HomeMy WebLinkAboutLots 01 - 06, 31 - 35
MUNICIPALITY OF ANCHORAGE
Department of Health & Environmental Protection
Environmental Health Division
Case Review Worksheet
Case Nuntber Date Received
CU78-28-2 October 21, 1982
Subdivision or Project Title:
Comments Due By
October 28, 1982
A request for final approval of a conditional use to permit a camper park
in the B-3 zone.
(~/Public water available (~Public sewer available
(~) Comrnun%ty water available
Comments:
RETUP,,.'! CQ}.I~4E!;TS TO:
CASE NO.
MUNICIPALIIY Of ANCHORAGP34. UhzCIP?~L PLANHZ];G Dt',~
DFPT. OF,,,,:.3, ~, Zoning and Platting Division
Ancho' ~( ~ Alas}'-
- u~._, .~ 99502
264-4215
request to rezone-g~i[aV~Py
acres from
to
A request to amend Title 21 to
A request for ~final approval of a conditional
use to permit a
in the 6~_~ zone.
A request for an amendment to a conditional use
A site plan review for
C OM,.'.iE NTS:
Planning & Zoning Commission Public Hearing
Da~: Itl z~[
ea.
D!oT:',I~U fIOJ. STANDARD DISTIIIBUTIOH
(Public Projects) Urban Beautification Commission
--(Ordinance ;~nendments) Hunicipal Attorney's Office
h'~,~l~,~, cmn ~I0~,~ Co:,~=unity Coun~ i~
PETITIONER:
REQUEST:
TOTAL AREA:
LOCATION:
CURRENT ZONE
''
~-~AILOUTS
Mailed
'Favor
Against
Unclaimed
Community Counci~
CO~IMISSION
ASSEMBLY
Other
FINAL CONDITIONAL USE APPLICATION
Municipality of Anchorage
Planning Department
Pouch 6-650
Anchorage, Alaska 99502
OFFICE
Case File No.
Date R e c.&~v e~d
Fee
Received by ~
Vorification ol Owno[shi~
P.C.P.H. Da e
Assembly P.H. O~le
Approved
Denied
I, The undersigned hereby applies i'D the Municipality of Anchorage for final approval of:
check one
( ) new conditional use
( ) amendment to a conditional use
(X) renewal of expired conditional use with modification, please see attached.
II. Description: (use additional paper if necessary)
Legal description of the area requested for the conditional use Lots 1 throueh 6 and
31 through 35, Block One (1), Thomas S. Sperstad Subdivision No.i, Plat
No, 248; Anchorage Recording District, ~nird Judicial District, State
of AlasKa.
Area (square feet or acres) of the petition area approximately 5.2 a~ras
Current zoning of the petition area B-3
Steve Holland: Lobs 1 - 4 and 34 and 35
Presser ownership of the petition area J' Michael Schachle: Lots 5~ 6 ~ 31, 32 and 33
III. Application Information: (use additional paper if necessary)
Section or subsection of ordinance under which conditional use is authorized 21.40.180D6
Explaintheplanning objectivestobeachieved, inciudingadescriptionofthecharacterofthe
proposed development and an explanation of the factors that determined the particular
schemeproposed Operation of camper park for a period of five (5) years
until development within other permitted uses is viable. Please see
attached.
Provide the starting and completion dates for construction (for each phase, if applicable)
Within 60 days. Occuoancv immediately. Thc property is ~[rea~y
developed as a camper park,
Provideastatementofintentastofinalownership The present o~ership will
remain.
IV. Conditional Use Findings: (use additional paper if necessary)
A resolution granding final approval may be adopted only if it includes the following findings.
Explain how your proposal satisfies these findings.
that the proposed construction and use of the conditional use wilt not be detrimental to the
general welfare of the community The use will help alleviate the current acute
housing shortage by providing a temporary place of residence for Anchorage
residents. The proposed and partially completed additional improvement
will provide the tenants with basic amenities and a decent, safe and
s tar a e to l
th~199~e c~n~l~o~al use h~St's the standards and requirements prescribed by the zoning
reaulations The proposed uae would meet all standards currently prescribed.
Flanning & Zoning officials have been consulted in development of the
proposed use.
that there are adequate existing sewage capacity, transportation facilities, energy supply and
~nter~c~one u I o~ r}p] o d~itl Del use ~e site is located at the
w t rs oserv thepo osedc n ' o
two major arterials aha the property has locational
utility to function (and has functioned) as a camper park.
thatthe conditionaluse conformstotheintentofthezoningdistrict 'the proposed
conditional use compiles with the intent of the B-3 zone for co~mmercial
use under the existing zoning ordinances.
thattheuseorusesproposedareappropriatetothecharacteroftheareain whichtheproject
willbelocated The use proposed is the use to which the property has been
put since 1979. Its location within the B-3 area is compatible with
existing improvements and business within the area.
thatthe developmentwillnothaveasubstantialnegativeaestheticeffectonthelocaleofthe
project The development is complete. Recent improvements have increased
the asthatic quality of the project. Further, planned improvements (parking,
soacine, amenities] will m~ain ~nmrense thm pr~jm¢[ Hes~rabffl~ty
asthatically.
thatthe conditionaluseisin accordance withthe Comprehensive Plan The conditional
use is not inconsistent with the comprehensive plan in any manner known
to the petitioners.
that the proposed use will not subject surrounding properties and pedestrians to hazardous
traffic conditions The ma~or artials can (and have~ easily serviced the
traffic.
ADD[R~SS ~"-' / '-
If applicant is not owner of the property:
V. At least 18 copies of a detailed site plan must be submitted with the application. The site plan must show:
- vicinity map showing the proposed development in relation to surrounding development,
streets and utilities
- topography showing contours at tO' intervals (if applicable)
~ exact location of all buildings and structures (existing and proposed)
- existing and proposed vehicular access circulation and parking, storage, service, and
loading areas (if applicable)
- any pedestrian circulation
- any fencing, landscaping, and buffering
VI. Petitioner's Agreement:
I understand that payment of the fee(s) specified is to defray the costs of handling and investigation of
this application and the cost of the necessary hearings by the Planning Commission; and that payment of
the fee(s) does not entitle me to, nor does it assure approval of this application, and that no refund of
the fee(s) will be made.
I hereby affirm that the above information is true and correct to the best of my knowledge. I also affirm
hatlamthetrueand ega propertyowneror heauthorizedagentthereofforthepropertysubjectherein
~I~N~URE(S) OF THE OWNER(S) OF THE
PHONE NO.
SIGNATURE OF AUTHORIZED AGENT" DATE
ADDRESS PHONE MO.
'If more Ihan one owner or if more than one parcel is involved, aaach all signatures on separate piece of paper identilyin~ which
p.arcels are owned by which persons.
"Written authorization of the property owner must be submitted with this application it the applicant is other than the owner.
ADDENDUM TO APPLICATION FOR CONDITIONAL USE
The property which is the subject matter of this Appli-
cation for Conditional Use was originally developed by Ray Hole,
et al., into a camper park. Other than the proposed modification
the property is fully developed as a camper park and is currently
occupied as such.
The Hole Group purchased the property from two different
sources. Financing for the development of the property into a
camper park was obtained from Alaska USA Federal Credit Union.
Because the Sellers of Lots 5, 6, 31, 32, and 33 to the Ray Hole
Group retained a Deed of Trust on that property to secure the
unpaid portion of the purchase price, the Deed of Trust in favor
of Alaska USA Federal Credit Union on all the property for the
financing loan fell in second place to the Deed of Trust of the
former owners as to those five (5) lots.
On January 15, 1979, the Ray Hole Group obtained from
this Commission, through Resolution No. 4-79, final approval of a
recreational vehicle camper park in a B-3 Zone, subject to com-
pliance by that Group of all of the stated resolutions. Some time
after January 15, 1979 the Hole Group got into financial trouble
and the partnership filed a Chapter 11 bankruptcy. Thereafter,
through an appearance request, the Hole Group sought and obtained
from this Commission (Resolution No. 4-79A on October 15, 1979) a
Resolution amending the previous Resolution to add spaces, delete
closure from November 1 to February 1, amend the tree require-
ments, etc.
Even with that aid from this Commission, the Ray Hole
Group was unable to successfully operate the park. In order to
avoid foreclosure, the partnership stayed in Chapter 11 proceed-
ings in the Bankruptcy Court for the rest of 1979 and all of 1980.
During the first part of 1981, the lienholders on the property
finally obtained permission from the Bankruptcy Court to foreclose
their liens.
At the termination of the foreclosure proceedings, Lots
1 through 4, 34 and 35 were owned by Alaska USA Federal Credit
Union, (the primary lienholder at the time of the foreclosure).
Lots 5, 6, 31, 32 and 33 were owned by Siesta Development, the
original owner of those lots who had never been paid the purchase
price by the Ray Hole Group and held the primary lien on the lots.
In May of 1981, the two new owners sought permission to
operate the camper park to September 30, 1981 to establish a track
record for the salability of the entire operation (Resolution No.
4-79B). Alaska USA Federal Credit Union and Siesta Development
together operated the camper park. During the course of that
operation Alaska USA Federal Credit Union and Siesta Development
paved Jackass Lane, rewired much of the camp, improved the water
supply to the tenants, rebuilt the fence surrounding the camper
park and made other improvements. With respect to compliance with
the conditions existing under the previous Resolutions, the owners
did not, however, replat the property because they were unable to
come to an agreement for common ownership. Similarly, the owners
did not plant 200 trees, as that requirement appeared unrealistic
and poorly planned in light of the land use and its layout.
Neither Alaska USA Federal Credit Union nor Siesta
Development was able to reach an agreement for one to sell to the
other its lots so that common ownership could be obtained. As a
result thereof, Alaska USA Federal Credit Union recently sold the
lots it had obtained through foreclosure to Steve Holland.
Although the property still remains without common ownership, Mr.
Holland and Mr. Schachle (who now controls the entire interest in
Siesta Development) have come to an agreement with respect to
operating the camper park under a joint venture in the nature of a
partnership.
-1-
Toward that end, Mr. Holland and Mr. Schachle have
consulted with Municipal employees in Planning, Zoning
Enforcement, and the Anchorage Fire Department. Using the input
from such Departments and the expressed desires of the families
currently residing in the camper park, the new owners have de-
veloped a plan, submitted herewith, for continued operation of the
camper park. Attached to this Application is a list of improve-
ments in designated areas (contained on the site plan) which the
new owners propose to increase amenities to the tenants and make
the camper park a safer and more attractive place to reside.
Without waiting for this Commission's approval of this Applica-
tion, the new owners have brought in the pea gravel and placed it
as designated on the site plan and on the attached list of
improvements. The chain link fence to separate the play areas
from other areas and avoid persons parking on the play areas has
been purchased by the new owners. In addition the new owners have
planted 4~ trees and commenced moving the tenants to create a
minimum ten foot unobstructed interval between the tenants'
improvements in order to avoid fire risks.
Unlike the original developers, the new owners are
financially solvent and capable of viably operating the camper
park. The value of the property is inconsistent with the long-
term operation of a camper park. The Application submitted is for
a period of five (5) years. The owners anticipate that thereafter
other uses of the property will be more beneficial to the com-
munity and the owners. Operation under a Conditional Use Permit
as a camper park until such time benefits the community by pro-
viding some relief of the current acute housing shortage in the
Anchorage area.
Attached hereto is the letter dated September 17, 1982
to Mr. Joe Stimpzon outlining the proposal to operate the Huffman
Camper Park under a Conditional Use Permit. The proposed improve-
ments are attached to the submitted Site Plan. Originally, the
owners determined to submit their request to the Planning and
Zoning commission on October 11, 1982 through an appearance
request. However, the Municipality of Anchorage Planning Staff
has advised that a public hearing would be necessary because the
Temporary Certificate of Occupancy expired in December of 1981.
An extension was not sought simply through oversight. In any
event, petitioners now seek a Conditional Use Permit through the
public hearing process in order to avoid any legal complications.
Petitioners are requesting winter occupancy with
trailers not to be permitted within ten (10) feet of each other.
Petitioners are further requesting that this Commission take up
petitioners' application on an expedited basis in order that the
approximately 100 families now residing in the Huffman Camper Park
are not forced to find another place to reside in the middle of
the winter and management will become able to respond to their
inquires with respect to skirting and other winter preparatory
activities.
Thank you for your consideration.
-2-
HUFFMAN CAMPER PARK
IMPROVEMENTS
AREA #1
AREA ~2
AREA #3
AREA ~4
AREA #5
AREA ~6
AREA ~7
AREA ~8
Recreation Area
A. To be covered with Pea Gravel
B. Enclosed with 4 foot high chain link fence
C. Will contain 4 picnic tables
D. Includes 15 trees
E. 1 Jungle Jim
F0 1 Swing Set
Recreation Area A. To be covered with Pea Gravel
B. Will contain 1 picnic table
Recreation Area A. To be covered with Pea Gravel
B. Enclosed with 4 foot high chain link fence
C. Will contain 5 picnic tables
D. Includes 20 trees
Eo 1 Swing Set
Recreation/Sports Ares
A. To be covered with Pea Gravel
B. Enclosed with 4 foot high chain link fence
C. Will contain 2 picnic tables
D. Includes 15 trees
E. Horseshoe pits
F. Basketball hoop
G. Volleyball court
Vehicle Storage
A. Enclosed with 4 foot high chain link fence
Managers Building/Shower Room A. Replace formica in shower stalls
B. Paint all walls
C. Approximately 12 x 20 foot room to be converted
into T.V. room with carpet, couches and T.Vo
Shower Room A. Replace formica in shower stalls
B. Paint all walls
Visitor Parking
A. To be covered with Pea Gravel
NOTE: Winter parking to be allowed, with spacing to be no less than
10 feet between units.
Huffman Camper Park
4241 B Street Suite 204
Anchorage, Alaska 99503
September 17, 1982
Mr. Joe Stimson
Municipality of Anchorage
Zoning & Platting
Pouch 6-650
Anchorage, Alaska 99502
Dear Mr. Stimson:
Please find accompanying this letter a copy of the plans of
the Huffman Camper Park showing the modifications that we
propose, a list of our intended improvements and a copy of
our court rules and regulations.
We feel that the improvements we are suggesting are an
upgrade from the previously agreed upon improvements. By
changing the grass areas to a pea gravel covering we will
be successful in creating and maintaining clean, neat recreation
areas. Although fencing of these areas has not been required,
we believe it necessary to avoid tenants from infringing on
them with other uses.
Past requirements called for two hundred trees, we wish to
lower this figure to fifty only until we can: A) See if they
will grow and B) see how they esthetically fit in with our
other improvements. We will be happy to add more trees as
they become necessary.
There was no allowance in the original plans for storage or
visitor parking. We feel that by designating specific areas
(See plat) that it will drastically reduce the cluttered
appearance of the court.
The replatting that was originally agreed upon was acceptable
at that time because the properties were believed to be under
single ownership. Due to foreclosure, etc., the property
underlying the court is now owned by 'two separate individuals,
making replatting impossible at this time.
We believe that the improvements that we are addressing can
be accomplished within a thirty day period. Many of the proposed
improvements are in fact, already under way. We feel they will
make the Huffman Camper Park a safe and sanitary place to live.
Mr. Joe StJ. mson
Municipality of Anchorage
Zoning & Platting
Page 2 off 2
We are also requesting winter occupancy with trailers not
to be permitted within 10 feet of each other. Said 10 foot
area will not be obstructed by vehicles, storage sheds, etc.
We are requesting an occupancy permit for a period of five
years, as due to the commercial zoning of the ground,
development according to the zoning will be viable by that
time.
Sincerely,
HUFF~6N CAMPER PARK
HUFFMAIi CAMPER PARK
RULES AND REGULATIONS
For the mutual benefit nf the Lessor and Tenants, certain rules and regulations
snail remain ~n e,rect al all times which shall be posted on the premises:
l. NO Tenant shall use any more than one electric heater per unit.
2. All dogs must be kept on leashes. All Tenants with dogs must clean up after
their dogs. NO dogs shall be allowed without written permission. No dogs
will be allowed in the shower rooms or laundry area.
3. All Tenants must keep their respective areas clean. Oumpsters are provided
for your convenience.
4. Children are not permitted to play in shower room or restrooms at any time.
5, Bikes are not permitted inside of the laundry room or around the office area.
6. No sleeping bags are allowed to be washed in the washing machines.
?. Vandalism of any nature and to any extent will NO__~T ~e tolerated.
L%~ited electrical power !s available for each unit. Information regarding
e ec:r~a, power is availaole at the office. Should additional electrical
vower be :lesired at ,~ny unit, consult the management. Lessor will not be
responsibl,? for loss or damage due to a loss of electrical power as a result
of an overload or for any other cause.
9. Armings, shelters, sheds, etc. of any kind are not to be erected without
first obtaining the consent of the landlord,
10. Speed limited will be rigioly enforced at ten (10) miles per hour. Cars are
not to be parked so as to block the ability of other tenants to get in and
out of their spaces. Any damage done to any lot or street will be repaired
at Tenants expense. No loud mufflers are allowed~
Il. Residents of this park shall be responsible for all guests and their guests
conduct while in the park. Guest parking is restrict to the area designated
for that purpose.
12. Any damage or stoppage to sewer lines caused by Tenants dumping unacceptable
materials therein will be repaired at Tenants expense.
13. NO selling or soliciting in the park shall occur without first receiving
consent of the landlord.
14. Huffman Camper Park will not be responsible for injuries to person or property
(or for property lost) by Tenants, invitees, guests, whether the cause is by
negligence of other guests, fire, windstorm or other casualty. The Tenants
have card, fully inspected the park and assume the risks or hazards which may
be created by its condition or by other occupants of the park,
15. Each Tenan~ shall furnish the mobile park reasonable notice prior to departure
and check in with management prior to departure. A Tenant who desires to
transfer his space to a new Tenant must have the new Tenant approved by the
office prior to moving in. Otherwise, the lot must be vacated. Tenant agrees
tho6 no camper, mobile home, or other structure owned by Tenant will be
rented by the Tenant to anyone else. All Tenants must be owners.
16. Tenants, their families and guests shall have due regard for the comfort and
enjoyment o'~ other tenants, their families and quests° No musical instruments,
radio, television or record players shall be played after ll:O0 p.m. in such
a manner as to create an annoyance or disturbance.
17. Lessor shall not i)e liable for any damage to Tenants property arising from a
loss or overload of power, from the leaking or overflowing of plumbing
installed in the units or buildings, from the acts of negligence of other
occupants or tenants of any lots or from the theft of any personal property,
whether stolen from the lot or the buildings available for use by all tenants.
18. During winter months (November through March) a minimum of ten il0) feet must
separate units. Under NO circumstances shall there be any obstruction in that
area. (Vehicles, Sheds~--etc.)
19. Skirting shall be approved by management prior to installation and is only
to be in place October I through March 31. Skirting must ba removed for the
balance of the xear.
20. Propane tanks must be chained down.
21. There shall be only one il) vehicle parked by each unit, Any excess ~ehicles
including visicors vehicles shall be parked in the area designated.
HUFFS,lAN CA~,IPER PAP,},'
RULES ,q;;D REGULA[~O!IS
PAGE 2 OF 2
22. Tenants sl~ail abide by any additional r~lies or regulations which may
be shown in a conspicuous place in the camper park and which may, in
the opinion of the management be necessary in the operation of the
camper park so that The same may be a desirable, a:tractive place to live,
23, The above rules and regulations are a combination effort of the court
owners and the Municipality of Anchorage in order to maintain safe and
sanitary conditions, VIOLATIONS Of THE ABOVE RULES WILL NOT BE TOLERATED.
Any tenant found Go be in violation of any rules will be evicted i~ediately,
TWANK YOU FOR '~OUR COOPERATION IN HELPING US MAINTAIN A SAFE AND CLEAN CAMPER PARK.
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