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HomeMy WebLinkAboutGeneral Information (24)F.13,1) Luts-\ PIU t.,ACI(UA baCatAi MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH & ENVIRONMENTAL PROTECTION Environmental Health Division CASE REVIEW WORKSHEET CASE NUMBER: IDATERECEIVED: May 21, 1986 COMMENTSDUEBY: ASAP SUBDIVISION OR PROJECT TITLE: Eagle River Valley Elementaty School site selection - Review ( ) PUBLIC WATER AVAILABLE ( ) PUBLIC SEWER AVAILABLE ( ) COMMUNITY WATER AVAILABLE COMMENTS: Note: Hearing is set for June 12, 1986, 7:30 p.m. 71-014 (Rev. 5/83) EAGLE RIVER VALLEY AREA ELEMENTARY SCHOOL SITE SELECTION STUDY MAY 1986 Prepared by The Municipality of Anchorage, Community Planning Department and The Anchorage School District EAGLE RIVER VALLEY AREA ELEMENTARY SCHOOL SITE SELECTION STUDY May, 1986 Prepared by The Municipality of Anchorage Community Planning Department and The Anchorage School District ABSTRACT This report has been prepared to aid in the selection of an ele- mentary school site in the Eagle River Valley area. The school is expected to be needed at sometime between 1989 and 1992. The report first summarizes background information regarding the school site selection. This includes land use in the study area, existing elementary schools and projected needs, the process of school site selection, and important criteria to be used in school site selection. The report then describes three alter- native sites within the study area. Site J is located south of Eagle River Road at about Mile 4. Site K is located south of McIntyre Road, near Mile 6 of Eagle River Road. Site L is located south of Eagle River Road at about Mile 8. The report's final section recommends that Site K be acquired as the elementary school site. Site K can be successfully developed as a school. It is well drained with moderate slopes and stable soils° Road access is via a gravel road. It is free of the problems of the other sites. Site J is too near Ravenwood, an existing school, and lacks suitable road access. Site L has a high risk of ground failure during earthquakes, and is smaller than the standard site size. TABLE OF CONTENTS Page ABSTRACT ...................................................... i INTRODUCTION Organization of the Report ................................ 1 Land Use in the Eagle River Valley ........................ 1 Existing Elementary Schools and Projected School Needs .... 4 Elementary School Site Selection Criteria ................. 7 School Site Selection Process ............................. 7 SITE DESCRIPTIONS Site J ..... 11 Site L .................................................... 23 CONCLUSION AND RECOMMENDATION ................................. 30 ii LIST OF MAPS MAP 1, MAP 2, MAP 3, MAP 4, MAP 5, MAP 6, MAP 7, MAP 8, MAP 9, MAP 10, Vicinity ............................................... 2 Land Use in the Eagle River Valley ..................... 3 Existing Schools and Attendance Areas .................. 6 Zoning ................................................. 12 Site J Aerial Photograph ............................... 13 Site J Topography ...................................... 14 Site K Aerial Photograph ............................... 18 Site K Topography ...................................... 19 Site L Aerial Photograph ............................... 24 Site L Topography ..................................... 25 iii Table Table LIST OF FIGURES AND TABLES 1, Current Enrollments and student capacities Eagle River Elementary Schools ....................... 5 2, Summary .............................................. 31 Figure 1, School Site Selection Process ....................... 9 iv Introduction and Organization An additional elementary school will'be needed in the future to serve students in the Eagle River Valley, shown on Map 1. The school is expected to be needed at some time between 1989 and 1992. This report is intended to summarize information necessary to make well-informed decisions about the future location of such a school. The report is organized as follows. In the introductory section, background information is given. Existing elementary schools and projected needs are described. Existing and expected land use patterns are discussed. The criteria used for selecting elemen- tary school sites and the process of site selection are sum- marized. Three alternative sites are described in the next section of the report. For each site, physical characteristics, access, land use concerns, estimated acquisitign costs, and other factors are discussed. In the report's final section, important characteristics of the three alternative sites are summarized and a recommendation is made as to the preferred site. Land Use in the Eagle River Valley The community of Eagle River is located about 13 miles north of Anchorage, within the Municipality of Anchorage. The area con- sidered in this study is the Eagle River Valley north of the river, as shown in Map 1. Developable land in Eagle River and the Eagle River Valley is limited by steep terrain, a rudimentary transportation system, and large tracts of publicly owned lando Chugach Mountains rise from the valley bottom (elevation approxi- mately 200') to peaks of 3500-4500 feet in less than two miles. The mountaintops are generally included in Chugach State Park° Lowlands in the riverbottom are proposed for inclusion in Eagle River Greenbelt, an extensive proposed greenbelt. West of the Eagle River Valley mouth, where terrain becomes more rolling, land belongs to the United States Army as part of Fort Richardson Military Reservation. Eagle River Road is the major road serving the Eagle River Valley. Smaller roads, generally steep, provide access to small subdivisions scattered along the road. Road access to the southern bank of Eagle River is very poor in the upper valley. The only bridge which crosses Eagle River is at the westernmost end of the valley, where the Glenn Highway crosses the river. From the Hiland Drive/South Fork area, a jeep trail is the only route up the southern Eagle River Valley. The Eagle River area serves primarily as a residential district of Anchorage. Employment has grown in Eagle River over the past few years; however, most workers commute to Anchorage. Residential uses occupy most developed land in the area (see VICINITY MAP EAGLE RIVER ELEMENTARY SCHOOL SITE SELECTION STUDY FORT MILITARY RICHARDSON RESERVATION Fire Lake JAYHAWK Blrchwood Elementary School School ROAD School River . Elementary o~ Homestead .Elementary FORT MILITARY RICHARDSON RESERVATION Eagle River Valley Study Area 0 ! 2 Miles MAP 1 Fork UUel! MAP 2 Map 2). Generally, suburban housing densities of up to 7-10 dwelling units per acre have developed near the town center of Eagle River, where public water and sewer systems are available. Lower density residential development has taken place in areas where homes must rely on septic systems and water wells. In the rural Eagle River Valley, houses are generally developed on lots ranging from one to five acres in a narrow swathe bordering Eagle River Road. Most development is located north of the river, due to inaccessibility of the south bank. Most dwellings are single- family, with some duplexes and mobile homes. Throughout the Eagle River Valley, substantial tracts of residen- tially zoned land remains vacant. These areas are expected to develop at overall low densities, although some areas may cluster houses and leave open space to "balance" the density. Public water and sewer are not expected to be extended to this rural area. Commercial development is concentrated in the Eagle River town center, and extends north in strip fashion along the Old Glenn Highway. Most of this development is oriented to providing con- venient shopping and services to residents in the Eagle River area. Some commercial uses are located along Eagle River Road, including a greenhouse at about Mile 3.5. Industrial land uses occupy little land within the Eagle River Valley. An exception is the Alascom installation at about Mile 5, Eagle River Road. Existing Elementary Schools and Projected Needs Six elementary schools currently serve students in the Chugiak-Eagle River area (see Map 3). Of these, Fire Lake, Eagle River, Homestead and Ravenwood elementaries serve students residing in the town center, Eagle River Valley, and South Fork areas. Ail of these schools are located close to the town center. Of these four, only Ravenwood Elementary is overcrowded in 1985-86. Overcrowding at Ravenwood is due partly to the recent growth in the Eagle River Valley, and partly to current attendance boundaries, which leave Eagle River Elementary underused. The Anchorage School District has projected future elementary school attendance for the Eagle River Valley. The projections are shown in Table 1. They are significantly lower than earlier projections by the Anchorage School District and others. The projections in Table 1 reflect a general slowdown in the local economy as a result of recent changes in the Alaskan economy. If boundaries can be changed to fully use Eagle River Elementary in the near term, projections show a new elementary school to serve the Eagle River Valley will be needed in 1991-92. If boundary changes cannot be made to solve near-term crowding problems, the new Eagle River Elementary will be needed about 1989-90. The attendance area for the proposed elementary school is expected to include much of what is now the eastern end of the Ravenwood attendance area. Current Enrollments Projected Enrollments 1985-86 1987-88 1989-90 1991-92 1993-94 1995-96 BirchwoodABC 377 374 395 421 442 458 Chugiak Elementary 534 573 620 670 699 745 Eagle River 383 389 417 443 456 482 Fire Lake 472 496 534 574 618 664 Hcmest~__d 521 514 536 554 572 589 Ravenwood 672 734 782 827 872 934 TOTAL 2,959 3,080 3,284 3,489 3,659 3,872 CLASSROOMDEFICIT OR SURPLUS -4 -7 -17 -25 -34 -44 EXISTING SCHOOLS AND ATTENDANCE AREAS EAGLE RIVER TO EKLUTNA AREA EAGLE RIVER AREA ELEMENTARY SCHOOL SITE SELECTION STUDY 'School RICHARDSON RESERVATION 'School ,School Ravenwood Elemen; m~ Elementary School [] Senior High School*  Junior School* -"' Attendance Boundaries High Elementary in 1985-86 *All students attend Gruening Junior High or Chugiak High Schools. o 1 2 I I Miles MAP 3 Elementary School Site Selection Criteria Within the Municipality of Anchorage, elementary schools include kindergarten through sixth grades. The standard school, for which a prototype design has been developed, houses 504 students in 24 classrooms. (Ravenwood Elementary is built to the proto- type design.) The Anchorage School District standard elementary school site is fifteen acres in size. A fifteen acre site can generally house the standard school, together with its required parking, playfields, and other appurtenances. This site size is in keeping with nationally-accepted standards for school site size. Several physical characteristics are important in selecting school sites. School sites should be level, well-drained, with stable soils. Utilities should be available on the site, or options for providing on-site water and sewer should be feasible. Hazards, both natural and man-made, should be absent from the site. Elementary schools should be located within residential areas, and away from potentially conflicting land uses, such as industrial or commercial development, or busy streets. The site should be located centrally to the expected attendance area, and removed from other schools to allow flexibility in adjusting attendance boundaries as population shifts occur. Automobile and pedestrian access should be safe and convenient. Proximity to parks or other open space is desirable, as are other amenities, such as pleasant views, good solar orientation, and established vegetation. An elementary school may also serve as an important recreational resource for a neighborhood which lacks other deve- loped parks and play areas. As with any public project, it is desirable to incur low costs of site acquisition, development and operations° However, low acquisition cost is' often coupled with a high cost of development on the site° Likewise, a site which is expensive to purchase is often relatively inexpensive to develop. Apparent economies in site acquisition or development may be more than counter-balanced by increased operational costs; for example, a site may be low in cost for acquisition and development, but students may have to be bused long distances to the site, offsetting any cost savings. These factors must be balanced with other important criteria in school site selection. Every selected school site must be physically capable of sup- porting school use. To assess this critical aspect of alterna- tive sites, engineering studies are obtained. The engineering studies are discussed more fully in the following section. SITE SELECTION PROCESS Policy-making bodies involved in the school site selection pro- cess are the Anchorage School Board, Planning and Zoning 7 Commission, and Assembly. Members of these policy-making groups participate in a joint school site selection committee, which guides staff efforts. The staff effort for school site selec- tions comes from the Anchorage School District and its con- sultants, and the Municipal Departments of Community Planning and Property Management. The school site selection process is summarized graphically in Figure 1. The first phase of a school site selection is iden- tification of need for a school. ASD identifies areas where additional schools will be needed, based on school attendance projections made by its demographic staff. These projections are updated yearly, based on current attendance levels and population trends. Phase 2 of a school site selection involves the identification and evaluation of alternative sites. For each needed school, alternative sites are identified and evaluated through the following steps. Planning staff performs a "site search" to identify potential school sites. The search takes note of site size, topography, zoning and surrounding land use, access and other physical characteristics. Planning and ASD staffs review the findings of the initial site search and then determine the number and location of alternative sites which will be further evaluated. Engineering evaluations and letters of opinion of value are obtained for all'alternatives. These documents evaluate tech- nical questions in more detail than could be obtained from Municipal or School District staff. The purpose of the letters of Opinion of Value is to compare the relative monetary worth of alternative sites, including public lands. The Letters of Opinion are prepared by qualified private appraisal firms under contract to the Anchorage School District. The engineering studies are prepared by engineering con- sultants under contract to Anchorage School District. The purpose of the engineering study is to ensure that any selected site can be feasibly developed for school use. The study includes analysis of engineering characteristics (including soil testing), estimation of costs, and prepara- tion of a report documenting these findings. Throughout the engineering studies, ASD and Planning staff are involved in coordination and direction of the consultants. When engineering recommendations are finalized, Planning staff prepares the site selection report. The purpose of the site selection report is to consolidate the available information about the alternatives, and for the staff to recommend a site FIGURE 1 SCHOOL SITE SF~.WCTION PROCESS Step 1: IDENTIFICATION Step 2: IDENTIFICATION AND EVALUATION OF ALTERNATIVES Step 3: APPROVAL PROCESS Step4: ACQUISITION IIDENTIFY NEEDS - enrollment projections INITIAL SITE SEARCH - identify alternatives - do basic research - field check sites - coordinate with ASD ADMINISTRATION: CONSULTANT SERVICES - obtain engineering services - obtain letters of Opinion of Value - obtain rights-of-entry - on-site investigation (soil tests) - feasibility assessment/cost estimates - report preparation - coordination and review by ASD~ MOA PREPARE SITE SRLWCTION STUDY AND STAFF REC(I~4ENDATION - further research and coor- dination as needed - prepare maps and text - publish and distribute reports - notification of hearing - coordination with ASD APPROVAL PROCESS - joint School Board/Planning and Zoning Cc~mission h~_ring - ASB holds second h~ring - ASB/PZC reccmm%endations forwarded - Assembly decision IACQUISITION - full appraisal negotiations '- return to Assembly to · acquire/condemn YEARLY UPDATE- ASD staff 2 WEEKS - Planning staff 6 WEEKS - ASD, Property Management, Planning staffs 7 WEEKS - ASD's Consultants 5 W~.~.~S - Planning staff 3~.~ VARIABLE Time Period - ASD and Planning staffs VARIABLE Time Period to the decision-making bodies. Engineering recommendations, land use planning considerations, relative value of sites, and many other factors are considered in the site selection report. Phase 3 of a site selection is the approval process. When reports are available to the public, notice is given of a joint public hearing before the School Board and Planning Commission. Notices are mailed to nearby property owners and advertisements appear in newspapers three weeks prior to the hearing. Notices are also mailed to community councils. After one or more public hearings, the School Board and Planning and Zoning Commission make recommendations on their preferred sites. (The School Board is required to hold a second reading which usually takes place at a regularly-scheduled Board meeting). These recommendations are forwarded to the Assembly for action. The Assembly ultimately selects a site for the school. The Assembly's decision may be made without a public hearing. When the site has been selected, steps are taken to acquire or reserve the site for school use. If purchase of the site is necessary, Property Management obtains a full appraisal and negotiates the purchase of the property. If condemnation is required, a document is prepared which outlines the decision pro- cess. The matter returns to the Assembly to authorize the expen- diture of funds prior to purchase or condemnation. 10 SITE DESCRIPTIONS Site J This fifteen acre site is located south of Mile Four, Eagle River Road. Map 4 shows the location of Site J relative to the other alternatives (see Maps 5 and 6 for an aerial photograph and topographic map). In the engineering studies which accompany this report, Site J is referred to as the Consultant's Choice, so called because the alternative was identified by the consultants who prepared the study. The site is about 1200 feet from Eagle River Road, and is west of Sunny Valley Subdivision. This site is the westernmost of the alternatives considered for the Eagle River Valley Elementary School. Of the alternatives considered in this study, Site J is closest to Ravenwood Elementary and to the current center of residential development. Surroundings Land directly abutting Site J is undeveloped. The site is west of a residential subdivision, but no houses have been built adja- cent to Site J. Several residences are north of Eagle River Road. Numerous developed residential subdivisions are located east of this site along the length of Eagle River Road. Wetlands are located on the north boundary of the site, and also a short distance south of the site. Terrain and Conditions Site J is long and narrow in configuration, with its long axis parallel to Eagle River Road. The site is about 1400 feet by 600 feet. The site is located on a bench between the river and the road. It slopes to the south. Most of the bench has moderate slopes, averaging 10% over the entire site, but the southernmost area slopes more steeply, at about 15%. Elevation varies from 620 feet to 550 feet. Site J is vegetated with brush, with some larger trees located on the eastern and western boundaries. Site J appears well-drained. No waterways or wetlands are pre- sent on the site, although conservation-designated wetlands are located along the northern border. The site is undeveloped at present, with the exception of an abandoned log structure at the northwest corner. A gravel road, apparently without right-of- way, is located on the northern boundary. This road connects to Westlake Drive north of the site. Access Site J is now accessible from Eagle River Road via Westlake Drive, a winding gravel road. The site can also be reached from the unnamed gravel road which connects to Westlake Drive north of the site. Both of these roads are steep, with some grades in excess of 12%, and would need to be substantially upgraded to provide school access. A right-of-way has been dedicated for ' 11 SITE J: AERIAL PHOTOGRAPH EAGLE RIVER VALLEY ELEMENTARY ALTERNATIVES mm · ~m · m Elementary School Alternative Site Boundary EAGLE RIVER AREA ELEMENTARY SCHOOL SITE SELECTION STUDY I I ~ AERIAL PHOTOGRAPH: 9-17-85 APPROXIMATE SCALE: 1": 400' 'SITE J: AERIAL TOPOGRAPHY EAGLE RIVER VALLEY ELEMENTARY ALTERNATIVES m ·m · m Elementary School Alternative Site Boundary EAGLE RIVER AREA ELEMENTARY SCHOOL SITE SELECTION STUDY AERIAL TOPOGRAPHY: 5-13-77 APPROXIMATE SCALE: 1" = 400' Spring Street, which could provide access to the eastern boundary of the school site. Spring Street would also be steep. Construction of an access road with shallow grades on the west would probably be possible but costly. Such an access road might conceivably be built as part of future development on the west of Site J. It is unlikely that the road would be in place by the time of school construction, expected in 1991. No sidewalks or bike trails exist near Site J. Pedestrian faci- lities in the .area would also need upgrading for school use. Because development in the area is expected to be low-density, few students would be likely to walk to school. Soil Conditions~ Development Costs and Engineers' Recommendations Site J has been preliminarily evaluated by engineers. The final evaluations, site plans and cost estimates are not available at the time of preparation of this report. Because experience has showed that this information often varies significantly from pre- liminary to final stages, no site development costs are quoted in this report. Final estimates will be available prior to public hearings on this matter. Utilities elikely success q~ on,site wastewater treatment is un~nw~ at hi~me~u~ to t~e Preliminary' state o~ eng~heerin~ studies. The results of soil testing will be available prior to public hearings. T~9_ngar~s% pu~b. li~ sew~ ~y~m i~ abQut 1 ~i~e~ from ~ and connection does not appear to be feasible. A water well will be needed to serve this site; ~ikalibn~_of a ful w~ll on the site is unknown. Electr~al power, telephone -iines, and natural gas are available along Eagle River Road No problems are seen in connecting a school to these lines. Hazards Site J was identified as having a moderately-low to moderate risk of ground failure in an areawide study performed by Harding Lawson Associates. Analysis of soil tests from this site will provide more information about whether such a risk exists on Site J. Other hazards have not been identified on the site, although pre- sent access roads to the site would be hazardous for school buses. As discussed in the section on access, road improvements would be necessary. Ownership and Acquisition Site J is privately owned by Ely Guess and Rudd Employees Profit-Sharing Trust. The same investment concern owns land to the n'orth and west of the site as well. The value of the 15 Site J was estimated by an appraisal firm as $13,000 per acre, with $35,000 in damages to the remainder parcel. The total acquisition price was estimated at $230,000 for a fifteen acre parcel approximating Site J. The value of the property was estimated in fall of 1985. Zoning, Plans and Policies Affecting Site J Zoning in the study area is shown on Map 4. Site J is zoned R-6 (Large Lot Residential District), as are most areas surrounding it. Elementary schools are permitted in the R-6 district. The site is designated by the Eagle River Comprehensive Development Plan for residential development. Areas west of Site J are recommended for 3-6 dwelling units per acre. East of the site, land is recommended to be developed at one dwelling unit per acre. Conservation wetlands are located upslope from the site. Any development which would take place in the wetland area, including road building, will require an individual permit from the Corps of Engineers. Summary Site J is the westernmost site considered for this school. It is only 3/4 mile from Ravenwood Elementary, a significant disadvan- tage because it reduces options for making logical boundary changes to solve local overcrowding problems. Site J is well-' drained but is adjacent to a conservation wetland. Slopes on the site are moderate, except for a small portion with steeper slo- pes. Information and analysis based on soil tests are not available at the time of publication of this report. For this reason, soil conditions, estimated development costs, and engi- neering recommendations are not included in this report. These will be available prior to public hearings on this site selec- tion. The estimated cost of site development will not include the costs of off-site improvements needed for school development, such as construction of an access road with acceptable grades. Such a road is unlikely to exist at the time of school construction. Construction of such a road would be a major expense. 16 Site K Location Site K, referred to in engineering studies as the McIntyre Homestead site, is located south of Eagle River Road at about Mile 6. Maps 7 and 8 show an aerial photo and topography of the site. The fifteen-acre site is about 400 feet from Eagle River Road, along a private gravel road. This site is located approxi- mately midway between Sites J and L, about 3 miles from Ravenwood Elementary School. Surroundings Residential development is scattered nearby, to the west and north of Site K. Residential subdivisions, such as Valley View Estates and Majestic Valley Subdivision, are located north of Eagle River Road near the site. Residences have been built on most lots in these subdivisions. South and east of Site K, land in the area remains undeveloped. No development has taken place downslope from Site K. Most of this area is within the Eagle River floodplain, and is proposed for inclusion in the Eagle River Greenbelt. Terrain and Conditions Site K is located on a bench between Eagle River Road and Eagle River. A gravel road forms the north boundary of the site. The land slopes moderately to the south, with slopes generally ranging from 8% to 10%. A small portion along the southern boun- dary has steep slopes of 25% to 30%. Elevations on the site vary from about 425 to 340 feet. The site is about 400 feet by 1600 feet, with the long axis parallel to Eagle River Road. No drainage ways or wetlands are located on the site. Site K is undeveloped, and is forested with birch trees and shrub understory. Access Site K can be reached via McIntyre Road, which intersects Eagle River Road at about Mile 7. Grades along this gravel road are relatively flat between Site K and Eagle River Road. However, the intersection of this road and Eagle River Road would need improvement to provide safe access for school buses. The road would require other improvements, including widening, paving, and addition of sidewalks. No sidewalks or bike trails now exist in the immediate area. No problems are apparent for the future development of these facili- ties. Few students would be likely to walk to an elementary school on Site K, due to the low density of development in this area. The site is fairly central to the projected attendance area. 17 SITE K: AERIAL PHOTOGRAPH EAGLE RIVER VALLEY ELEMENTARY ALTERNATIVES EAGLE RIVER AREA ELEMENTARY SCHOOL SITE SELECTION STUDY AERIAL PHOTOGRAPH: 9-17-85 -- · m~ ·.--. Elementary School Alternative Site Boundary ~ APPROXIMATE SCALE: 1": 400' SITE K: AERIAL TOPOGRAPHY EACLERIVER ARE~ EAGLE RIVER VALLEY ELEMENTARY ALTERNATIVES ELEA4ENTARY$CHO01 $1TES~LECTIONSTUDY mm · mm · mm Elementary School Alternative Site Boundary ~. AERIAL TOPOGRAPHY: 5-13-77 APPROXIMATE SCALE: 1" = 400' Utilities Like the other alternative sites, Site K will be reliant on a water well and on-site septic system. Public water and sewer lines are quite distant, and are not planned for extension this far up Eagle River Valley. To assess the feasibility of on-site wastewater disposal, soil tests were conducted on Site K. These are discussed in the Soil Conditions section which follows. Feasibility of a water well on the site is unknown, although an artesian well is located at the residence west of Site K. Three- phase power and telephone lines are strung about 225 feet from the site along Eagle River Road. No problems are foreseen in connecting to these lines. Natural gas is now available about 1000 feet from the site. Connecting to the gas line will be costly if it has not been extended nearer the site at time of school construction, but no other problems are expected in con- necting to natural gas or other utilities. Hazards Based on an evaluation of soil, Site K is believed to have a low risk of seismically induced ground failure such as liquefaction, densification or lateral ground lurching. The presence of Eagle River and a small drainage south of the site may attract children to hazardous play; this risk can be minimized with fencing and other means. Other natural hazards seem to be absent from Site L. Soil Conditions Site K is underlain by glacial till and lacustrine and alluvial deposits. Beneath the relatively shallow surface organic layer lies a layer of silt from 1 to 5 feet thick. Medium dense to dense sand and gravelly sand were found beneath the silt. In some areas, the sand layer was found as deep as 20 feet. In other areas, stiff to hard sandy and gravelly silt deposits underlay the sand layer. The water table was encountered between 5 feet and 12 feet below the surface on the west end of the property. The water table was encountered at depths of 14 feet and greater on the eastern end. Soil on Site K is suitable for conventional shallow foundation systems. Silt and organic material must be removed from the building area. S~il was.fouq~ tq be ~itmd for pn-site wastewater disposal77 p-rovlded that the shallow water table on the west end Ks avo~dedo Estimated Development Costs and Enqineers' Recommendation Based on the soil conditions described above, cost of site deve- lopment were estimated by engineers on contract to the Anchorage 20 School District. The total estimated cost of site development for Site K was about $1,840,000. Of this, about $1,094,000 is expected to result from earthwork. The cost of hauling gravel is not included in the estimate above. At present, hauling gravel adds about $1.30 per mile per ton to the cost of the gravel. Assuming that a gravel source is located west of Site J, which seems a reasonable assumption at this time, hauling gravel to Site K would cost about $213,000 above the cost of transporting it to Site J. Off-site improvements are not included in site development cost estimates. If a school is located on Site K, off-site improve- ments would include upgrades to McIntyre Road and to the inter- section with Eagle River Road. These road improvements would probably be a much less significant cost than road improvements needed for Site J. Site K was recommended by the consulting engineers as the best alternative school site. Although Site L's development cost was estimated to be lower, Site L has a high risk of ground failure and includes wetlands and floodplain. Site J has severe access problems. The problems of the alternative sites made Site K the most desirable alternative in the engineers' estimation. Ownership and Acquisition Site K is privately owned by Eklutna, Inc. Value of a fifteen- acre site was estimated by an appraisal firm in fall of 1985. A value of $12,500 per acre was assigned to uplands, bringing the total estimated acquisition price of 15 acres of uplands to $187,500. (The appraisal in Fall 1985 was for different site boundaries. The above value estimate excludes one acre of wetlands and damages to the remainder parcel, which were originally included based on the original boundary.) Zoning, Plans and Policies Affectinq Site K Site K is zoned PC, Planned Community District, as are all areas immediately surrounding it (see Map 4). The PC District allows a great deal of flexibility in development of land after detailed review and public hearings. Development must generally conform to the Comprehensive Plan and the character of surroundings. Elementary schools are permitted in the PC District. Nearby land along Eagle River Road is generally zoned R-6 (Suburban Residential District - Large Lot), or R-9 (Rural Residential District). The Eagle River Comprehensive Development Plan identifies the site and surrounding area for residential development, at a den- sity of one dwelling unit per acre. The Eagle River Greenbelt Plan proposes areas downslope from Site K for inclusion in the greenbelt. The plan also shows a 21 trail connection between Eagle River Road and the greenbelt near Site K; such a connection could probably be provided via the school site if selected. Wetlands are located downslope from Site K, but do not directly abut the site. The provisions of Anchorage Wetlands Management Plan do not appear to affect the site. Summary Site K is located about midway between the two other alternative sites, and is about 3 miles from Ravenwood Elementary° The 15 acre site has moderate slopes which are generally between 8 and 10%. The site is well drained and forested with young birch trees. Soils have been tested, and are suitable for conventional foundations. Based on soil tests, no problems are foreseen in developing an on-site wastewater treatment system. A water well will be needed on the site; likelihood of a successful well is unknown. An artesian well is located on property west of Site K. Electrical power and telephone lines are located about 225 feet from Site K, and natural gas is available about 1000 feet from the site boundary. Access to the site is via a private gravel road with gentle gra- des. Location of a school on this property would probably require some improvements to the road. No major hazards have been identified on the site. Cost of site development has been estimated at 1.8 million dollars, higher than total estimated development costs for Site L. (Cost estimates for Site J are preliminary at the time of publication of this report.) Despite the higher cost estimate, the site has been recommended by con- sulting engineers as the best alternative. Estimated acquisition cost for Site K is about $188,000, midway between estimated acquisition costs for the other two alternatives. No conflicts with municipal plans or policies are foreseen if a school is located on this site. 22 S ire L Location Site L, called the Donnelly Homestead site in the engineering studies, is located directly south of Eagle River Road at about Mile 8. See Map 9, aerial photograph, and Map 10, topography. The site is adjacent to the North Fork of Eagle River. Site L is the easternmost of the alternative sites considered for the pro- posed Eagle River Valley Elementary School, and is about 5 miles east of Ravenwood Elementary School. Su~round,%,n,~s Site L is east of most existing residential development in the Eagle River Valley. A few homes have been built in the immediate area. A few residential subdivisions on previously homesteaded land are east of Site L on the north side of Eagle River Road. One home is located directly west of the alternative school site, and another is located to the north across Eagle River Road. The nearest subdivision is located about 1/4 mile west of Site L, north of Eagle River Road. The site is bordered by Eagle River Road on the north, wetlands associated with the North Fork of Eagle River on the south and east, and a small stream on the west. The North Fork is only a short distance from the southwest boundary. Land directly east of the site is undeveloped. About 1/4 mile east of Site' L is the Moose Pond, known to many visitors to the upper Eagle River Valley and Eagle River Visitors' center. Terrain and Conditions Site L is a cleared pasture sloping gently from Eagle River Road to the North Fork. A clump of deciduous trees is located near the site's northwest corner. Black spruce trees and other wetland vegetation are present on south and east edges of the site, occupying about 2 acres. Slopes on the site average 5%, but a steeper area near the south boundary has slopes of 10% or more. Elevation varies from about 340 to 384 on the site, which drains to the south. The parcel as evaluated is roughly rec- tangular in shape, about 700 feet by 800 feet. Access Site L has direct access to Eagle River Road, which has a grade of about 5% adjacent to the site. Acceleration and deceleration lanes may be needed tO. separate school-bound traffic from faster moving traffic on Eagle River Road. No sidewalks or bike paths now exist in the area. These facilities can probably be provided if a school is developed on the site. Site L is distant from large areas which are likely to be developed for residential use, and few students are expected to walk to school. 23 SITE L: AERIAL PHOTOGRAPH EAGLE RIVER VALLEY ELEMENTARY ALTERNATIVES w .--- · m~ Elementary School Alternative Site Boundary EAGLE RIVER AREA ELEMENTARY SCHOOL SITE SELECJTIoN STUDY AERIAL PHOTOGRAPH: 9-17-85 APPROXIMATE SCALE: 1" = 400' SITE L: AERIAL TOPOGRAPHY EAGLE RIVER VALLEY ELEMENTARY ALTERNATIVES EAGLE RIVER AREA ELEMENTARY SCHOOL SITE SELECTION STUDY · ,- · mm · m~ Elementary School Alternative Site Boundary AERIAL TOPOGRAPHY: 5-13-77 APPROXIMATE SCALE: 1": 400' IIII ii TREES TREES o, TREES Utilities Site L will be dependent on a water well and on-site septic system, as will the other alternative sites. Soil testing was done to evaluate the suitability of the site for a septic system, and suitable soils were found on the site. Availability of water on the site is unknown. Both three-phase electrical power and telephone lines are located on the site's northern boundary. No problems are expected in connecting to these utilities. Natural gas lines are located in Overlook Estates, about 750 feet west of the site. If the gas lines have not been extended farther east at the time of school construction, it will be costly but not otherwise difficult to provide a connection. Hazards Along Site L's south boundary; about 2 acres of the site are within the 100 year floodplain of the North Fork. Fill within the wetland area can diminish this hazard by raising the eleva- tion above the flood level, according to consulting engineers who evaluated the site. A high risk of seismically-induced ground failure is present on Site L. This risk is due to the presence of loose alluvial fan deposits on a site with moderate cross slopes (averaging 5% but locally up to 10%). Liquification, densification and/or lateral ground lurching may occur during earthquakes. The geotechnical engineer who evaluated the site recommended compacting loose soils by heavy tamping, or overexcavation of loose soils to reduce risk. A pile foundation is recommended for Site L. There is some risk of permafrost on the southeast corner of the site. A small stream is located on the west boundary of Site L. The North Fork of Eagle River is located a very short distance from Site L's southwest corner. These features may attract children to hazardous play. This risk can be significantly reduced through fencing and other methods. Soil Conditions Site L is located on an alluvial fan, deposited by a stream. The materials deposited by the stream are sands and gravels, which soil tests showed to extend 4-25 feet below the surface. Density of these materials varies from loose to dense. Beneath the allu- vial deposits, fl6odplain and lacustrine deposits were found. The silty layer was medium stiff to stiff, with occasional lenses of loose materials. The surface of Site L is covered with a silt layer 1-2 feet in depth. The water table was found 6-13 feet below the surface near the south end of the site. The water table was not encountered near the north end of the site. 26 Suitability for Foundations and Wastewater Treatment Due to the risk of seismically induced ground failure in the loose deposits, site preparation in the building area is recom- mended to include either deep excavation of loose deposits and replacement with compacted fill, or heavy tamping of soft depo- sits to make them more dense. A pile foundation is recommended, but the geotechnical engineer warns that design of pile foun- dations for possible lateral loads may be a problem. Removal of silt layers will be required in playfields, paved areas, and under the building. Soil on Site L is considered suitable for on-site wastewater treatment, although the leachfield should not be placed near the south end where the watertable is shallow. Estimated Development Costs and Enqineer's Recommendation Development costs were estimated based on the results of soil tests performed on the site. The total estimated cost of site development for Site L was about $1,360,000. Of this, about $870,000 would be for earthwork. Hauling cost for gravel, a significant cost of development is not included in this estimate. If a gravel source is located near the west end of Eagle River, as seems reasonable to assume at this time, gravel travelling to Site L would be hauled about 4 miles farther than gravel travelling to Site J, and aboUt 2 miles farther than Site K. Hauling cost for each tone of gravel per mile is about $1.30 at present. Thus, hauling cost to Site L will be about $420,000 higher than for Site J. The estimated site development cost does not include off-site improvements needed if a school is built on Site L. This would include improvements to Eagle River Road to provide for safe turning movements at the school site. Site L was not recommended by the consulting engineers as the best alternative school site, although it is believed to be possible to develop a school on the site. Ownership and Acquisition Site L is privately owned by Eklutna, Inc., but is currently the subject of an ownership dispute in the courts. The time frame for deciding this dispute's outcome is unknown at present; however, the dispute does not appear to preclude use of Site L for a school. If the ownership is not decided when the site acquisition become necessary, the property could be condemned and the payment placed in an escrow account to be claimed later when the legal owner is decided. 27 The value of Site L was estimated by an appraisal firm under contract to the Anchorage School District as $11,750 per acre, or $141,000 for the twelve acre site. This is the lowest estimated acquisition cost for the three alternative sites, but the per acre cost is comparable to Site K. Zoning~ Plans and Policies Affecting Site L Map 4 shows zoning in the study area. Site L and surrounding land is zoned PC, Planned Community District. This district allows flexibility in site development, provided that proposed development complies with the Comprehensive Plan and the character of surrounding development. Use of Site L for an ele- mentary school does not conflict with the site's zoning. Wetlands within the site boundaries are classified for conser- vation, and an individual permit from the Corps of Engineers will be needed. It is not known whether such a permit can be obtained. A setback of at least 25' will be required along the stream on the west. The Eagle River Greenbelt Plan designates land adjacent to Site L for inclusion in the greenbelt. Summary Site L is about 5 miles east of Ravenwood Elementary, and is the easternmost of the alternatives considered for the proposed Eagle River Valley Elementary. This site would have the most flexibi- lity in attendance boundary adjustments, due to its distance from Ravenwood. Due to geographic limitations, the 12 acre Site L would necessarily be smaller than the standard elementary site of 15 acres. The site is adjacent to a stream on the west, and wetlands on the south and east. Some wetlands are within the site. ~ The site is cleared of all but a few trees. The land slopes to the south at about 5% overall with local slopes of 10%. Soils on the site are well-drained, although the water table was found in some locations within 6 feet of the surface° Suitable areas for an on-site wastewater treatment system were identified. A water well will be needed; feasibility of a well is not known. Cost of site development is estimated at about'$1~6 million dollars, of which about $870,000 would be for earthwork. Cost of hauling gravel to the site is not included in the estimate. Assuming a source at the west end of Eagle River Valley, gravel hauling cost would be highest for this site, about $420,000 higher than 28 Site J. The cost estimate figure does not include off-site costs, such as necessary road improvements, which would be rela- tively minor for this site. Engineers note that this site has a high risk of seismic related ground failure. Special site preparation and foundations can reduce this risk. Although portions of the site are within the floodplain of Eagle River, engineers indicate that filling some areas of the site can remove this hazard. The low areas are within conservation wetlands; an individual permit will be required to fill within them. Site L is patented to Eklutna, Inc., but is the subject of an ownership dispute in the courts. This does not appear to preclude use of the site for a school. The property could be condemned if necessary, and the money could be placed in escrow pending the outcome of the dispute. Value of the property is estimated at $141,000, or $11,750 per acre. The total estimated acquisition cost for Site L is less than for other alternatives because it includes less acreage. The per acre acquisition cost is comparable to the other alternatives. 29 CONCLUSION Table 2 briefly summarizes the characteristics of the alternative sites. Based on the characteristics of the sites, this report recommends Site K as the best alternative elementary school site. Site K is a sufficient distance from Ravenwood to allow flexibility in boundary determination. Site K has moderate slopes with well- drained, stable soils, and no apparent problems for on-site wastewater treatment. A water well will be needed, but other utilities are available. Road access is available via a gravel road which will need some upgrading for school use. Development cost for Site K was estimated as higher than Site L (estimates for Site J are not available). Estimated acquisition cost of Site K is moderate among the sites, but all are comparable. There are no major hazards apparent on Site K. Use of Site K for a school does not appear to conflict with Municipal plans or policies. Disadvantages of the other sites provide impetus for the recom- mendation of Site K. For Site J, construction of a major access road will be needed for school development. (Soil conditions on Site J area as .yet unknown, but will be available prior to public hearing.) Site J is too near an existing school to allow needed flexibility in determining attendance boundaries. Site L has a high risk of ground failure during earthquakes due to soil con- ditions on the site. The 12-acre Site L is below the 15 acre size standard, allowing little flexibility in site design and use. Portions of Site L are conservation wetlands within the floodplain of the North Fork. ssl/hrl0 30 Table 2 Sunmary SITE J SITE K SITE L Location Size Ownership Topography Soil suitability for structures Soil suitability for on-site septic system Utility availabilit Road Access Mile 4, E.R. Road westernmost site, nearest Ravenwood 15 acres private (Ely Guess & RuddR~p. Profit Sharing Trust) moderate slopes unknown at this time unknown at this time water well and septic system needed, other utilities okay only via steep roads at present; major improve- ment needed Mile 6, E.R. Road middle site 15 acres private (Eklutna, Inc.) gentle slopes good areas are suitable water well and septic system needed, other utilities okay via gravel road at present; minor improve- ment needed Mile 8, E.R. Road easternmost site 12 acres private (Patented toEklutna, Inc. ownership dispute ongoing gentle slopes special foundation and/or site preparationmaybe needed areas are suitable water well and septic system needed, other utilities okay direct access to E.R. Road minor improvements needed 31 Table 2 Sunmary SITE J SITE K SITE L Hazards Engineers ' Recc~nen- dations Estimated Development Costs Estimated Acquisition Costs Zoning Plans and Policies Affecting Selection access is currently hazardous not recormlended final estimates unavail- able at time of publication $13,000/acre Est. acq. $230,000 R-6, no conflict conservation wetlands, directly north of site, and more distant on south boundary; no major hazards reccmm~nded site 1.S million +moderate gravel hauling costs $12,500/acre Est. acq. $187,500 PC, no conflict conservation wetlands south of site floodplain on portions; high risk of ground failuz not recc~mended 1.3-1.4 million + highest gravel hauling costs $11,750/acre Est. acq. $141,000 PC, no conflict conservation wetlands within site boun~ary~ requires individual permit from Corps of Engineers; floodplain is within boun- dary, requires permit. ssl/ht3 32