purpose of a bike and equestrian trail. DKR:ms O25 DATE: TO: FROM: SUBJECT: Municipality of Anchorage MEMORANDUM October 29, 1986 Geri Barling, Community Planning Edward Lodwig, Fire Marshal Zoning Cases - Reviews Case Numbers 85-129-3 No Comment 85-039-2 Turn radius in the parking lot seems a little tight for the 40o/60o turning radius requirements. 85-113 No comment 86-071 No comment - Not ~n our jurisdiction ....~- 86-073 No objection - as a commercial enterprise, the buildings (stables and indoor riding hall) all have to meet Fire Code regulations including emergency access road requirements. 86-074 No objection 86-075 Not in our jurisdiction EAL:g Don Alspach November 7, 1986 Page 3 86-074 86-075 The Department of Public %~orks recommends that the rezoning be made contingent upon the upgrading of Greybull Drive (Place) to minimum Municipal gravel standardS. A request to rezone approximately 6.91 acres from R-6 to PLI/SL located south of O'Malley Road and west of Baronik Street extended. A final site and drainage plan must be submitted and approved prior to any approvals. A request to rezone approximately 8.256 acres from R-9 and T to R-6 located east of Alaska Railroad and north of Knapper Lane. 1. See comments above for 86-071. SKM/WRH/cjk/clg 2/skm/643 attachments MUNICIPALITY OF ANCHORAGE MEMORANDUM P~ ~'-' '~', ! !"/~. Date: November 10, 1986 To: ~rom: Municipal Planning Department, ~g~Plat ting Division ~Ronaid G. King, Manager, Air Pollution Control Agency Subject: Case # 86-073 The Anchorage Air Pollution Control Agency (AAPCA) wishes to respond to the section labeled "PROPOSED DEVELOPMENT." This section states that a gravel parking lot will be constructed. The AAPCA discourages the construction of gravel parking lots. The Municipality of Anchorage has high levels of particulate matter during dry periods. The Environmental Protection Agency is investigating the levels of particulate pollution in Anchorage. If these levels are found to violate proposed particulate standards, the Municipality could face the prospect of future enforcement from the Environmental Protection Agency concerning high particulate levels. 0 2 4 unicipality of Anchorage MEMORANDUM DATE: TO: FROM: SUBJECT: November 12, 1986 Community Planning Department Health and Human Services Department Cases Due for Review - November 10, 1986 The Environmental Services Division of the Department of Health and Human Services has reviewed the following cases and has these comments: 85-039-2: A site plan review for the proposedaddition to the Loyal Order of Moose Anchorage Lodge #1534. No objection. 85-113: A request to rezone approximately 7.27 acres from R-2M to R-3/SL. No objection. 85-129-3: A request to rezone approximately 29.6 acres from T to B-3SL. Extend public sewer and water. A request to rezone approximately 4.5 acres from R-6 to PLI/SL. Please see attached memo regarding comments. 86-074: A request to rezone approximately 6.91 acres from R-6 to PLI/SL. Please see attached memo regarding comments. 86-075: A request to rezone approximately 8.256 acres from R-9 and T to R-6. No objection. 86-073: Susan E. Oswalt On-site Services SEO/ljw attach ments Don Alspach November 7, 1986 Page 2 86-071 cial use areas. This development will destroy this buffer concept and the residential character west of the New Seward Highway will be compromised. Moreover, this development will set the precedent for future com- mercial development east of the New Seward Highway. The Furrow Creek/Rabbit Creek Drainage Study provided a specific goal that "the Furrow Creek corridor should be protected to the greatest extent possible". Further, the study pointed out that "Furrow Creek is recognized and a valuable natural resource that performs drainage and aesthetic functions, and provides a habitat fo~ a variety of wildlife." The proposed development and the recognized benefits of Furrow Creek a~e incompatible. Stream maintenance easements will be required prior to development. The downstream flow regime is a low lying a~ea with poorly defined channels and limits. During heavy rains and breakup the Alaska DOT/PF sends maintenance crews to this area to keep the inlets open because of the flooding problems. We therefore recommend that the post-development runoff equal the pre-development runoff. A request for final approval of a conditional use to permit a natural resource extraction, located in Birchwood east of the Alaska Railroad and north of Knapper Lane extended. Public Works Engineering recommends that the additional use permit be contingent upon the following; afte~ the first haul season, Ganoe Street should be rebuilt to Municipal gravel standards and maintained throughout the haul period. Also, an inspection period schedule should be submitted to the Public %~orks Department Zoning Enforcement and Engineering Inspection Divisions which outlines when each haul season is scheduled to end, and establishes the requirement for the Buswells' to contact Public Works Zoning Enforcement and Engineering Inspection Division for field inspection of the work. Also, a bond should be set aside to assure compliance with the proposed plans and road main- tenance. A request to rezone approximately 4.5 acres from R-6 to PLI/SL, located south of DeArmoun Road and west of Greybull Drive· Don Alspach Zoning Comments November 12, 1986 Page 4 86-073 vement issues. Road dedication and road construction (to provide legal and physical access to all lots) is essential. Materials to ensure completion of such public facilities may need to be reserved on-site as a condition of the rezone. Request to rezone approximately 4.5 acres from R-6 to PLI/SL located west of Greybull between DeArmoun. and Shoshone Ave. DeArmoun Road is designated as a Class I Residential Collector on the OS&HP requiring an 80' wide (total) right-of-way. Municipal grid maps indicate an existing 50' right-of-way south of the centerline of DeArmoun Rd. and no dedication north of the centerline opposite the subject property. Greybull Drive and Shoshone Ave. are unimproved local streets, each with an.existing 60' right-of-way. Traffic Engineering concurs with the proposed access from Greybull subject to gravel street improvements being constructed on Greybull from DeArmoun Rd. to the south property line. Traffic Engineering did not receive a site plan with the request for comment. Prior to the issuance of a building permit, a site plan showing access, cir- culation and parking must be approved by Traffic Engineering. Request to rezone approximately 6.91 acres from R-6 to PLI-SL located south of O'Malley Rd. between Baronik St. and Totem Rd. Baronik St. is a local street with a 30' (half width) right-of-way to a point 660' south of O'Malley Road. There does not appear to be dedication from that point to this parcel. Totem is an unimproved road. The status of the right-of-way on Totem Rd. or other available access roads must be clarified by the peti- tioner. A special limitation is needed to require road impro- vements on access roads. ~unicipality of Anchorage MEMORANDUM DATE: TO: FROM: SUBJECT: 10 Nov 86 · Jerry Weaver, Platting Officer, DCP John Searcy, Operations/Code Abatement Manager, BSD, DPW Plat Comments for November 10, 1986 85-039-2 85-113 85-129-3 56-073 No Comment No Comment No Comment No Comment Page 5 Hawkins Zoning Amendment October 15, 1986 I ) The proposed development does not conflict with any goals of the Comprehensive Plan. 2) The use Will comPliment the MuniCipal Equestrial Trail system, and the proposed use conforms to all applicable standards of Title 21 and other state and local codes. 3) 6) 7) Traffic generation will be lpw, approximately 16 vehicle trips per day during the week and approximately double that amount on the weekends. A typical single family dwelling will generate 8 - 10 vehicle trips per day. The site is large enough to easily accomodate the proposed uses. Access to the site is from a major residential collector street. The solid waste generated by the site will be removed weekly. The site topography and mature vegetation will minimize the visual impact from the neighborhood and DeArmoun Road. 8) The proposed building is the minimum size that will accomodate the proposed function. 9) lO) The use will provide expanded opportunities for the community handicapped and youth riding programs. The expansion of the equestrian facilities, as proposed, will not have an adverse effect on the neighborhood or the general area. ~/e will be happy to discuss changes in the plans and/or additional mitigation measures to suit your requirements and to address other concerns that may come up during the review process. We look forward to meeting with you. Sincerely, Ag~IZ ENGINEERING COMPANY ESA/d'd cc: ~r. and Mrs. Van Hawkins O77 AZIZ ENGINEERING COMPANY MUNICIPALITY OF ANCHORAGE MEMORANDUM DATE: N,:,vernber 10, 198~ TO: Mur;icipal Plar~r~ir~g FROM: rdar,,7 '_]l:t ],~ SUBJECT: Case 86-073,.:.- M;- m~.~i~-, cc,r~cer, r~ ~'ega'rding this p~-oposed expar, sior~ is the inc,'eased rdJFllbet-s iDf horses usJ r~g the faci 1 ity. A] th,z.u~h app] ic~r~ts ar.e takir~g some r~ea~mes tc, n~ir~ r,~ ze '.:~,~. water Page 3 Ha.wkins Zoning Amendment October t5, 1986 neighboring residences while it will be hardly visible from DeArmoun Road. The height of the building is approximatley 20 feet at the peak of the roof, which is less than that of a typical two-story residential structure. The mass and bulk of the building is considerably less than similar existing facilities in the general area. The proposed expansion of the existing facilities and other site enhancements are compatible with the existing use of the properties, and constitute a neighborhood improvement. DEMAND FOR AVAILABILITY OF PUBLIC SERVICES The only public services available to the site are power and streets. It is not anticipated that this use will generate a need for schools or other similar public facilities in the area. The demand on pow.er will be minimal, and as further disc.ussed below, the impact on the street system will be minimal. Water and wastewater disposal will be handled on-site. Animal waste and other solid waste will be disposed of at a suitable public dump site, transported by' dumpster trucks weekly. (See solid waste disposal below). PEDESTRIAN AND TRAFFIC IMPACT We do not expect that there will be any substantial increase in pedestrian traffic as a result of this development. We do anticipate a slight increase in equestrian traffic in the immediate area, but do not think that this will be a major problem. The ITE summary of trip generation for recreational uses projects that this type of use will generate approximately 3.6 vehicle trips per day per acre. That translates into approximately 16 to i7 vehicle trips per day during the week (3.6 trips per day x 4.5 acres) and approximately 30 to 35 trips per day on the weekends. The peak hours for recreational facilities are usually from noon to 2:00 p.m. and from 3:00 to 5:00 p.m. These figures are not much different than we might expect from a residential use of the property. The single-family dwelling unit will generate the typical 8.2 vehicle trips per day. Since the peak hours for recreational use are not the same as typical rush hour traffic, the anticipated traffic impact should be negligable. The main access to the site is from the collector street, therefore, the adjacent residential roads will not be affected. The site will accommodate plenty of on-site parking, and no parking impact is anticipated. NOISE, AIR, WATER OR OTHER FORMS OF POLLUTION There will be no unmitigated pollution as a result of this development affecting noise, air or water. Solid waste management, odor and drainage are addressed below under Neighborhood Concerns. If this zoning amendment fails, the present non-conforming use will continue without any improvements, since any additions will be considered an expansion of the non-conforming use which the zoning board has already rejected. If the equestrian use fails, the door will be open for some other commercial use to step in. While business failures are a fact of life, if this particular business should fail the special limitations (SL's) would require that the new business apply for a zoning change to modify the SL's of the propery. The granting of the conditional use would not allow for any expansion of the operation, without a new hearing to change the original conditions of AZIZ ENGINEERING COMPANY Page ~ Hawkins Zoning Amendment October 15, 1986 approval. The public, therefore, will have ample notice and opportunity to voice their concerns before any changes are made to the original conditions of approval. NEIGHBORHOOD CONCERNS Solid ~/aste Management. ~/hile some stables in town remove the wastes and dispose at a public dump site, it's common practice with others to let the waste accumulate on-site, where it is sold as fertilizer or mixed with earth and used as landfill. The latter results in offensive odors, particularly in .the spring, 'due to increased biological activity after a dormant period. We believe that the plan to remove the solid waste on a weekly basis from this site will curtail concerns about odor problems. The weekly removal of the waste could be made a condition of approval when the conditional, use application is under consideration. Detailed mechanisims for handling solid waste will be presented with the conditional use application. Drainage. As discussed earlier, the site does not directly drain into Rabbit Creek or any other nearby streams. The pr.imary source of concern in this case is animal waste washing over the surface with storm-water and snow-melt, thus increasing the bacteria levels in the water. In particular, paved surfaces significantly contribute to this problem, since rapid surface runoff does not permit the wastes to disintegrate on-site in addition to increasing the amount of drainage runoff. Mitigation measures for surface water quality control, therefore, will consist of crushed rock surfaces instead of asphalt pavement for parking areas and driveways, and manual means of removing the solid waste such that no surface accumulation of animal wastes occur. The crushed rock surfaces will provide a porous medium to absorb liquid wastes, thus providing soil absorption treatment similar to the septic disposal systems, while significantly reducing the surface runoff as a result of the increased ground infiltration. The soils are ameanable to the latter, therefore, infiltration devices and a drywell will be provided to intake the roof drainage and surface water concentrations. Also, the grading and drainage can be designed to avoid concentrating surface runoff by promoting sheet drainage over large areas before collection in the roadside ditches. These measures will adequately address water quality considerations, and maintain the off-site drainage runoff to the present levels. Bulk and Appearance. The proposed structure is approximately 20 feet high, a bit less than a typical two-story residential structure. The existing vegetation along the south side of the property is quite mature and will blend the building into the landscape, thus lessening its visual impact on the surrounding area. The proposed building will be a steel-frame structure with architectural sheet metal siding, enhanced with wood accents and trimmings. The metal siding will be of a color and tone that will easily blend with the landscape. SUMMARY The overall effect of this development under the proposed zoning amendment will be improvement of an existing non-conforming use which forms an existing vital part of the south Anchorage equestrian recreational system. The zoning amendment should be approved for the following reasons: AZIZ ENGINEERING COMRANY 0i6 ENGINEERING COMPANY ENGINEERS ' PLANNERS · SCIENTISTS October 15, i986 11086 ' Municipal Planning Staff Planning and Zoning Commission 632 W. 6th Avenue Anchorage, Alaska 99501 Reference: R-6 to PLI/SL Zoning Map Amendment, to Allow a Commercial Recreational Equestrian Facility with Accessory Single Family Dwelling Unit located in Lots 3, 4, 6, 7, & 8 (replatted to Tract "A") Block 1, Elmore Subdivision, Addition No. 1. Dear Members of the Commission and Staff: On behalf of Mr. and Mrs. Hawkins, we are submitting an application for Zoning Map Amendment for uses as described above within the referenced properties. SITE DESCRIPTION The Hawkins property encompasses 4.5 acres on DeArmoun Road west of Greybull Place. The properties consist of several lots that were recently replatted into one large tract with an approved preliminary plat. The final plat has not yet been submitted. Access to the site is from DeArmoun Road and Greybull Place. There will be no access from Shoshone Avenue along the south, with the exception of a gate for emergency use and/or exclusive use of Elmore Subdivision residents who may want to use the facilities. The site is more specifically located on the site plan attached. The existing equestrian facilities within the Hawkins properties have been in use since the early 1960's, first developed by Russell and Ruth Leslie whose statement is attached. The existing facilities can accommodate up to 20 horses, but these facilities are somewhat marginal which the Hawkins hope to improve through a conditional use plan, once the zoning amendment is granted. The existing structures within the site consist of a one-story single-family residence, stables building with paddocks located east and south of the residence, a wood-fenced riding area, and chain-link-fenced grazing areas, with an existing gravel driveway access from DeArmoun Road. The site gently slopes to the southwest with a gentle 8 feet drop, from the ground level in the adjacent properties, at the southeast end of the property. An indoor riding hail is proposed at this location where it's visual impact will be minimized from DeArmoun Road, while the existing mature vegetation will provide the necessary screening along the south and east. Existing trees and secondary growth provide screening along most of Greybull Place and Shoshone Avenue. The grazing areas are partially wooded with biroh and spruce and are well drained. The area drainage is along Shoshone Avenue in the westerly direction and along Elmore Road in the southerly direction, within existing roadside ditches. The proposed expansion of the facilities will not alter existing drainage. Page 2 Hawkins Zoning Amendment October 15, 1986 DeArmoun Road is presently 24 feet wide strip-paved, and it's designated a residential collector in the Official Streets and Highways Plan. Greybull Place and Shoshone Avenue are existing gravel roads approximately 18 feet wide. The single family structure, stables and paddocks, and the wood-fenced riding area were all developed in the early 1960's. The existing equestrian facilities pre-date the R-6 zoning, established in January of 1974 as a part of the areawide rezone G. The existing facilities are, therefore, considered non-conforming. PROPOSED DEVELOPMENT The Hawkins proposed to expand and remodel the existing boarding stalls and paddocks, add a steel frame indoor riding hall, construct a gravel parking area, and improve the existing access roads. The indoor riding hall will be i~0 x 60 feet or or 8,400 square feet, and less than 20 feet high at the peak of the roof. The riding hall will not be an arena, that is, there will be no seating provisions for viewing of events. Existing vegetation along the perimeters of the property will be maintained with supplemental planting to meet the screening and visual enhancement requirements as necessary. GOALS AND POLICIES OF THE COMPREHENSIVE PLAN The expansion of the Hawkins equestrian facilities does not conflict with any of the adopted goals, policies or objectives of the Comprehensive Plan. The site is adjacent to the existing Municipal Equestrial Trail System, and forms an important part of that system in south Anchorage. The expansion and improvement of these facilities, therefore, will be in line with the general goal of the parks, trails and open space component of the plan, which is "To provide a wide range of recreational opportunities to all segments of the community." The well known location of the Hawkins equestrian facilities, adjacent to a major collector street and next to the existing areawide equestrial trail system, as well as its existing stance in the Anchorage equestrian community, are logical adjuncts which will mutually enhance this development and the south Anchorage recreational system. The Anchorage Areawide Trails Plan envisions the DeArmoun Road equestrian trail as one of the major linkages in a recommended equestrian trail system. COMPATIBILITY WITH EXISTING AND PLANNED LAND USES IN THE AREA The surrounding area is a typical rural residential neighborhood with contrasting home styles varying from unkempt and modest to well kept homes. The only nonresidential use in the surrounding area is Anchorage Telephone Utilities' 9000 square feet Substation abutting the west boundary of the subject properties. Natural vegetation in the surrounding area is predominantly mature, providing excellent screening. As time passes, some of the vacant and more marginal residential land uses will be replaced with newer residential uses. DeArmoun Road will undoubtedly be eventually widened and upgraded in this area, which will make the site somewhat .less desirable as a residential lot. The site topography and mature vegetation is ideal for the construction of the indoor riding hall where proposed, since the building will be adequately screened from the AZIZ ENGINEERING COMPANY Physical Planning Division Planning criteria Performance checklist L,.d usa Section¢ Ca No. '.$(~-oq-~ ':, eom diance ye. partno!n/a comments 1. Comprehensive Plan ~ Anchorage Eagle River/Chugiak/Peters Creek I"I Turnagain Arm A. Land Use Map B. Residential Intensity Map C. Phasing Map D. Goals/Policies 2. ,CBD Development Plan A. Land Use Map B. Goals/Policies 3. Hillside Wastewater Mgmt Plan 4. Wetlands Mgmt Plan A. Resource Map B. Goals/Policies 5. Coastal Zone Mgmt Plan A. Resource Map B. Goals/Policies 6. Park/Greenbelt/Rec-Fac Plan ~Anchorage B. Eagle River C. Tumagain Arm D. Far North Bicentennial Park Plan Update E. Eagle River Greenbelt Plan 7. Trails Plan 8. Creek Maint/Stream Protection 9. Zoning Dist Intent Statment ¢~¢ 10. Landscaping 1 1. Transition/Buffering Requirements 12. Screening Easements ~. 0 0 2 DATE: CASE NO.: APPLICANT: REQUEST: LOGATION: ATTACHMENTS: PLANNING STAFF ANALYSIS December 8, 1986 Van and Zo Hawkins Rezone from R-6 to PLI/SL. The special limitations limit the use to commercial recreation (conditional use) for an equestrian facility. South side of DeArmoun, west of Greybull Drive Application and Narrative Departmental comments Historical information RECOMMENDATION SUMMARY: SITE: Acres: Vegetation: Zoning: Topography: Existing Use: Soils: 4.5 Mostly cleared, some around the boundaries R-6 Slopes to the southwest House, barns, pasture Good COMPREHENSIVE PLAN: Classification: Residential Density: Less than one du/a Current R-6 Zoning Height limitation: Minimum lot size: Lot coverage: Density/acre: Unrestricted/FAA 54,450 s.f. 30% Less than one du/a SURROUNDING AREA: Proposed PLI/SL Zonin~ Unrestricted/FAA 15,000 s.f. 30% N/A Zoning: NORTH EAST SOUTH WEST R-6 Planning Staff Analysis Case No. 86-0?3 Page 2 Land Use: Residential Residential Residential Utility Substation Residential RELATED CASES: P77-16 Utility substation on Lot 2 Elmore Subdivision. See attached history. SITE DESCRIPTION AND PROPOSAL: The site is located on the south side of DeArmoun Road just west of Greybull Drive. The corner lot is not part of this request and is in separate ownership. It is currently developed with a basement house and a number of outbuildings. To the north is existing single family development. To the south is single family dwellings with Rabbit Creek flowing from east to west along their rear lot lines. To the west is an ATU office and wire center and a single family home. The site is fairly clear with some of the site being used as pasture and barns for the horses that are on the site now. The single family home and the barn have been finished the same. Enclosed are affidavits from the original subdivider and the ori- ginal owner as the history of the existing equestrian center and its development. The petitioner is proposing to add 3,328 s.f. of stables and a tack and feed room and a 8,400 s.f. riding arena. This addition- will be on the south and west side of the existing stable struc- ture. The number of stables will go from the existing 14 to 22 plus a feed room. These additions will bring the lot coverage up to 16.3% well within the 30% permitted in the PLI district. The petitioner will retain the existing single family home on the site. FINDINGS: 21.30.090 Standards for Zoning Map Amendments. A zoning map amendment may be approved only if it is in the best interest of the public, considering the following fac- tots: The effect of development under the amendment, and the cumulative effect of similar development,, on the surrounding neighborhood, the general area and the community[ inclu~o_g but not limited to the F R-1 SL 86-073 REZONING 135th ,~ ', ' " Ave 't --'2 122 5Z 3 2 30 31 . 35 34 64 67 66 I"-, I UJ I-.- NAT ~NA I~IVERTON 6 145 th 94 95 96 'I 28 E 155 th Ave TR TR 8-~ 8-! 12 II 29 30 43 42 IUE I 4 AVENUE AVENUE 100 Year Floodplain 0 500 1000 I I I FEET Plann£ng Staff Analysis Gase No. 86-073 Page 4 for a conditional use for a commercial recreational use. Although this may appear to be a cumbersome method, it has worked well in the past as it makes sure that there is a commitment and allow complete consideration by the affected public. The time when development probably would occur under the amendment, Given the availability of public services and facilities, and the relation- ship of supply to demand found under paragraph 2 above. 4 0 The timing of this development will be dependent on the rezoning Assembly action and the timing of a conditional use for development. The effect of the amendment on the distribution of land uses and residential densities specified in, and whether the proposed amendment furthers the allocation of uses and residential densities in accordance with the Goals and policies of the Plan. This rezoning will lessen the density of the area as it will utilize lots that might have otherwise have been developed as residential. It will enhance the recreational element of the Comprehensive Plan by providing additional facili- ties. The adopted Anchorage Trail Plan has an equestrian trail located on DeArmoun Road. The plan also calls for facilities on the major routes or that the trail system be rerouted so that faci- lities have direct access to the trail system (see page 18 of the Anchorage Trail Plan and the Section 16 Equestrian Facilities and Trail Study). RECOMMENDATION: As this site has operated as a equestrian center for a number of years and due to the fact the public will be able to respond to the actual site plan at the'public hearing for the conditional use, the staff would recommend that the offered rezoning request be approved with the special limitations offered by the petitioner and that the rezoning not go into effect until the Planning and Zoning Commission approves a conditional use for an equestrian facility. Planning Staff'Analysis .Case No. 86-07'3 Page 3 environment, tra__n_sportation, public services and facilities, and land use patterns, and the deqree to which special limitations will mitigate any adverse effects. Environmentally the major concern is one of animal wastes being leached into Rabbit Creek. Although this is not a major concern of the rezoning it will have to be completely addressed if a conditional use is granted on this site. Transportation is a critical factor in this case in that this site has an excellent frontage on Rabbit Creek Road which is a Class II Minor Arterial as depicted on the Official Streets and Highways Plan. The access point has good clear vision and good site distance. Public services exist on the site only to that degree that public services are provided in a rural area. Land use patterns in this area are for the most part a rural residential pattern. One of the few exceptions is the utility substation that is located to the immediate west of the petition site. The existing zoning district currently permits the outdoor harboring and keeping of animals on private lots. The question then, is it better to con- centrate the animals in a controlled situation or allow the individual noncontrolled animals? The Commission considered similar discussion on this subject in the Hartman rezoning and subsequent con- ditional use on Huffman Road. The Hartman facility is under construction and can be used to judge the effects. The special limitations offered in this instance only allow for the equestrian center to be constructed with the approval of a conditional use after another advertised public hearing. The supply of land in the economicallE re{evant area that is in the use district to be app~!gd b~ the zonin~ request or in similar use districts, in relationship to the demand for that land. There is very little vacant, uncommitted PLI zoning in the area. The only method to get to this use is to rezone private land holdings to PLI and apply 0O5 ZONING MAP AMENDMENT APPLICA'i i',.)N OFFICE US~~'-' ~.~ Municipality of Anchorage REC'D BY: ;:(.~;~;~'" i DEPARTMENT OF COMMUNITY PLANNING ~,,;,~,,/ P.O. Box 6650 VERIFY Anchorage, Alaska 99502-0650 / Zoning Map Amendments require at a minimum 1.75 acres of land or a boundary common to the requested zon'ing district. The application must also be signed by 51% of the property owners in the area to be rezoned. A. Please fill in the information requested below. Print one letter or number per block. Do not write in the shaded blocks. Case Number (IF KNOWN) 1. 2. Petitioning for 3. Abbreviate~l legal description (TI 2N R2W SEC 2 LOT 4,5 OR SHORT SUB B/K 3 kOTS 34-45) full lo~al on Back 4. Petitioner's Name (Last- First) 5. Petitioner's Representative Address 8350 D~Armoun Road City Anchorage State Alaska Phone No. 6. Current Zoning 9. Traffic Analysis Zone 7. Petition Area Acreage 10. Hearing Date YYMMDD Address City An('hr~r ~ Se' ': Phone No. 3b. 9-?Sr'~7 L: 8. Grid Number I ¢1 I Principal T~ Number :OtS-tTt-03%000tt[ ' 902~ .V.~ng,,ard Drive; ~,,,ite 20]. State A ] ~,~ ~. 12. No. Tax Parcels 13. FeeS $7.50.00 14. Community Council Rabbit Creek Date: Signature 'Agents must provide written proof or authorization. 1 hereby certify that (I am) (I have been authorized to act for) the owner of the property described above and that I desire to rezone it in conformance with Chapter 21 of the Anchorage Municipal Code of Ordinances. I understand that payment of the basic rezoning fee is nonrefundable and is to cover the costs associated with processing this application, that it does not assure approval of the rezoning. I also understand that additional fees may be assessed if the Municipality's costs to process this application exceed the basic fee. I further understand that assigned hearing dates are tentative and may have to be postponed by Planning Staff, Planning Commission, or the Assembly due to administrative reasons. Planning Staff Analysis Case No. 86-073 Page 5 Concurred by: Oirec~or JslS/tpsal0 Prepared by: Joe Stimson Zonin9 Supervisor ENGINEERING COMPANY ENGINEERS ' PLANNERS SCIENTISTS October 15, 1986 Ph. [907) 34,c3 25,[-57 11086 Mr. and Mrs. Van Hawkins 4350 DeArmoun Road Anchorage, Alaska Reference: 'R-6 to PLI/SL Zoning Map Amendment, to Allow a Commercial Recreational Equestrian Facility with Accessory Single-Family Dwelling Unit located in Lots 3, 4, 6, 7, & 8 (replatted to Tract "A"), Block 1, Elmore Subdivision, Addition No. 1. Dear Mr. and Mrs. Hawkins: The Municipality of Anchorage requires documentation confirming our authorization to represent your interest in the above referenced case. Your signature below will provide evidence that we are acting on your behalf in submitting the subject Zoning Map Amendment Application. If granted, the amendment will allow you to expand the existing equestrian center. Please feel free to add any notes or comments as you feel are necessary. Sincerely. AZIZ.-BNGINEERING COMPANY · 7 Enayat S. ~.z~/z, Pt.E. ESA/dd Acknowledged by: Mr. and Mrs. Van Hawkins: Date: C. Please check or fill in the following: 1. Comprehensive Plan -- Land Use Classification X Residential Commercial Parks/Open Space Transportation Related 2. Comprehensive Plan -- Land Use Intensity Special Study 3. Environmental Factors (if any): a. Wetland ' none 1. Developable 2. Conservation 3. Preservation Marginal Land Commercial/Industrial Public Lands/Institutions Dwelling Units per Acre Alpine/Slope Affected Alpine/Slope Affected Industrial Special Study b. Avalanche none c. Floodplain non¢ d. Seismic Zone (Harding/Lawson) D. Please list any attachments: 1. Location Map (Required) 2. Preliminary site plan (preliminary gradil~g plau), preliminary landscape plan, proposed building floor plan arid elevations. 3. Response to standards for zoning map amendment. E. Proposed Special Limitations: (Use separate sheet if necessary.) 1. Uses of property shall be limited to a commercial recreational equestrian facility by conditional use with accessory use of a single family structure. 2. Animal waste management, as approved by the Alaska Department of El~viroi~mehLal Conservation, shall be an integral part o¢ any conditional use application for the subject property. 3. Affadavit of Kathryn E. Elmore, original developer of Elmore Subdivision, and statement by Mr. and Mrs. Russel Leslie, past owners of the subject property. F. Justification for the rezoning: Findings attached. G. Please indicate below if any of these events have occurred in the last three years on the property. Rezoning Case Number X Subdivision Case Number S-8~-98 Conditional use Case Number X Zoning Variance Case Number Z-86-97 C (i 9 Enforcement Action For X Building/L~,d Use Permit For 8z~-6z~75 H. The full legal description for legal advertisement (use separate sheet if necessary). to~s 3, ~, 5, 6, 7 & 8, Block l, glmore Subdivision Addition No. i (Apprgv~d preliminary plat to Tract A. S-8~98) located in the NW,~ NW~ Sec. 3~, T12N, R3~V. Seward Meridian. Anchorage. Alaska (SW corner of DeArmoun Road and Greybull Place). 20-002 Back trey 3/85) July 1,1986 In 1961 Mrs. Ruth Leslie and I, Russell Leslie purchased the property located at 4350 DeArmoun Road from Mr.and Mrs. Elmore. We started building our house immediately and finished it in 1962. In 1963 we purchased our~first horses and built a small barn and feed room. We built the large ~w outdoor riding area in 1965. In 1971 we added more stalls, a tack room and decorated the barn to match the house. Our place was used extensively for training and we held a number of clinics featuring such trainers as Wilson Denahy, Sally~Kinnington, Laura Marshal, Lois Hyderdohl, as well as other trainers. We brought several good horses up from other states and sold them while we were on DeArmoun Road. In fact the purchase of a very nice thouroughbred mare gave us our start in our breeding program in California. Also our daughter, Susie has a gelding from the Thouroughbred mare. Susie helped take care of the horses and showed in many horse shows while we were on DeArmoun. She now keeps her horse with the Hawkins who purchased the property from us in December 1981. AFFADAV~T' October 10, 1986 In 1950, my husband, William S. Elmore, and I, Kathryn E. Elmore home- steaded the NW ~, Sec. 34, Tn-12N, R-3Wo S. M. (160 acres). In 1959, we subdivided a~ two-blOCkarea~.on De Armoun Road. A n~ber of years later we subdivided the remaining acreage in two additions. Our home is locatad on Lot 1, Blk. 11, Elmore Subdivision Addition #2. At the time of the first subdivision (Elmore Subdivision), we became aware of some buyers who wished to finance homes through the FHA. Our attorney, 8eaborn J. Buckalew Jr., drafted covenants which were accept- able by FHA requirments on the subdivision and subsequent two additions° As can be noted, the covenants do not permit livestock. This intent does not include horses as livestock. We, ourselves, had two horses, barn and corrals which were maintained until recent years. Other owners in the subdivisions have the same type facilities for their horses. With that intent in mind, the lots in all three subdivisions were sold with the understanding that horses were definitely permitted along with arenas, corrals and barns. It was with complete accord that the Leslie property on De Amoun Road, Lots 3, 4, 7, 8, Blk. 1, Elmore Subdivision was developed with barns, corrals and arenas for the boarding of horses. Mr. and Mrs. Van Hawkins now own and reside on this group of lots and maintain the same high standard of equestrian facilities that have been in evidence for almost thirty years. There is definitely a need for this high standard of operation in this partic,,lar area. I feel that Mr. and Mrs. Hawkins' plans for additional discreet facilities are in harmony with the equestrial system that is located in the vicinity and they have my complete support. Kathryn~. Elmore NOTARY ACKNOWLEDGEMENT I certify that Kathryn E. Elmore , subscribed to on oath or affirmation before me on the lOth day of October. · ~ N_ota-r~ PublSc~in ~ for ~ State of Alaska My commission expires 9/12/8~( ZONING MAP AMENDMENT APPLICATION OFFICE ~., Municipality of Anchorage ~EC'D ~V:(/'I~ DEPARTMENT OF COMMUNITY PLANNING ' P.O. BOX 6650 V~R~¥ OWN:~ Anchorage, Alaska 99502-0650 / Zoning Map Amendments require at a minimum 1.75 acres of land or a boundary common to the requeste The application must also be signed by 51% of the property owners in the area to be rezoned. A. Please fill in the information requested below. Print one letter or number per block. Do not write in th( 1. Case Number (IF KNOWN) 2. Petitioning for 3. Abbreviated legal description (T12N R2W SEC 2 LOT 45 OR SHORT SUB BLK 3 LOTS 34-45) fu Jo! ILIoltlsl 131-1 1 I 1-1 1 IBl,lolclkl I l,lmlolrl l I#1 1 4. Petitioner's Name (Last - First) 5. Petitioner's Representative Address ~,50 DeArm~un Road City ~,nchor a_~e State A1 Phone No. 6. Current Zoning 9. Traffic Analysis Zone 13. Fees $750,00 7. Petition Area Acreage 10. Hearing Date YYMMDD Address 9(32~. ~,~n[1. r.~r~ r~riv~; g,,it~' 201 Phone No. 3~9-2~7 8. Grid Numar 0~20¢~9.-2¢~0001-7 14. Community Council Rahhit Creek B. I hereby certify that (I am) (I have been authorized to act for) the owner of the property described above and that I desire to rezone it in conformance with Chapter 21 of the Anchorage Municipal Code of Ordinances. I understand that payment of the basic rezoning fee is nonrefundable and is to cover the costs associated with processing this application, that it does not assure approval of the rezoning. I also understand that additional fees may be assessed if the Municipality's costs to process this application exceed the basic fee. I further understand that assigned hearing dates are tentative and may have to be postponed by Planning Staff, Planning Commission, or the Assembly due to administratig~}?a~o~i~:? i ! ;~:L '" Date: ~ -' ,: ,~, :: ::',~. ~', ;?:: ~ ~ ~ '~.,',:i - :,'./ ;.!,' 'L~;."~ .t Signature *Agents must provide written proof or authorization. R-I SL ~AO 84-75 8 9 ' Ir 29 30 31 I 52 43 42 153 62 3 2 I 29 30 31 --A 35 34 33 61 64 t00 99 67 66 94 95 96 98B 98A 97 125 12'6 ,IA I ~ 4 7 I AVE NU AVENUE "' I ~ ENGIN~.'NG COMPANY ENGINEERS ' PLANNERS · SCIENTISTS October 15, 1986 9024 Vanguard Drive. Suite 201 Anchorage, AK 99507 Ph. (907] 349-2557 11086 Mr. and Mrs. Van Hawkins ~350 DeArmoun Road Anchorage, Alaska%~_~ Reference: R-6 to PLI/SL Zoning Map Amendment, to Allow a Commercial Recreational Equestrian Facility with Accessory Single-Family Dwelling Unit located in Lots 3, ~, 6, 7, & 8 (replatted to Tract "A"), Block 1, Elmore Subdivision, Addition No. 1. Dear Mr. and Mrs. Hawkins: The Municipality of Anchorage requires documentation confirming our authorization to represent your interest in the above referenced case. Your signature below will provide evidence that we are acting on your behalf in submitting the subject Zoning Map Amendment Application. If granted, the amendment will allow you to expand the existing equestrian center. Please feel free to add any notes or comments as you feel are necessary. Sincere!y. .~NGINEERING COMPANY Enayat S. ~zVz, ESA/dd Ackn6wledged by: Mr. and Mrs. Van Hawkins: Date: C. Please check or fill in the following: 1. Comprehensive Plan -- Land Use Classification X Residential Commercial Parks/Open Space Transportation Related 2. Comprehensive Plan -- Land Use Intensity Special Study 3. Environmental Factors (if any): a. Wetland none 1. Developable 2. Conservation 3. Preservation Marginal Land Commercial/Industrial Public Lands/Institutions Alpine/Slope Affected Industrial Special Study Dwelling Units per Acre Alpine/Slope Affected b. Avalanche none c. Floodplain d. Seismic Zone (Harding/Lawson) D. Please list any attachments: 1. Location Map (Required) 2. Preliminary site plan (preliminary grading plan), preliminary landscape plan, proposed building floor plan and elevations. 3. Response to standards for zoning map amendment. E. Proposed Special Limitations: (Use separate sheet if necessary.) 1. Uses of property shall be limited to a commercial recreational equestrian facility by conditional use with accessory u'~e of a single family structure. 2. Animal waste management, as approved by the Alaska Department of Environmental Conservation, shall be' an integral part of any conditional use application for the subject property. 3. Affadavit of Kathryn E. Elmore, original developer of Elmore Subdivision, and statement by Mr. and Mrs. Russel Leslie, past owners of the subject property. F. Justification for the rezoning: Findings attached. G. Please indicate below if any of these events have occurred in the last three years on the property. Rezoning Case Number X Subdivision Case Number 5-$498 Conditional Use Case Number X Zoning Variance Case Number Z-86-97 Enforcement Action For :~ Building/L~,d I::l~e Permit For 8t~-{)/~7~5 H. The full legal description for legal advertisement (use separate sheet if necessary). Lots 3. 4, 5. 6, 7 & 8. Block 1. Elmore Subdivision Addition No. 1 (Approved preliminary plat ~o Tract A. S-8t~98) located in the N~/~ N%V~ Sec. 3t~, TI2N, RJW. Seward Meridian. Anchorage. Alaska (SW corner of DeArmmm Road and Greybull Place). 20-002 Sack (Rev. 3/8,5} July 1,1986 In 1961 Mrs. Ruth Leslie and I, Russell Leslie purchased the property located at 4350 DeArmoun Road from Mt.and Mrs. Elmore. We started building our house immediately and finished it in 1962. In 1963 we purchased our first horses and built a small barn and feed room. We built the large ~ outdoor riding area in 1965o In 1971 we added more stalls, a tack room and decorated the barn to match the house. Our place was used extensively for training and we held a number of clinics featuring such trainers as Wilson Denahy, Sally Kinnington, Laura Marshal, Lois Hyderdohl, as well as other trainers. We brought several good horses up from other states and sold them while we were on DeArmoun Road. In fact the purchase of a very nice thouroughbred mare gave us our start in our breeding program in California. Also our daughter, Susie has a gelding from the Thouroughbred mare. Susie helped take care of the horses and showed in many horse shows while we were on DeArmoun. She now keeps her horse with the Hawkins who purchased the property from us in December 1981. Signed ~~ AFPADAVIT In 19%O, ~y husband, William 3. Elmore, and I, [athryn g. Elmore home- steaded the NW ~, Sec. 34, Tn-12M, R-3W. S. M. (160 acres), In 19%9, we subdivided ~ two~bl~k::area:'on De Araoun Road. A n~ber of years later we subdivided the remaining acreage in t~o additions. Our home is located on Lot 1, Blk. 11, Elaore Subdivision Addition #2. At the time of the first subdivision (Elmore Subdivision), we became a~are of so~e buyers ~ho ~ished to finance ho~es through the I~A. Our attorney, 8eaborn J. Buckalew Jr., drafted covenants which were accept- able by F~A requirments on the subdivision and subsequent two additions. As can be noted, the covenants do not permit livestock. This intent does not include horses as livestock. We, ourselves, had two horses, barn and corrals 'which were maintained until recent years. Other owners in the subdivisions have the same type facilities for their horses. With that intent in ~nd, the lots in ~ll three subdivisions were sold with the understanding that horses were definitely permitted along with arenas, corrals and barns. It was with complete accord that the Leslie property on De Armoun Road, Lots 3, 4, ?~ 8, Blk. 1, El~ore Subdivision ~ae developed, with barns, corrals and arenas for the boarding of horses.. Mr. and Mrs. Van Ha~kins now o~n and reside on this group of lots and ~a~ ~tain the sams high standard of equestrian facilities that have been in evidence for almost thirty years. There is definitely a need for this high standard of operation in this partic,,l-r area. I feel that Mr. and Mrs. Na~kins' pla~a for additional discreet facilities are in harmony with the equestrial system that is located in the vicinity and they have m~ co, lets support. Kathryn~. Elmore NOTARY ACKNOWLEDGEMENT I certify that Kathryn E. Elmore , subscribed to on oath or affirmation before me on the 10th day of October. Nxllae~ Publ~m a_~ for State of Alaska My commission expires 9/12/8.,1~'~ Page 2 Hawkins Zoning Amendment, October 15, 1986 DeArmoun Road is presently 24 feet wide strip-paved, and it's designated a residential collector in the Offlcial Streets and Highways Plan. Greybull Place and Shoshone Avenue are existing gravel roads approximately 18 feet wide. The single family structure, stables and paddocks, and the wood-fenced riding area were all developed in the early 1960's. The existing equestrian facilities pre-date the R-6 zoning, established in January of 1974 as a part of the areawide rezone G. The existing facilities are, therefore, considered non-conforming. PROPOSED DEVELOPMENT The Hawkins proposed to expand and remodel the existing boarding stalls and paddocks, add a steel frame indoor riding hall, construct a gravel parking area, and improve the existing access roads. The indoor riding hall will be 140 x 60 feet or or 8,400 square feet, and less than 20 feet high at the peak of the roof. The ridir~g hall will no.t .be an a. rena, that is, th.~ere will be no ' '" ~ea~ing"~r0visionS 'for viewing'of ~/ent§. ' EXiSting vegetation along the perimeters of the property will be maintained with supplemental planting to meet the screening and visual enhancement requirements as necessary. GOALS AND POLICIES OF THE COMPREHENSIVE PLAN The expansion of the Hawkins equestrian facilities does not conflict with any of the adopted goals, policies or objectives of the Comprehensive Plan. The site is adiacent to the existing Municipal EquestriaI Trail System, and forms an important part of that system in south Anchorage. The expansion and improvement of these, facilities, therefore, will be in line with the general goal of the parks, trails and open space component of the plan, which is "To provide a wide range of recreational opportunities to all segments of the community." The well known location of the Hawkins equestrian facilities, adjacent to a major collector street and next to the existing areawide equestrial trail system, as well as its existing stance in the Anchorage equestrian community, are logical adjuncts which will mutually enhance this development and the south Anchorage recreational system. The Anchorage Areawide Trails Plan envisions the DeArmoun Road equestrian trail as one of the major linkages in a recommended equestrian trail system. COMPATIBILITY V/ITH EXISTING AND PLANNED LAND USES IN THE AREA The surrounding area is a typical rural residential neighborhood with contrasting home styles varying from unkempt and modest to well kept homes. The only nonresidential use in the surrounding area is Anchorage Telephone Utilities' 9000 square feet Substation abutting the west boundary of the subject properties. Natural vegetation in the surrounding area is predominantly mature, providing excellent screening. As time passes, some of the vacant and more marginal residential land uses will be replaced with newer residential uses. DeArmoun Road will undoubtedly be eventually widened and upgraded in this area, which will make the site somewhat less desirable as a residential lot. The site topography and mature vegetation is ideal for the construction of the indoor riding hall where proposed, since the building will be adequately screened from the AZIZ ENGINEERING COMPANY ENGINEERS · PLANNERS · SCIENTISTS October 15, 1986 9024 Vanguard Drive, Suite 201 Anchorage. AK 99507 Ph. (907) 349-2957 11086 Municipal Planning Staff Planning and Zoning Commission 632 W. 6th Avenge Anchorage, Alaska 99501 Reference: R-6 to PLI/SL Zoning Map Amendment, to Allow a Commercial Recreational Equestrian Facility with Accessory Single Family Dwelling Unit located in Lots 3, 4, 6, 7, & 8 replatted to Tract 'A") Block 1, Elmore Subdivision,. Addition No. 1. Members o2 the comm'issi~'n'an'~t 'Staff.~''''' ' ''~' "' On behalf of Mr. and Mrs. Hawkins, we are submitting an application for Zoning Map Amendment for uses as described above within the referenced properties. SITE DESCRIPTION The Hawkins property encompasses 4.5 acres on DeArmoun Road west of Greybull Place. The properties consist of several lots that were recently replatted into one large tract with an approved preliminary plat. The final plat has not yet been submitted. Access to. the site is from DeArmoun Road and Greybull Place. There' will be no access from Shoshone Avenue along the south, with the exception of a gate for emergency use and/or exclusive use of Elmore Subdivision residents who may want to use the facilities. The site is more specifically located on the site plan attached. The existing equestrian facilities within the Hawkins properties have been in use since the early 1960's, first developed by Russell and Ruth Leslie whose statement is attached. The existing facilities can accommodate up to 20 horses, but these facilities are somewhat marginal which the Hawkins hope to improve through a conditional use plan, once the zoning amendment is granted. The existing structures within the site consist of a one-story single-family residence, stables building with paddocks located east and south of the residence, a wood-fenced riding area, and chain-link-fenced grazing areas, with an existing gravel driveway access from DeArmoun Road. The site gently slopes to the southwest with a gentle 8 feet drop, 'from the ground level in the adjacent properties, at the southeast end of the property. An indoor riding hall is proposed at this location where it's visual impact will be minimized from DeArmoun Road, while the existing mature vegetation will provide the necessary screening along the south and east. Existing trees and secondary growth provide screening along most of Greybull Place and Shoshone Avenue. The grazing areas are partially wooded with birch and spruce and are well drained. The area drainage is along Shoshone Avenue in the westerly direction and along Elmore Road in the southerly direction, within existing roadside ditches. The p~p~sed~,~x-pansion of the facilities will not alter existing drainage. Page ¢ Hawkins Zoning Amendment October' 15, 1986 approval. The public, therefore, will have ample notice and opportunity to voice their concerns before any changes are made to the original conditions of approval. NEIGHBORHOOD CONCERNS Solid Waste Management. While some stables in town remove the wastes and dispose at a public dump site, it's common practice' with others to let the waste accumulate on-site, where it is sold as fertilizer or mixed with earth and used as landfill. The latter results in offensive odors, particularly in the spring, due to increased biological activity after a dormant period. We believe that the plan to remove the solid waste on a weekly basis from this site will curtail concerns about odor problems. The weekly removal of the waste could be made a condition of approval when the conditional use application is under consideration. Detailed mechanisims for handling solid waste will be presented with the conditional use application. Drainage. As discussed earlier, the site does not directly drain into Rabbit .C.reek...qr any.. other :. nearby streams.. ..The .prima[y sour. ce. of concern in this case is animal waste washing over the surface with stor~-water and snow-melt, thus increasing the bacteria levels in the water. In particular, paved surfaces significantly, contribute to this problem, since rapid surface runoff does not permit the wastes to disintegrate on-site in addition to increasing the amount of drainage runoff. Mitigation measures for surface water quality control, therefore, will consist of crushed rock surfaces instead of asphalt pavement for parking areas and driveways, and manual means of removing the solid waste such that no surface accumulation of animal wastes occur. The crushed rock surfaces will provide a porous medium to absorb liquid wastes, thus providing soil absorption treatment similar to the septic disposal systems, while significantly reducing the surface runoff as a result of the increased ground infiltration. The soils are ameanable to the latter, therefore, infiltration devices and a drywell will be provided to intake the roof drainage and surface water concentrations. Also, the grading and drainage can be designed to avoid concentrating surface runoff by promoting sheet drainage over large areas before collection in the roadside ditches. These measures will adequately address water quality considerations, and maintain the off-site drainage runoff to the present levels. Bulk and Appearance. The proposed structure is approximately 20 feet high, a bit less than a typical two-story residential structure. The existing vegetation along the south side of the property is quite mature and will blend the building into the landscape, thus lessening its visual impact on the surrounding area. The proposed building will be a steel-frame structure with architectural sheet metal siding, enhanced with wood accents and trimmings. The metal siding will be of a color and tone that will easily blend with the landscape. SUMMARY The overall effect of this development under the proposed zoning amendment will be improvement of an existing non-conforming use which forms an existing vital part of the south Anchorage equestrian recreational system. The zoning amendment should be approved for the following reasons: AZIZ ENGINEERING COMPANY Page 3 Hawkins Zoning Amendment October 15, 1986 neighboring residences while it will be hardly visible from DeArmoun Road. The height of the building is approximatley 20 feet at the peak of the roof, which i~,{ less than that of a typical two-story residential structure. The mass and bulk of the building is considerably less than similar existing facilities in the general area. The proposed expansion of the existing facilities and other site enhancements are compatible with the existing use of the properties, and constitute a neighborhood improvement. DEMAND FOR AVAILABILITY OF PUBLIC SERVICES The only public services available to the site are power and streets. It i.s not anticipated that this use will generate a need for schools or other similar public facilities in the area. The demand on power will be minimal, and as further discussed below, the impact on the street system will be minimal. afi~'{WasteWater disposal will be handled on-site. Animal waste and other w~f't'e Will be disposed of at a suitable public dump site, transported by dumpster ['i~Ucks weekly. (See solid waste disposal below). PEDESTRIAN AND TRAFFIC IMPACT ~Ve do not expect that there will be any substantial increase in pedestrian traffic as a result of this development. We do anticipate a slight increase in equestrian traffic in the immediate area, but do not think that this will be a maior problem. The ITE summary of trip generation for recreational uses projects that this type of use will generate approximately 3.6 vehicle trips per day per acre. That translates into approximately 16 to 17 vehicle trips per day during the week (3.6 trips per day x ~.5 acres) and approximately 30 to 3~ trips per day on the weekends. The peak hours for recreational facilities are usually from noon to 2:00 p.m. and from 3:00 to 5:00 p.m. These figures are not much different than we might expect from a residential use of the property. The single-family dwelling unit will generate the typical 8.2 vehicle trips per day. Since the peak hours for recreational use are not the same as typical rush hour traffic, the anticipated traffic impact should be negligable. The main access to the site is from the collector street, therefore, the adjacent residential roads will not be affected. The site will accommodate plenty of on-site parking, and no parking impact is anticipated. NOISE, AIR, ~/ATER OR OTHER FORMS OF POLLUTION There will be no unmitigated pollution as a result of this development affecting noise, air or water. Solid waste management, odor and drainage are addressed below under Neighborhood Concerns. If this zoning amendment fails, the present non-conforming use will continue without any improvements, since any additions will be considered an expansion of the non-conforming use which the zoning board has already rejected. If the equestrian use fails, the door will be open for some other commercial use to step in. ~Vhile business failures are a fact of life, if this particular business should fail the special limitations (SL's) would require that the new business apply for a zoning change to modify the SL's of the propery. The granting of the conditional use would not allow for any expansion of the operation, without a new hearing to change the original conditions of AZIZ ENGINEERING COMPANY P~ge 5' Hawkins Zoning Amendment 'October 15, 1986 1) The proposed development does not conflict with any goals of the Comprehensive Plan. 2) The use will compliment the. Municipal Bquestrial Trail system, and the proposed use conforms to all applicable standards of Title 21 and other state and local codes. 3) Traffic generation will be low, approximately 16 vehicle trips per day during the week and approximately double that amount on the weekends. A typical single family dwelling will generate 8 - 10 vehicle trips per day. The site is large enough to easily accomodate the proposed uses. 5) Access to the site ls from a major residential collector street. 6) The solid waste generated by the site will be removed weeklY'i 7) The site topography and mature vegetation will minimize the visual impact from the neighborhood and DeArmoun Road. 8) The proposed building is the minimum size that will accomodate the proposed function. The use will provide expanded opportunities for the community handicapped and youth riding programs. 10) The expansion of the equestrian facilities, as proposed, will not have an adverse effect on the neighborhood or the general area. We will be happy to discuss changes in the plans and/or additional mitigation measures to suit your requirements and to address other concerns that may come up during the review process. We look forward to meeting with you. Sincerely, /~--~A--NGINEERINGEnai~~~~ COMPANY ESA/dd cc: Mr. and Mrs. Van Hawkins AZIZ ENGINEERING COMPANY Box 110204 Anchorage, Alaska 99511 November 28, 1986 Tel. (907) 545-7472 Municipality of Anchorage P.O. Box 196650 Community Planning Department Case 86-075 Anchorage, Alaska 99519-6650 Sirs: In response to your Notice of Public Hearing, Case 86-075, I submit the following for your consideration. Initially my objection to the proposed rezoning was personal, in that commercial development of this property will drastically devitalize the rural residental lifestyle of this neighborhood. I bought my house and adjoining lots in the Elmore Subdivision (see attached map) 16 years ago because the covenants at that time restricted activities or development that would be offensive to individuals in the subdivision. For example, my children then, I could not object to such restrictions for who could convince my neighbors that my next step would not be an application to rezone for a poultry farm. The proposed rezoning will lead to drastic devaluation of properties adjacent petition area. It will increase, by several fold, noise levels, the presently offensive odors, and the local flow of traffic. And, quite disturbing, when the property in question is sold again, what business will the new owners decide to undertake? For example, a large, well-constructed horse barn could easily be converted to commercial garage. I understand that more that 50 homeowners in the area have signed a petition against the proposed rezoning. The Planning and Zoning Commission also tells me that several letters have been written in support of the proposed rezoning. It might be interesting to learn where these proponents live. Are they all from the Elmore Subdivision, or do they live elsewhere in Anchorage and simply want a place to keep a horse? My second objection to the proposed rezoning reflects my profession as a geologist with concern for (1) the serious consequences of the present surficial egress of fecal material from the petition area , and (2) the potential for contamination of ground water beneath a subdivision that depends on wells for potable water. The potential for such contamination will surely be heightened if the proposed rezoning is approved. On August 5, 1986 I wrote a letter to Zoning Enforcement which pointed out the unsanitary conditions which have developed over the last two years because of surface runoff from the petition area each spring. During spring breakup, the water which flows along Shoshoni Avenue, thence down Elmore Street and into Rabbit Creek, is noticably colored a brownish yellow and contains obvious abundant horse feces. Not only is this unsightly during this time of year, it is ethically unjustified because the children in this part of the subdivision must wade through the effluent as they walk to and from the school bus stop on DeArmoun Road. I should, however, point out that the children do not seem overly concerned about the 'purity' of the water because I have observed them enthusiastically constructing small temporary dams and involved with other aspects of hydraulic engineering along the roadside during spring breakup. But is it reasonable to feel content when one observes such activities? It is uncaring in the extreme to permit what is almost inevitably contaminated water to flow in ditches in a residental area, thense into Rabbit Creek and Potter Marsh. The city of Anchorage and Mayor Knowles have been fighting this problem for years. Here lies the option to get a jump on the situation and eliminate an attempt to shoehorn land uses in where they were never intended. The pre~ent situation apPears ~'~ be'in vio~'~iO~ of the Covenants of the subdvision which, in part, state: "No noxious or offensive active shall be carried on upon any lot nor shall anything be done thereon which may be or become an annoyance or nuisance to the neighborhood. No trade or business of any nature shall be permitted upon any residental lot." The prior owners generally kept 5 or 4 horses. On weekends or holidays there were, on occasions, a few more. It was a plesant environment. But in the last 2 years the number of horses has increased to more than 20, unsightly 5-feet high chain-link fences have been constructed (some of them, I believe violate the present R-6 zoning), horse stalls and offensive odors have appeared, and land has been cleared. What appears to be a commercial enterprise has been established, and all of this has been done under the guise of "grandfather rights". At the Rabbit Creek Community Council meeting on November 15, Mr. Aziz, an engineer who represents the Hawkins (who are the petitioners for the preposed rezoning), expressed the opinion that it was either a case of going along with the proposed rezoning to commercial development, or living with the situation as it presently is. I submit that the Department of Health and Human Services and the Department of Environmental Conservation might view the present and threated continued "grandfather rights" use with some interest. My response of August 5'th, and subsequent discussions with Mrs. Hawkins has brought the surface runoff situation to the the petitioners attention. At the Rabbit Creek Community Counsil meeting Mr. Aziz explained that the existing surface runoff of horse feces could be controlled, if the rezoninq and construction of the buildinqs was approved, by installing dry wells and retainment trenches. There is little doubt that construction of such retainers would help stem surficial transport of fecal material during spring breakup, if the ground was not frozen. However, at this latitude the ma]or part of surficial runoff occurs when the ground is still frozen. The chain-link fence which encloses the exercise grounds on lots 3 and 8 will aid to control the larger migrating 'tennis balls' during spring runoff. But it should be poipted out that construction of such retainments or dry wells, which contain and prevent, or at least delay surface runoff when the ground is not frozen so it can infiltrate the ground, will virtually quarantee and enhance the potential for ground water pollution. Infiltration of the leachate (water that has seeped through a material and which contains substances dissolved from it) from the horse feces could lead to an increase in undesirable and Potentially hazardous constituents in the ground water. One -possible result w~ould be an increase, in the~coO~ot~'~tigo of._. nitrates in the water. But I have been told by the Department of Conservation that an excess of nitrates in drinking water would pose a problem only to infants. The long-term and accelerated (if the proposed rezoning is permitted) addition of the leachate from the area in question could lead to unacceptable levels of the bacteria E. cull, salmonella, shigella or leptospirosis. The possibility of contracting these diseases, as well as giardiasis, by drinking groundwater from wells on the adjacent lots, is remote, and of course, contaminated water can be upgraded for human consumption through the use of viricidal agents such as Halazone or iodine crystals. To define the flow paths and travel rates of ground water in this area, which is underlain by a complex mixture of glacial deposits which quite likely have erratic vertical and horizontal distribution of aquifers, would require an extensive program of drilling and testing. And even with with information it would be difficult, if not impossible, to predict the time frame for potentially polluted water to appear in nearby wells. Once a well is affected, it is too late. How can the desires of one homeowner force many others into sewerage and imported water? The impossibilities of repairing groundwater aquifers after pollution cloud this request for rezoning- Our homes could be jepardized because the City of Anchorage was willing to take a ~hance. Although perhaps not as obvious as the water quality issue, another factor should be considered. Because this area relies entirely on groundwater for human consumption, the potential for dewatering of aquifers due to an increase in the size of the draw-down cone in the area around the used well (owing to the increased demand for maintenance of such a large number of horses), must be recognized.~ Many local land owners acquired water rights several years before the Hawkins purchased the property in question. The reaction to a loss of s~lfficient water for domestic needs by nearby residents can be anticipated. I urge you to deny the rezoning out of consideration of the present contaminated surface runoff, the potential of a hazardous situation to groundwater, and devitalization of residental living. Recognition and prevention of these problems will display foresight. Yours sincerely, Bruce L. Reed 86-073 R-1 SL REZONING --5 51 50,,49 [48 47146 '1 8! 33 43 I~IVER TON uJ /. i 67 66 29 30 ~.~'..~'~ 44A I -- I ENUE A~/ENUE o 500 lOOO r~u up~~'-o~-'~:n ~ ' ' 100 Year FEET ~, Box 110204 Anchorage, Alaska ~511 January 25~ 1~87 Memorandum To: Planning and Zoning Commission Municipality of Anchorage P.O. Box l~&&50 Anchorage, Alaska ~51~-&&50 From: Bruce L. Reed 45~0 Shoshoni Avenue Anchorage, Alaska ~511 (Lots 5 & l&, Block 5; Lot l&, Block 5~ Elmore Subdivision No. Subject: Critique of Case 8~-075 Planning Staff Analyses (December 8, 1~8~) and Enayat S. Aziz application for Zoning Map Amendment (October 15, l~8&) Individually, specific items cited below might not be viewed as a major concern, but the cumulative inconsistencies, errors and misleading statements are of major concern. Page numbers cited are keyed to the Municipality 'Packet' of December 8, 1~8&. Comments pertaining to Planing Staff Analyses are indicated by PSA; those that relate to the Aziz description of the Zoning GaP ~mendment are indicated by AZMA. The items are not--addressed in what might bm considered their relative importance. Rather, they a~e noted in essentially the same or,er as they appear in the 'packet'. A few commentm are also addressed to the ~awkins ~etter (HL, November 24, 1~8&, attached). 1.00 CPSA, page 004): "This addition will be on the south and west side of the existing stable structure", and (PSA, page ~05) "Transportation is a critical factor in this case in that this site has an excellent frontage on Rabbit C~eek Road which is a Class II Minor Arterial .... " The p~oposed riding arena will be on the south and east side of the existing stable area. The frontage of the cite is on DeArmoun Road. Rabbit Creek Road is I mile south of the proposed facility. 2.00 (PSA, page 005): "Environmentally the ma~or concern is one of animal wastes beinq leached into Rabbit Creek". This statement indicates a lack of understanding of the p~esent surficial runoff situation and the potential for g~ound water pollution to nearby wells. 2.10 2.20 2. :50 2.40 The major current concern to Rabbit Creek is the current surficial runoff of solid and liquid horse wastes during spring breakup and times of intense rainfall. There is~ however, a good possibility that leached wastes will, in fact, enter Rabbit Creek. BUT when this occurs, the crises (ground water pollution) may occur, because ..... 2.21 2.22 If the major concern of animal wastes being leached into Rabbit Creek (the leached water b~ing water that has percolated through soil containing soluble substances and which contains certain amounts of these substances in solution) then nearby water wells will poesibly draw from such contaminated ground water bqfore euch water discharges into Rabbit Creek. Once any water from a specific well is contaminated it is too late. Nearby wells become suspect. This area of glacial ground moraine contains clay horizons and a perched aquifer may be present. (ground water separated from an underlying main body of ground water by an unsaturated zone of soil) 2.:51 Contaminated water from such an aquifer ~ou!d not enter Rabbit Creek~ but the leachate would accumulate within this perched aquifer and wells would be more likely to draw polluted 2. :52 Defining the extent and protection of aquifers and hydraulic gradients requires extensive drilling and in-depth geohydrologic studies. "Site drainage problems" were one of the reasons that Planning Staff used in their recommendation to deny a proposed equestrian facility (Case 8~-074~ page 001) "The topography and drainage patterns in this area would drain this property directly to Little Campbell Creek and would be difficult to mitigate". (Case 8&-074~ page 007) -2- ~. O0 4. O0 ~. O0 &. O0 h The proposed e¢lU.Strian facility in case 8b-074 ~H is farther from Little Campbell Creek than the Hawkins property is from Rabbit Creek. (Anchorage A-8 Quadrangle, SE Quadrangle, Scale 1:25,000, U.S. Geological Survey) (PSA,page 009, item "H") The preliminary plat to Tract A is not in Elmore Subdivision No. 1. The legal description of the tract was also incorrect in the published notice. Tract A does not include lot 5. (See PSA, page 004, "The corner lot is not part of this request and is in separate ownership".) (PSA, page 001) Soils: Good Planning staff should indicate the reasons for defining the soils as "good". 4.10 Lots immediately south consist of poorly sorted sandy silt, contain cobbles, boulders and clay horizons, and have a moderately well developed A soil horizon. 4.20 The superintendent for Interstate Company (Gary Baker) which built the telephone wire center on lot 2 (ad3acent to the northwest corner of the Hawkins property) states: "....we had to import new material in order to build because the existing soils were unsuitable to support the new building"' "The type of soils on the property consists of clay, silty clay, and 2-6 (inch) rocks which indicates a very poor perking action of the ability to dissipate water at a very fast rate'". (PSA, page 002, No. "Existing R-~ setbacks should be maintained" The 5-foot high chain link fences utilized to confine the horses to "grazing" areas violate R-6 zoning (21.40.080) (PSA, page 011, Affidavit by Kathryn E. Elmore) "As can be noted, the covenants do not permit livestock. This intent does not include horses as livestock" The covenants prohibit animals livestock or poultry of any kind (that) shall be raised, bred, or kept on any lot, except that dogs, cats, or other household pets may be kept -5- 7. O0 provided that they ar~ not kept, bred, or maintained for any commercial purpose. (AZMA, page 015) "The existinq equestrian facilities with the Hawkins prQperties have been in use since the early l~&O's .... "; (page 014) ,"The existing equestrian facilities pre-date (sic) the R-& Zoning .... " These are misleading statements. Comparison of aerial photographs taken in 1982 (when the petitioners bought the property) and 198& indicates that in order to accommodate an enlarged nonconforming commercial equestrian purpose: 7.01 The size of the barn structure has nearly doubled 7.02 15 adjacent paddocks have been built 7.05 2 stable-type structures have been constructed 7.04 5-foot high chain-link fences define 8 "grazing" areas How can the above (7.01-7.04) be interpreted to be "existing equestrian facilities .... since the early 19aO's'*? 7. O§ Notice of violation of Section 21.55.050 has been filed by the Department of Public Works Principle Code Enforcement Officer on January 9, 1987. "You must discontinue the use of all structures for commercial equestrian purposes built after ~anuary 51, 1974 and reduce the commercial use to parts of the building ~hich were manifestly arranged or designed ~or such used after ~anuary 51, 1974". 7.0/', The Department of Public Works Code Enforcement/ Abatement Officer, Building Safety Division, inspected the Hawkins premises on ~anuary 15~ 1987. A ~anuary 14~ 1987 letter addressed to the Hawkins states, in part: "Our investigations revealed the e~istence of deficiencies on your premises amounting to the maintenance of a nuisance condition" "These conditions and structural deficiencies can be made the subject of an Order of Abatement". "It appears that at the above referenced property an addition to the existing barn (horse stable) was constructed some time ago. Evidently this was done without first securing all necessary permits". -4- 8. O0 9. O0 7.07 Much of the ground in the "grazing*' areas (7.04) has been stripped of former vegetation. The combination of horses, rain and wind is eroding the A soil horizon. The soil is being carried by water, via ditches along Shoshoni and Elmore Streets, into Rabbit Creek, and is being dispersed as particulate matter into the air during dry periods. (AZMA, page 015) "The existing facilities can accommodate up to 20 horses..." The can accommodate 20 horses because they have been enlarqed since purchased by the petitioners in 1982". The structure in 1982 could accommodate about & horses (compare 1982 and 198& aerial photographs). (AZMA, page 015) "Access to the site is from DeArmoun Road and Greybull Place". There is inconsistency in precise definition of access to the proposed facility. 9.01 (AZMA, page 017, item 5) "Access to the site is is from a major residential collector street" (presumably DeArmoun Road 9.02 (AZMA, page 014) "....and improve existing access roads". (AZMA, page 015) "The main access to the site is from the collector street, therefore, the adjacent residential roads will not be affected". If Greybull Place, which is a narrow privately maintained road, is not to be used as an access, why does Traffic Engineering (page 019) "...concurs with the proposed access from Greybull subject to gravel street improvements being constructed on Greybull from DeArmoun Rd. to the south property line". and the Department of Public Works (page 025) "...recommends that the rezoning be made contingent upon the upgrading of Greybull Drive (Place) to minimum Municipal gravel standards". What, precisely, is planned for Greybull Place? If DeArmoun road is to be the only access, then it establishes a commercial curb cut on this Minor Arterial. -5- 10.00 II.00 12.00 A point to be considered is that, with the exception of the MuniCipality telephone building, the site is surrounded by single family residential lots, and is bordered on the east and south by narrow privately maintained roads (8reybull and Shoshoni). In case 8&-074 (page 001) "Overloads local, privately maintained roads" were one of the reasons that Planning Staff used in their recommendation to deny PLI/SL for an equestrian facility. (AZMA, page 015) "....the anticipated traffic impact should be negligible". An estimate of 5.6 trips per day per acre (16 to 17 vehicle trips per day during the week) is less than what might be expected. The single family dwelling on the site will, using the estimate given, generate by itself 8.2 vehicle trips a day. Is it reasonable to believe the maintenance and riding of 20 to 50 horses will only generate an additional 8 trips a day? Has full consideration been given to traffic generated by staff requirements, supplies, veterinarian visits, maintenance, wast~ removal, horse owners and their friends? An estimate of perhaps 50 trips per week day seems more realistic and special events would concentrate considerably more traffic and overflow parking congestion on DeArmoun and adjacent privately maintained roads. Equestrian facilities also create a different traffic pattern in that many of the vehicles will be trucks, or pulling horse trailers which put an extra burden on the road system. (AZMA, page 015) "The mass and bulk of the building is considerable less than similar existing facilities in the general area". "The proposed expansion .... (will)... constitute a neighborhood improvement" This is a misleading statement in that the only "sim(liar existing facility" is the horse stable that has nearly doubled in size since 1982 (see item 7.05). How can an 8400 square foot sheet metal building used for commercial enterprise, and more than twice the size of residential homes, "constitute a neighborhood improvement,'? (AZMA, page 016) "As discussed earlier, the site does not I! directly drain into Rabbit Creek or any other nearby stream" -6- 1~. O0 14.00 15. O0 l&. O0 Although Rabbit Oreek does not cut across the proposed facility, it lies less than 150 downslope from one corner of the property. During the spring and periods of intense rainfall, surface water containing animal wastes from the cite flows : 12.01 across Shoshoni Avenue and down the driveways of the lots south of the site and thence into Rabbit Creek, or 12.02 via ditches along Shoshoni Avenue and Elmore Road and thence into Rabbit Creek (AZMA, page Ol&) The extensive discussion on mitigation measures for surface water quality control of animal wastes pertains to crushed rock surfaces for parking areas and driveways. The major concern of animal wastes washing over the surface does not originate in driveways and parking lots, it is from the paddocks and "grazing" areas. (AZMA~ page Olb) "The soils are amenable to .... ground infiltration" Any ground infiltration through the use of dry ~ells or infiltration "devices" will only enhance the potential for ground water pollution of nearby wells (see 4.00). (AZMA~ page 01&) The statement "Also~ the grading and drainage can be designed to avoid concentrating surface runoff by promoting sheet drainage over large areas before collection in the roadside ditches. These measures will adequately address water quality considerations, and maintain the off-site drainage runoff to the present levels". indicates that horse wastes will be spread over a large area by sheet drainage before it flows into the adjacent ditches and thence into Rabbit Creek, just as it does now. (AZMA~ page 014) "Natural vegetation in the surrounding a~es is predominantly mature, p~ovidinq excellent screening", "...the building (riding a~ena) will be adequately screened from the neighboring residences .... " Natural vegetation along the south margin o~ the property is thin, immature (generally less that 12 years old) deciduous g~owth that provides little screening ~or 7 months of the year. This growth is periodically thinned or removed {or road maintenance. -7- 17.00 Residents on the SO~lth side o{ Shoshoni Avenue opposite the site witness the view and smell o{ dumpsters~ con{ined paddocks~ stables, trucks, horse traiiers~ loaders and associated equipment that service the facility. E{{ective screening requires a dense growth o{ evergreens. (Attached Zo S. Hawkins letter of November 24, 1~8& which was sent to some nearby residents) The overall tone and generalities o{ this letter are somewhat less than candid. They suggest that the {ew residents in the area who have indicated a pre{erence {or the {acility~ may not have been {ully informed about the environmental impact o{ the proposed facility on ground water, pollution o{ Rabbit Creek, and the incompatible nature of the enterprise to the established residential pattern. 17.01 (HL, item 1) "Will the zoning allow commercial business"? "No. The PLI/SL zoning is only {or a ridinq center as established by special limitations". The request is to rezone to PLI/SL to restrict use to a commercial recreational equestrian {acility. It ~ould seem that some type o{ pro{it-seeking enterprise is being considered because Aziz (AZMA, page 015) states: "I{ the equestrian use {ails~ the door will be open {or some other commercial use to step in. While business {allures are a {act of li{e, i{ this particular business should {ail the special limitations (SL's) would require that the new business apply ..... The petitioners have indicated that the present enterprise requires a business license. There is no record of a business license issued to the previous owners in 1980 or 1981. 17.02 (HL~ item 5) "Will this facility cause a larger use o{ water? No. One horse uses approximately 5 to 7 gals. o{ water per day". The Alaska Department o{ Natural Resources (DNR) Water user's Handbook~ 198&~ page 14 indicates the Standard quantity o{ water used by a horse is 15 gallons per day. The ~ell on Lot 4, Block 5~ Elmore Subdivision No. ~ 1, is less than 150 {eet {rom the horse wastes on Lot 7, Block 1~ Elmore Subdivision. P. O. Box 5991 Lacey, WA 98503 Nov. 25, 1986 Municipality of Anchorage Community Planning Department P. O. Box 196650 Anchorage, AK 99519-6650 Sirs: I have received a copy of the notice of public hearing for case 86-073. I am co-owner of the lots highlighted on the attached sheet. I will be unable to attend the public hearing. I request that my written testimony be given to the Health" Department, the Parks and Recreation Department, and the Rab~'it Creek Community Council; I enclose copies for each. Further, I ask that testimony recorded at the public hearing include acknowledgment of receipt of my testimony. Please let me know how I can obtain a transcript of the hearing for this case. I have several concerns about the plans behind the request for rezoning. The obvious one~ are the anomalous land use in a thoroughly residential area, ~nd increased noise and odor from that use. In addition: ~ ' (1) I assume that the effluent from the barn now in use goes into a drain. Excess drinking and washing water for the horses surely doesn't just flow on the barn floor. Does the drain go into the lots' septic tank? Is the septic tank currently in use of adequate proportions for this use? If the planned facility included a larger barn, and I assume it will because Alaskan winters are hard on horses, will the "used" water go into a septic tank? (Injecting "used" water into a dry well could compound the problem.) What parameters are used to determine the size of a tank serving a barn? 5 horses = 1 bedroom? Would there be toilets for the riders? If so, how does that affect the septic system? ~ Is the leachfield now in use adequate? How big would a new leachfield have to be? Can an enlarged leachfield be located so'as not to interfere with wells or leachfields on adjacent lots? I am ~ particularly concerned about the location of wells on lots 2, t~, and 5 ~n block 1 and on lot 4 on block 3. (2) The difficulty of delineating aquifers in glacial terrainsl must be axiomatic in Anchorage by now. The vertical and horizontal distribution of aquifers in the subdivision is unknown. Therefore, one cannot rule out connections between shallow ground water and points of groundwater withdrawal by wells. It is known that it requires more than 300 feet to attenuate pollutants in gravel. Therefore, it is critical to know where porous and permeable stringers or layers are, on and adjacent to the land to contain the proposed stable facility. It is also known that it is essentia%ly impossible to rehabilitate a polluted aquifek. Therefore, it seems prudent to take all possible precautions to prevent pollution. Here we hay an identifiable potential problem. The city must acknowlegde it responsibility to insure that ground water will not be contaminated. It may take several years for pollutants to reach local wells. By then, the current owners of the lots in question may not be there, and the use of the land under consideration mi( not be a hazard at the time pollutants are detected, complicatir~ analysis of cause and effect. Owners of affected wells should not have to face the possibility of suits to recover damages actions that can be now inferred to constitute a hazard. (Woul~ a bond be appropriate in this sort of proposal?) Can the owner~ demonstrate that project plans have taken into full account the~ potential problems and are taking a conservative design approacH to protecting their own and contiguous properties? ~ If public sewers and public water were available at the ~ site, the risks to groundwater would be reduced. (It is possible~ that homewoners might not shut down wells, that they might water gardens or have other uses for ground water even though their homes are supplied by city facilities.) The record of septic system performance in the subdivision is, I believe, good. Public sewerage may never be available to the project's lots, and the alternative of holding tanks, if legal, should encourage careful hydrologic planning. This project should in no way be allowed to be an impetus for bringing sewers into the area. (3) Effluent from the lots now flows along Shoshoni to Elmore and thence into Rabbit Creek. Significant dilution probably does not take place over this distance. The Parks and Recreation Department considered the quality of water in the creek in its deliberations for the Rabbit Creek Greenbelt. It is my understanding that there is general concurrence among the creekside land owners that control of water quality is desirable. The present land use is an identifiable point source of contaminants. The city cannot possibly remain unconcerned. What steps are being taken to keep runoff from reaching the creek, especially in spring? Are there regulations that would prevent the lots' owners from constructing something now to retain the runoff for disposal a sanitary manner? What will be done with accumulating manure from the barn? Increasing the density of horses on the lots means more manure to be washed downhill. Further, more horses in a small paddock will eventually adversely impact the ground cover, and less runoff will be absorbed. Silt will likely be added to the runoff. What will be done to circumvent this? If more square footage is covered by impermeable surfaces, more water will run off per unit area. How do plans for larger barns or paved areas take this into account? (4)~ I have observed that while regulations and stipulations for land use abound, they are rarely enforced, and some may not be enforceable. Builders may find it uneconomical to comply with regulations if it costs less to pay for infractions that it does to build as requested. Examples of this. are legion. Can we be assured that stipulations would be continually enforced here? Will the city guarantee strict and regular hydrologic monitoring? Will the monitoring results be distributed to owners and occupiers of adjacent or affected lots? (5) Would there be protection of the horses from children and dogs (etc.)? The present fence is no challenge for an inquisitive child. In sum, I see some parallels between the proposed land use and a new landfill: the hazards are obvious, the precautions expensive but essential. Both the proposer and the city have a very serious responsibility to the neighborhood. My concerns reflect the fact that I would not like to have to retrofit our house in the even~ that pollutants associated with fecal matter or from animal feeds reached our well. I am a professional geologist, and I cannot stress enough the uncertainties faced in planning protections for this facility. A concerned person/commission would insist on thoroughly examining the suite of potentials, considering technology for mitigating problems, and making sure that the project was safe and exceeded minimal compliance with stipulations. It will take time to gather the information needed to make a sound decision. I believe this proposed land use is premature, at best. It will be costly and difficult to build in what we perceive as adequate protections for the long term. Does the public need for this service at this precise location really outweigh the need to protect water resources of an area many times larger than that to be rezoned? Does this proposal really fit the city's master plan? I urge the Planning Commission'to deny the r.ezoning out of consideration for the desires of the contiguous landowners and the quality of residential life and surface and ground water. Further, I recommend that this proposal not be reconsidered until a public sewerage and water supply is available to the lots in question~ Sincerely, Katherine M. Reed copies enclosed for other agencies P. O. Box 5991 Lacey, WA 98503 January 9, 1987 Planning and Zoning Commission Municipality of Anchorage P. O. Box 196650 Anchorage, AK 99519-6650 Sirs: This letter is in regard to case 86-073. I am co-owner of lots 3 and 16, Block 3, and lot 16, Block 5, Elmore subdivision. My comments refer to items in the Aziz Engineering Co. letter of October 15, 1986. (I do not have a more recent letter about site development.). Page numbers in the previous commission packet are 013-017. (1) Aziz letter, p. 2, 3. Anal'ogies exist between the Hawkins property and areas that might be developed at anomalously higher dwelling density as a result of the availability of sewers. The Hillside waste-water plan calls for screening denser developments from established R-6 areas. The Aziz letter alludes to such screening. The remaining vegetation on the Hawkins property will not hide the development along its east and south margins. Virtually all the vegetation there is deciduous and will do little to screen for more than half the year. Effective screening will require a dense pattern of evergreens, taller than present or proposed fences and laid out in a strip at least 20 feet deep on the east, south, and west sides of the property. The present fences are virtually on the lot lines (which, I believe, is in violation of R-6). To protect screening trees from the horses, trees would have to be planted outside the fences. There is no room to do that. An alternative would be to plant inside the fences but provide~year-round protection from the livestock. This, however, horses/square foot of "pasture", which has other adverse consequences, such as accelerated soil denudation and creation of dust. I urge that the commission require effective screening as one of the conditions to be met, should the rezoning be seriously considered. (2) Aziz letter, p. 2. If the proposed esquestrian trail is built along the north side of DeArmoun, how will the Hawkins center gain safe access to it? Crossing the road is a risk. I assume the Ha%{kins are counting on a trail being dedicated along the south side of DeArmoun. If so, how does that affect the DeArmoun right of way and adjacent private land between their lots and 145th Ave.? (3) Aziz letter, p. 4. Adding crushed rock (= gravel) to parking areas will not provide a porous medium for waste absorption. Gravel does not absorb liquid waste, and I doubt horses spend much time in parking lots. The present parking area is adjacent to DeArmoun Road and on the uphill end of the property's gradient. How could drainage be directed to the parking lot to take "advantage" of the gravel? If that were topographically possible, isn't that essentially using the parking lot as a leachfield, and is that legal? It would require many cubic yards of gravel (and result in a difficult parking lot) to make a safe disposal system. (See comments in my earlier letter regarding gravel attenuating pollutants). Or will the parking lot be at some point lower on the lots' slope? But, see the letter from the Air Pollution Control Agency of Nov. 12 regarding gravel parking lots. If gravel is not to be used, the problem of increased runoff from paved areas remains. (4) Aziz letter, p. 4. I do not have any concept of HOW one can "promote sheet drainage over large areas before collection in...ditches." Sheet drainage is not infiltration; infiltration would reduce runoff (provided the remaining soil has the capacity to accept liquids and provided that such infiltration does not affect groundwater quality). At the least, the Municipality must be certain this scheme works safely BEFORE rezoning is considered. (Note that infiltration leads waste water to the water table. It is hypothetically possible that the water table is perched in the area down-hydraulic-gradient from the Hawkins property. Proving that this is so, and that the aquifers are therefore completely protected, requires extensive drilling. Will this be done, to safeguard adjacent wells? Why not avoid the problem by denying rezoning until sewers are available and collection of waste is proven effective?) (5) Aziz letter, p. 5. If handicapped riders will be accommodated, will the center also be open to Cub Scouts, Camp Fire Girls and the like? This suggests a stable where horses are available for rent, not simply a training facility for privately boarded horses. This is a concept even less in keeping with the re,~ential community land use. (6) Aziz letter, p. 2. Mention is made of access on Greybull, and the staff analysis alludes to upgrading this road. Nowhere in the testimony I have is the use planned f~r Greybull mentioned. Why? (Incidentally, staff analysis refer~s to Rabbit Creek Road as access to the property...they do know that's wrong?) (7) Aziz letter, p. 4. The southeast corner of the Hawkins property is about 150 feet from Rabbit Creek. Proximity of this kind was the basis for denying proposed land use in case 86-074. It is not clear from staff comments why 86-073 is significantly different and why this is not a major factor to condsider. (8) Aziz letter p. 3. I cannot agree that the facility constitutes a neighborhood improvement. The facility is grossly incompatible with the residential pattern established. The Hawkins' expansion of 'the barn appears to be illegal under R-6 zoning. [I refer to Chapter 21.55 (nonconforming uses) and in particular 21.55.040 (nonconforming structures).] This rezoning looks like creeping commercialism. I remain concerned about the connection of plumbing in the expanded barb to a septic system. Is the current system adequate for the barn waste water (unused drinking water, toilets, etc.) and the house? Is there room for a safe system to be built? I urge the Commission to consider whether rezoning, and its irreversible results, are in the best interest of the area, the Comprehensive Plan, and water quality. I believe the plan is immature and incompatible with the neighborhood and oppose it. Sincerely, Katherine M. Reed