HomeMy WebLinkAboutKINCAID ESTATES Tract 5 Withdrawn S-11178Kincaid
Estates
Tract 5
Withdrawn
5-11178
Please fill in the
asked for below.
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T�hGT S, Krwca.tp Es�.�s Su�ptvlSldtV �p2oo3-95�
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I hereby certify that (I am)(I have been authorized to act for) owner of the property described above and M I PeWon to subdivide A in
conformance with Title 21 of the Anchorage Municipal. Code of ordinances. I understand that paymenand t of the application fee b nonrefundabk
is to cover the costs associated with processing this appliication, and that it does not assure approval of the subdivision. l also understand
that assigned hearing dates Zoning Commission, or the are tentative and may have b so postponed by Planning oeparbnent staff or the PYa bN Board. Planning and
ag Assembly six adnw,isbative reasons.
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COMPREHENSIVE PLAN INFORMATION
Anchorage 2020 Urban/Rural Services: MUrban
❑ Rural
Anchorage 2020 West Anchorage Planning Area:
Kinside ❑ Outside
Anchorage 2020 Major Urban Elements: Site is within or abuts:
❑ Major Employment Center
❑ Redevelopment/Mixed Use Area ❑ Town Center
❑ Neighborhood Commercial Center
❑ Industrial Center
❑ Transit - Supportive Development Corridor
Additional required documents unless specifically waived by Platting Officer.
Eagle River-Chugiak-Peters Creek Land Use Classification:
❑ Commercial ❑ Industrial
❑ Parkslopens space ❑ Public Land Institutions
❑ Marginal land ❑ Alpine/Slope Affected
❑ Special Study
❑ Residential at _ dwelling units per acre
Girdwood- Tumagain Arm
❑ Commercial ❑ Industrial
❑ Parkslopens space ❑ Public Land Institutions
❑ Marginal land ❑ Alpine/Slope Affected
❑ Special Study
❑ Residential at dwelling units per acre
Avalanche Zone:
Floodplain:
Seismic Zone (H.
of sae
Mone ❑ Blue Zone ❑ Red Zone
gone ❑ 100 year ❑ 500 year
0'1' 'Ri"2' 1303-
RECENT REGULATORY INFORMATION tErents rust have oauned in WS years brae or portion of sne)
❑ Rezoning - Case Number.
❑ Preliminary Plat M Final Plat - Case Number(s): i 1 o 29
❑ Conditional Use - Case Number(s):
❑ Zoning variance - Case Numbe s :
❑ Land Use Enforcement Action for
❑ Building or Land Use Permit for
❑ Wetlandpermit: ❑ Army Corp of Engineers [].Municipality of Anchorage
0-4- 11050
APPLICATION CHECKLIST
Fee:
Plat: Copies ❑ 42 (long plats) ❑ 32 (short plats only)
8'/2x11 reduced copy
Other maps MAedal photo ❑ Housing stock
);&Zoning
Mandatory on plat depictions: ❑ Pedestrian walkway
3'Candscaping required by Zoning
Property Title: ❑ Certificate to Plat
Additional required documents unless specifically waived by Platting Officer.
EL Site topography (4 copies minimum)
Waived by
❑ Soils investigation and analysis reports (4 copies minimum)
Waived by
91 Subdivision drainage plan
Waived b
20-= (Rev 0 02)'Swk
Application for Subdivision Variance
Please fill in the informatinn askori fnr kola,,
Municipality of Anchorage
Planning Department
PO Box 196650
Anchorage, AK 99519-6650
PETITIONER"
PETITIONER REPRESENTATIVE pFuvv)
Name (tam name nrst)
S�d�l.nivnas t_
Name least rwne nrst)
Main Pacress
F'rc�'sasrnral ; �'tcch Stry
Mailing Address
0i E (sIJLA.,v� Sh loz
Contact Phone: Day: Night:
Contact Phone: Day: S% ,_71 5 Z Night:
FAX:
E-mail:
FAX:
% — 513 t -_5
'Report
E-mail:plsincQ4�aStrn•cpra
additional pe000ners or dm otherco-owners on saviemenai ium c��i��..,w,,,,,Me.,«,.,....__.�_�:_.____.._----
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FORMATION
ooa000mmo):
ress:
scription: (use add6onel sheet a necessary)
ktndA �s'rsa S,bd:vtg�on �1P20oS-9S)
i nereoy cemry mat (I am)(I nave been authorized to act for) owner of the property described above and that I am petitioning for an subdivision
variance in conformance with Title 21 of the Anchorage Municipal, Code of Ordinances. I understand that payment of the application fee is
nonrefundable and is to cover the costs associated with processing this application, and that it does not assure approval of the variance. I
understand that the burden of evidence to show compliance with the subdivision variance standards rests with me, the applicant.
Date Sign ure (Aperdsmu rovdewdnenpromofaunrorimton)
COMMENTARY
The variance is for relief from the requirement to: kc._p bl oak 1 c�yu, \�> s tt►azo I :n 1"y tij
The existing situation is: —cr q C encu \q } �orh w,\� bar C;}- Sr`r n, a ; ^912 m p I=
Granting the variance will allow:
b�-l- O.'x off'
r"IUT a wmoav¢ - I Fee I Case Number
20 -OW (Rev OSU21 Fant -
Page 2
The Platting Board may only grant a variance if the Board finds that all of the following 4 standards are satistiea. racn
standard must have a response in as much detail as it takes to explain how your property's condition satisfies the
standard. The burden of proof rests with you. Use additional paper if needed.
There are special circumstances or conditions affecting the property such that the strict application of the provisions of
the subdivision regulations would clearly be impractical, unreasonable or undesirable to the general public.
EXPLAIN: wwNA -Ino- apprWcd ,p%c& wind gradin% plan w:l\ rvtakt, avtg4%mng
t lump sAru&- in4prn011c41 and u.daTSrvebtu -Yn t_ C ." xml ,per 1>1 i L r• +�
StttQ toad grades and raduaetl privacy .
The granting of the specific variance will not be detrimental to the public welfare or injurious to other property in the area
in which such roe is situated.
EXPLAIN: -7\,, public wal%vs. w*.1\ ioL tanlAan(Ari \0 't a loop �trLS-'k"
p.evid�5 nddv-d '},'3ir� G)&.\Vnie-j avid ►nevQ- pr;vacy
Such variance will not have the effect of nullifying the intent and purpose of the subdivision regulations or the
comprehensive plan of the municipality
EXPLAIN: �nl co•,Cto�vra'sia o;' s}r«� nitjnmw,'1' wo,,1c{ r4uirL n da,ibla.
coAcaC�jo,n i,li-o K;ntiC{ �g+rc}rS bciva nnd-tl7acrti�t_ '^-\IL wo lmp4c E
-}ka+ .,;ll di�'ty i'1n4vt -�-1'1� proposv.ci \aop StY'ut"�
shin would rest
specific provisions or requirements of the subd
KPLAIN:--,-�,,,- tm�t,S� �rlo�u a"cl'owntrs C ---'-'1L. 11dINIMUR1 loi-S pr:vcuy
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raQuir¢d.
20 -Ow (Rev.Owq*Back
440 W. Benson Blvd., suite 8101 TRIAD ENGINEERING
P.O. Box 210363 Telephone 907.361-6537
Anc1101`29e. Alaska 99321-0863 Fax 907-361.6869
liINCAID ESTATES
Preliminary Drainage Impact Analysis
INTRODUCTIOiNr.
Project Description:
S 11178 Ncy o 5 me
The project consists of 234 acres ands gef nerally located south of Kincaid Road,
Lake Road and north of Dimond Boulevard. west of Sand
Approximately 194 acres are zoned R 1-A,
single family residential ial duplex
, lots, with the remaining 40 acres zoned R-2 SLresidential -
Existing Conditions:
The elevations of the site vary significantly due to thegravel extraction operations, which
have occurred over the last several decades. These activities have created a situation where
there is no physical drainage outlet by gravity. The general drainage pattern for the area east
of Snead Street is from north to south with the high point being at elevation 140 and the low
point at 74 at the southeast corner. The lowest point of the site is the pond located west of
Snead, which is at elevation 42. • The elevations west of the pond increase to approximately
200. The onsite drainage presently infiltrates into the existing soils. There are no existing
underground storm drainage systems either on site or within the immediate area. The storm
drainage within the Sand Lake area is basically overland flow using culverts at road crossings
and ditches/swales for infiltration. It appears that storm drainage from the surrounding area
infiltrates into the ground prior to reaching the Kincaid Estates site.
Existing Drainage Studies:
The Kincaid Estates site is included in a report entitled "Sand Lake Drainage and Water
Quality Management Studv" was written in 1981. The report addresses the various drainage
sub -basins within the Sand Lake arca including existing conditions, anticipated flows and
recommended improvements when development occurs.
Proposed Drainage Improvements:
All Proposed drainage improvements will be to municipal standards and dedicated to the
Municipality upon completion and acceptance. Curb and gutters are proposed within the
dedicated street richts of wtty along with storm drain lines and catch basins. The site is
proposed to be graded to provide positive drainage from the north and west to the southeast
256
V.
comer of the site. No drainage from the streets is anticipated to flow into the pond. A small
portion of the drainage may be handled on-site by infiltration within the various undeveloped
tracts. The general concept is to direct the storm runoff to the southeast corner where either it
lift station or a tunnel will be constructed to route the storm water southerly to Cook Inlet.
'these two alternatives will be the subject of further study with input from the various
municipal and state agencies.
Detailed plans and specifications will be submitted to Public Works Engineering for review
and approval prior to construction.
Stormwater Quality Cuntrul Plan:
Best Management Practices (BMP's) for control of storm water quality will be selected
using the checklists provided in the MOA Stormwater Treatment Plan Review Guidance
Manual. The primary source of pollutants will be from silts and oils deposited on the
roadways by traffic. Source control BMPs will consist of maintaining the storm drain
system to ensure that silts are deposited in catch basins and not tamed down stream with the
stormwater runoff. Regular street mairitenance and cleaning will be required to remove silts
and oils deposited from traffic. These activities will be accomplished by the municipal's
routine strget maintenance. Runoff Veatment BMPs will consist of grassed lawns that act as
vegetative filter strips and storm drain titch basins.
Erosion and Sediment Control Plan:
BMP's for erosion and sediment control during and after construction will be selected
using the checklists provided in the MOA Erosion and Sediment Control and Materials
Containment Manual. Silt fences will be established where it is obvious that storm water
will rum off prior to final grading and result in erosion or flow entering the pond. Areas
disturbed during construction will be seeded to address the dust and erosion issues.
Page 2 of 2 257
q V23!Oz WED 13.17 PAS 907 343 alas
. ... i•na Yur 043 4zz0
Plr/nAmc r•Nc
commu4ty Piannias
QI002
440 W. Bca3oa blvd, Suite gaol "RIA—D— El, GINFERWG,
P•O. Box 210663
Anchors_ ge.A1askR99521.08a3 TeIoI'hone901-S 61.6537,
emel:dx.eFax 90)-561.6RG9
�tCr@ triad.qur.9t.eogl
Idla02
AWNCAZDESTATES RECEIVED.
ADDENDUM JAN 1 8 Z007
to MUNICIPAL 1'r U`A?iCHDPaOE
Prelirnir)aryprairrage.TinpactAnalysis Ce`"+ttm'trrura4Ncaoriunratvt
1.21-02
The fol rnez;g information is provided to clarify the Proposed drainage dcveloprnent of Klneaid Estat ea. This information is based upon a meeti
ng With 'e bl for the
and Planning where the technical aspects of the drainage system were discgasth Public
Works
FLOW CAL ,d'
CL7I-ATIONS:
Calculations to be used to detertmDe the quantity ofrua0ff will bo based
of Anchorage Public Works Design Criteria Mel the
will be generated based u on Chapter 2 rcquirementsnThcsc uaicipality
amount of offsite P data and criteria approved by Public Works Engineerba. Thations
arca to be included within the dranr:age calculations ,kill also be revue and aPPrm �d by Public Works Engiacenzzg
OUTFAt f ;
The Proposed outfaeasement
for the storm drainage would be to Cook. Inlet along the Sand Lake Road
section line easement south of Dimond. The distance from Dimond to the toe ofthe bluff is
approximately 800 R The general concept is to direct the storm runoff to the sot
where either a lift Station or a tuanel will ba e
Cook Inlet southeast corner
Those two alternatives will be the So constructed to route the storm water v0uthorly to
various municipal and state agencies. J of further study with input from the
STORM DRAIN SYSTEM:
The extern of the storm drain System
will
be determined based upon curb capacity. final roel
�s and arn, rain r design Add4tioaal storal din eatenbeyond those shown on the
Proposed starer drain map tali be rognired based upon the Emil -lions beyond those
and protect dnlgrt
RS approved by Public Works Enginceri„ng.
25S
ZO 'd 8808 E6£ 'ON X8j
fiOU 1!d ZZ:ZO a3N ZO-OE-Nd(
��w...r_.1 .6 � ..D. TRIAD ENGINEERING
P.O W. x 21 OS Blvd., Suite N101 � J ?(III/ Telephone 907.561.6537
P.O. Box e, Alas f 1.11 Fu 907-561-6869
Anchorage, Alaska 995'_I-0363 ,.,,..,,,, e-mail: rax
ahriad- uest.eom
htttPs�a'•v�1t7•i: :�fli rC 9
UC4n11tMlY 19; .••a,:.:. in •� tuCw�Nl
KINCAID ESTATES
Mass Grading Operations
The following is a discussion relating to the site mass grading operation in the vicinity of the
existing pond. The primary concern is how to conduct the grading with little or no disturbance
to the pond or the water quality. Other concerns include what erosion control measures will be
implemented and how will dust control be handled.
GRADING VS WATER QUALITY:
To preserve the water quality of the pond during grading operations, a silt fence will be installed
at the toe of the proposed fill. The fence will be a minimum of 40 ft from the waters edge and
will be installed per State & Municipal standards. Fill placed will be in controlled lifts after
removal of vegetation, if any, and compacted to 90% minimum density. The majorityof
material used for fill to be placed in the vicinity of the pond will be obtained from'the'southe'ast
portion of the site with some material will coming from the area west of the pond. The ' '
anticipated lowest elevation of any cuts would be approximately 30 ft above the existing pond
water surface. This minimum lowest proposed finish grade elevation is substantially above the
pond and will have no affect on the water table either during or after grading and infrastructure
construction. The final elevations of the road 511 will be graded to direct surface runoff away
from the pond both during and after construction as previously stated in the Drainage Impact
Analysis.
The proposed grading plan isolates the pond from the remainder of the subdivision. Surface
water entering the pond from the west and south follows the same path as it has since the ponds
creation, without detrimental effects. Most particulate mater will be removed from surface
runoff by the silt fence. The proposed naturally vegetated buffer remaining around the pond will
likely intercept any silt and clay that may flow down the newly constructed slopes. The goal of
the grading plan design is to remove the threat of silt entering the existing pond.
Several residents of the nearby Seaview Heights Subdivision have reported the occurrence of silt
in their well water during two past dredging events of the nearby pond which occurred many
years ago. This occurrence of silt is likely the result of mechanical agitation within the
underlying aquifer(s) during the dredging operation.. This interpretation is consistent with
observations in other locations where some wells show a temporary increase in silt immediately
following an earthquake. Because the occurrence of silt in the local ground water was likely the
result of mechanical agitation, increased turbidity is unlikely to occur from grading since no
mechanical agitation is planned for the underlying sandy aquifer. The underlying sand laver will
act as a natural filter, as it has for the past several thousands of years. If silt were allowed into
the pond, the underlying sand would trap silt and clay particles, thus leaving a clean source of
259
ground water. It is also noted that any silt in the pond would have to travel approximately 450 ft
horizontally through sand and silt before it reached the nearest well.
Water quality of the pond should be unaffected from grading because existing runoff will be
reduced by the proposed finish grades which divert flow away from the pond. By reducing flow
into the pond, less minerals will be available to dissolve in the pond, thus maintaining the present
geochemical balance that exist today.
In summary, the grading plan protects the pond and the bottom of the pond protects the ground
water.
EROSION & DUST -CONTROL:
As stated above, silt fences will be installed at the toe of all fills proposed in the vicinity of the
pond. Other temporary measures such as hay bales, intercepting embankments and
sedimentation ponds will be implemented where appropriate. Watering trucks will be used
during grading opetations as well as during construction of roads and utilities td control dusf on
an as needed basis and as required by the Municipal regulations. Upon completion of the
ging, maty installation and road improvements, the graded areas will be hydro -seeded.
Graded areas not developed within a 6 month time frame willalso be hydro -seeded to prevent
erosion and control dust. "
David A Grenier, P.E.
260
TERRASAT, INC.
1413 West 310 Avenue, Anchorage, AK 99503 phone (907) 344-9370 fax 344-1490
Geological Consulting Environmental Restoration Regulatory Compliance
Ground Water Resource Evaluation
for the
Proposed Kincaid Estates.Stibdivision
Prepared for.
Gres Rumsey
White Raven Development, Inc.
2848 Beluga Bay Circle'
Anchorage, AK 99307
By:
TERRASAT, INC.
1413 West 31" Avenue
Anchorage, AK 99503
Ct! •• •e� L� .
JAN 0 7 2110?
January 4, 2002 MIP!EII:nl I(i l:: !:'�
MAUUMIM.r0a.a:•sI., l: °
26J.
TABLE OF CONTENTS
SUMMARY.........................................................................».........................1.
INTRODUCTION.........................................................................................1
AQUIFERPROPERTIES............................................................................2
POTENTIAL CONTAMINANTS...............................................................3
Coitamhnannt Sources
.............................................................. .......................... ...... 3
Other Potential Contaminant Sources..........................................................................
3
DATAEVALUATION
.................................................................................3
Nitrate Loading ...... »......... _.....
........... .....................................
_...... ....... .............. _. 4
AQUIFERPROTECTION..........................................................................5
CONCLUSIONS............................................................................................5
RECOMMENDATIONS..............................................................................5
PROFESSIONAL SIGNATURES........................................................».....6
FIGURES
Figure 1 Site Location Map for the Proposed Kincaid Estates Subdivision
Figure 2 Well Location Map for the Sand Lake Area
Figure 3 Nitrate Occurrence in Water Wells in the Sand Lake Area
Figure 4 Arsenic Occurrence in Water Wells in the Sand Lake Area
TABLES
Table 1 Nitrate Data for Water Wells in the Sand Lake Area
Table 2 Arsenic Data for Water Wells in the Sand Lake Area
Table 3 Nitrate Loading Calculations
APPENDICES
Appendix A Well Information Database
262
SUMMARY
TERRASAT, INC. conducted a study of the ground water resources in and around the
proposed Kincaid Estates Subdivision. We evaluated aquifer characteristics, available water
quality information for nitrates and arsenic, potential nitrate sources that could result from
the new development and how they could affect existing surface and ground water resources.
We also evaluated other potential sources of contamination to the aquifers.
We evaluated aquifer characteristics based on available well logs from the Department of
Natural Resources and the'Municipality of Anchorage. Well logs from the United States
Geological Survey were not made available until after our evaluation was complete.
Information gained from the driller's logs of the water wells shows that five aquifers underlie
the Sand Lake area. These aquifers generally exhibit higher yield with increasing depth and
gradients to the south. The shallowest aquifer may be laterally discontinuous.
We evaluated available water quality information for nitrates and arsenic from the
Municipality of Anchorage and the Alaska Department of Environmental Conservation.
Available nitrate information shows. very low- levels of nitrates in several arca wells. 'The
source of the nitrates is most likely from on-site septic systems. One water well contained
elevated levels of nitrate (3.35 ppm). This amount of nitrate is below the 10 mg/L (ppm)
limit established by the EPA.
We evaluated potential nitrate sources.that could result from the new housing development.
We determined that the largest potential source of nitrates could be from lawn fertilization,
since no on-site septic systems will be installed. We conducted research and calculations to
estimate the potential nitrate loading to the aquifer due to lawn fertilization. Our research
revealed that the average uptake of nitrates by grass is three times the recommended
application amount of fertilizer. This suggests that no nitrates would get past the root zone.
-We based our calculations on an assumption that 5% ofihe nitrates would reach the aquifer
even though our research indicates that this is highly unlikely. Based on this assumption, the
estimated maximum concentration of nitrates that could be detected in the upper aquifer
would be 0.6 mg/l.
We evaluated other potential sources of contamination to the aquifers based on a Phase I
Environmental Site Assessment (ESA) conducted for the property by Golder Associates in
January 2001. Results from the Phase I ESA indicate that no contaminated sites exist within
one mile of the property.
INTRODUCTION
TERRASAT, INC. was contracted by White Raven Development Co. to conduct a ground
water resource evaluation for the proposed Kincaid Estates Subdivision in the Sand Lake
Area of Anchorage, Alaska (Figure 1). Initial concerns by nearby residents included
evidence that some nearby water wells on Sommer Place are hydraulically connected to the
pond in the proposed subdivision. We conducted a preliminary study to estimate potential
nitrate loading resulting from development of the proposed Kincaid Estates Subdivision in
December 2001. The purpose of the December 2001 evaluation was to determine if
P:t2001 Projccts�20104A-Kincaid EstatesU-7-02 Kincaid Estates Report doc Page 1 of 6 _
263
development of the proposed subdivision would likely result in the addition of nitrates to the
ground water, thus impacting the local drinking water.
The purpose of this current study is to protect the pond and aquifer that provides water to
residents around the proposed subdivision. We expanded our investigation to include all of
the wells with available logs within %: mile of the proposed subdivision. We also revised our
nitrate loading estimate, evaluated available data on arsenic occurrence in many local wells,
evaluated other potential sources of contamination for the local aquifers, and made
recommendations of how to preserve the pond and local aquifers.
AQUIFER PROPERTIES
TERRASAT, INC. identified nearly 270 water wells within :z mile of the proposed
subdivision. We were able to obtain 132 driller's logs for these wells from the DNR, MOA,
ADEC, and homeowners. Additional well logs have not yet been provided to us by the
USGS. We plotted the well locations on a map using an ARCView Geographical
Information System (GIS) (Figure 2). Using the GIS allows us to estiittate the well
elevations and determine the ground water gradient and likely flow direction.
Flydrogeological information obtained from the well logs include well depths, aquifer depths,
aquifer thickness, static water level, porosity, and estimated well yield. We arc able to
estimate the hydraulic gradient using the depth to aquifer. We estimated a gradient based on
wells in surrounding subdivisions that appear to be completed in the same aquifer. A drop of
20 feet in hydraulic head over a distance of approximately 2850 feet results in a gradient of
9.007 ft/ft. The ground water flow direction is perpendicular to the gradient. Figure 2 shows
that the estimated flow direction is generally southward for each of the aquifers that we
identified.
Porosity is the void space between soil grains that can hold water. Published values suggests
a range of porosity for sand and gravel from 20% to 55%. We chose a porosity value of
30%, which is a reasonable average value based on published literature. The effective
porosity is the porosity through which flow can occur. We selected a value of 27% as an
estimate of the effective porosity.
Aquifer thickness is a measurement of the average thickness of the water -bearing formations
from driller's logs (Table 1). Since water wells are rarely constructed where they fully
penetrate the water -bearing unit, our thickness estimate is a conservative estimate based on
the partial penetration of water wells. The average thickness of the upper aquifers, based on
available data, is 25 feet. We measured the aquifer width as the length of the subdivision
perpendicular to the gradient. The aquifer width is approximately 3960 feet.
We evaluated pump test data, where available, to estimate the water production capabilities
of the aquifer (hydraulic conductivity). Published values suggests a range of hydraulic
conductivity for silty to clean sand are 10 to 10000 gallons per day per square foot. Rough
estimations of hydraulic conductivity based on drille:'s logs from six water wells in the Sand
Lake area suggest a range of hydraulic conductivity from 3.5 to 430 gpd/ft'. We chose a
PA2001 ProjectsL0104A-Kincaid Estates\1.7-02 Kincaid Estates Report.doc Page 2 of 6
264
representative hydraulic conductivity value of 150 gpd/ft2, which is a conservative estimate
based on published literature and pump tests.
We used the hydraulic conductivity, aquifer thickness and width, effective porosity, and
gradient to estimate the volume of water that flows from beneath the proposed subdivision
site each year. The amount of water.flowing in the upper aquifer beneath this site each year
is approximately 38 million gallons (143 million liters).
POTENTIAL CONTAMINANTS
TERRASAT, INC. evaluated available water chemistry data for the Sand Lake Area to
determine potential contaminants of concern and to determine if the development of the
proposed subdivision would likely impact current aquifer conditions. We determined that the
two contaminants in the area that pose the highest threat to the drinking water supply are
nitrates and arsenic. • t
Contaminant Sources
TERRASAT, INC. considered potential sources for the identified contaminants of concern.
We determined that the most likely sources for nitrate within the proposed subdivision, based
on the ADEC Guidance Manual for Class A Public Water Systems and the development plan
for Kincaid Estates, would be lawn fertilizer and animftl waste. The most likely off-site
sources of nitrate contamination would also likely incltide septic systems. We believe that
the source of arsenic may be associated with naturally occurring, localized arsenic -rich
sediment. Water wells constructed in areas and completed at elevations that contain this
arsenic -rich sediment are more likely to show elevated levels of arsenic in the drinking water.
Other Potential Contaminant Sources
TERRASAT, INC. considered additional potential sources of contamination not associated
with nitrates or arsenic. We determined that no known contaminated sites, or sites with
potential to contaminate the local aquifers, exists in the area around the proposed Kincaid
Estates Subdivision. Our determination is based oil findings from a Phase 1 Environmental
Site Assessment conducted in January 2001 by Golder Associates Inc.
DATA EVALUATION
We obtained available data on nitrates and arsenic from the Municipality of Anchorage and
the ADEC to evaluate nitrate occurrence in the surrounding subdivisions. Available nitrate
data from 27 water wells where nitrate analyses had been conducted, is summarized in Table
1. We evaluated the spatial distribution'of the nitrates using GIS to determine if the ground
water showed evidence of nitrate contamination (Figure 3). Results suggest that nitrates
concentrations in local aquifers have an avenge value of less than 0.3 mg/L. Most wells
with nitrates in Sand Lake Subdivision No.2 have concentrations from 0.1 to 0.5 mg/L. Most
of the homes in this subdivision also have on-site septic systems and lawns. One well has a
nitrate concentration of 3.38 mgt (3.38 ppm). With the exception of this one well, however,
this subdivision is not experiencing significant levels of nitrates in the drinking water. We
found no obvious correlation between nitrate concentration and geologic features such as
identifiable sediment layers. We find that the various concentrations of nitrate measured in
the wells indicate the source of the nitrates is likely local to the affected wells. We conclude
P.\2001 Projects\20104A-Kincaid Estates\I.7-02 Kincaid Estates Report.doc Page 3 of 6
265
that the nitrate distribution in this area is not controlled by regional factors and we expect the
aquifers beneath the proposed subdivision to have nitrate concentrations similar or lower than
surrounding areas. The available nitrate data is limited to one subdivision. Well logs are
unavailable for most of the wells that reported nitrates. Figure 3 shows a random distribution
pattern. We conclude that this information is insufficient to locate a point source of nitrates.
Data evaluated for arsenic is summarized in Table 2 and presented on Figure 4. The
available amount of data is likely.too small to draw representative conclusions. The data
does show, however, Iliac a few water wells have concentrations of arsenic above the 50 parts
per billion (ppb) limit for drinking water. The data also shows that many wells have arsenic
concentrations above 10 ppb limit in the EPA's proposed drinking water standards. This
information is insufficient to locate a specific source of arsenic due to the unavailability of
well logs for most of the wells that reported arsenic.
Nitrate Loading
Nitrate loading is the amount of nitrate that enters a drinking water aquifer. Sources of
nitrates that are typically associated with a residential development include septic systems,
lawns and gardens, livestock stnblcs/corrals, dog walking areas and foot trails, and wildlife.
Sources within the proposed subdivision will not include septic systems, as the residences
will be served by'public utilities. For our evaluation, we assumed that sources associated
with dog walking areas, foot trails, and wildlife will introduce no significant additional
amounts of nitrate. Current zoning restrictions eliminates the risks of pollution from.
livestock stables/corrals.
Nitrate loading is dependent on the mass of nitrate that reaches the aquifer and the volume of
water in the aquifer. We estimated the mass of nitrate applied as lawn fertilizer by using a
typical application rate over the entire area of proposed lawns. We subtracted the amount of
nitrate that is used by the grass, as stated in published literature. The amount used by the
grass is nearly three times greater than the amount applied as fertilizer. This suggests that no
nitrate due to lawn fertilization would reach the aquifer. For our calculations, we assumed a
worst case scenario where every home owner will fertilize their lawn three times per year, no
organics or silt overlies the aquifer, and 5% of the nitrate applied would reach the aquifer.
Calculations based on these assumptions suggest that 200 pounds (91 kilograms) per year of
nitrate would reach the aquifer (Table 3).
Nitrate loading is calculated by dividing the mass of nitrates added to the aquifer by the
volume of water moving through the aquifer. Calculations show that the most nitrate the
proposed subdivision could add to the aquifer(s) in a worse case scenario is 0.72 milligrams
per liter. This amount of nitrate is 7% of the allowable limits for drinking water set by the
EPA (10 mg/L).
Our calculations suggest that in a worst case scenario, which is very unlikely to occur, the
nitrate load from the subdivision will have an insignificant impact on the aquifer. The
maximum nitrate levels under this scenario, would be just above the instrument detection
limits of standard laboratory drinking water analyses. Wells completed in a deeper aquifer
PA200I Projccts\20I04A-Kincaid Estates\1J-02 Kincaid Estates R"n.duc Page 4_4§ L
26f
that is connected to the shallowest aquifer would have a dilution effect. These wells would
likely not receive measurable amounts of nitrites.
AQUIFER PROTECTION
Development of the proposed Kincaid Estates Subdivision appears to raise two main
concerns with regard to the ground water resources that are currently being used by nearby
residents. The first concern is the potential for vertical migration of nitrates into the aquifer.
The ADEC considers nitrates from lawns as a medium risk. Results from our investigation,
however, have shown that it is very unlikely that nitrates from lawn fertilizer, or any other
source within the proposed subdivision, will significantly impact the water quality of the
local aquifers.
The second concern is the potential to contaminate the aquifer by impacting the water quality
of the pond. The most likely contaminants that could affect water quality in the pond as a
result of development are nitrates and bacteria. The sources of these contaminants include
lawn fertilizer and. animal waste. The migration pathways include vertical migration and
overland flow (runoff). The amount of nitrates from lawn fertilizer and animal waste that
could enter the aquifer by vertical migration• will probably be insignificant based .on our
investigation of nitrates. The amount of bacteria from animal waste that could enter the
aquifer by vertical migration will also likely be insignificant, based on the small amount of
contaminants and the natural filtration provided by topsoil and sand above the aquifer.
Runoff could be a direct source of nitrate and bac(eria contamination to the pend. Most of
the runoff would occur during the spring. The amount of nitrate available to dissolve in the
runoff would be minimal, however, since most of the lawn fertilizer would have infiltrated
into the soil and been utilized during the previous fall. The amount of bacteria from animal
waste would likely be small, but could introduce contaminants to the aquifer.
CONCLUSIONS
No significant amount of nitrates are expected to enter the aquifer as a result of developing
the proposed Kincaid Estates subdivision. This conclusion is based on our calculations and a
comparison with Sand Lake Subdivision No. 2, where both lawns and on-site septic systems
may contribute to the overall levels of nitrate in the aquifer. In this subdivision, available
data shows that only one of 27 wells has moderate levels of nitrate in the drinking water. All
other wells have concentrations of nitrate equal to or less than 0.5 mg/L, which is 5% of the
10 mg/L maximum concentration level set by the EPA.
RECOMMENDATIONS
TERRASAT, INC. recommends constructing a buffer zone around the pond as part of the
development. The purpose of a buffer zone is to intercept any potential runoff from the
surrounding lots. We believe that a buffer zone should be 20 feet wide and covered with
natural vegetation to provide adequate protection to the pond.* The buffer zone should extend
from the average high water levels of the pond. The vegetation in the buffer zone will act as
a break that will slow the runoff and allow the water to infiltrate. Organic material in the
vegetated area will trap and utilize nitrates before they reach the pond. Likewise, any
bacteria in the runoff will be filtered by the organic material before it reaches the pond.
PA2001 Projects\20104A-Kincaid Estatcs\I-7-02 Kincaid Estates Report.doc Page 5 of 6
267
TERRASAT, INC. recommends restricting dog kennels on the lots that will be adjacent to
the pond. This restriction will eliminate a potential source of nitrate and bacterial
contamination to the pond, and thus help to protect the aquifer.
TERRASAT, INC. has conducted this study in a manner consistent with the level of skill
ordinarily exercised by members of the profession currently practicing under similar
conditions. No other warranties expressed of implied are made. The recommendations and
data contained herein are prepared for Greg Rumsey, and his appointed representatives. This
report is intended only for use at this site in accordance with the purposes described by this
study. If you have any questions, please contact us at 344-9370.
PROFESSIONAL SIGNATURES
Bill Lawrence
Senior Hydrogeologist
I CX o��
Dan Young
Certified Professional Geologist
Ground Water Professional
PA2001 Projccts\20104A-Kincaid Estates11.7-02 Kincaid Estates Report.doc p Page 6 of 6
268
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Table 1- Nitrate Data for Water Wells In the Sand Lake Area
273
:titrate
1D
Parcel Description
Concentration
Street Address
(mg/L)
13
Sand Lake 2 L45 B4
0.5
8100 Seacliff St.
15
Sand Lake 2 L14 B2
ND
8140 Wilcox St.
19
Sand Lake 2 Ll l B5
0.5
8341 Seacliff St.
27
Sand Lake 2 Ll5 B 1
ND
8132 Endicott St.
30
Sand Lake 2 L21 BS
0.1
8244 Seaview St.
34
Sand Lake 2 L02 B5
ND
8223 Seacliff St.
35
Sand Lake 2 LOS B5
0.1
8245 Seacliff St.
36
Sand Lake 2 L09 B1
0.5
8125 Wilcox St.
37
Sand Lake 2 L09 B5
0.1
8323 Seacliff St.
38
Sand Lake 2, L 12134
ND
8141 Sand Lake Rd.
39
Sand Lake 2 L12 B6
ND
8349 Seaview St.
41
Sand Lake 2 L21 B2
0.1
8040 Wilcox St.
43
Sand Lake 2 L49 B4
ND
8030 Seacliff St.
249
SAND LAKE 2 L17 B7
ND
8316 Endicott St.
1086
SAND LAKE 2 LI 1 B3
0.1
1222
SAND LAKE 2 L03 B2
0.1
8031 Seaview St.
1223
SAND LAKE 2 L06 B2
0.1
8055 Seaview St
1226
SAND LAKE 2 L02 B3
ND,
8023 Seacliff SL
1233
SAND LAKE 2 L12 B7
0.1
8349 Wilcox SL
1234
SAND LAKE 2 Ll l B7
0.1
8341 Wilcox St.
1338
SAND LAKE 2 Ll6 B3
0.1
8124 Seaview SL
2709
SAND LAKE 2 L02 B4
338
8013 Sand Lake Rd.
4291
SAND LAKE 2 L 15 B7
0.1
8332 Endicott SL
10027
SAND LAKE 2 L08 B3
0.5
8119 Seacliff St.
13339
SAND LAKE 2 L22 B3
0.1
8030. Seaview St.
24223
SAND LAKE 2 L24 B2
ND
24626
SAND LAKE 2 L03 B7
0.5
8231 Wilcox SL
273
Table 2 - Arsenic Data for Water Wells in the Sand Lake Area
Sand Lake Area Wells. -Is
274
1 of 1
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Arsenic
ID
Parcel Description
Concentration
Street Address
(ug/L)
13
Sand Lake 2 L45 B4
41.4
8100 Seacliff St.
22
Sundi Lake L1613 B 1
38.6
4700 W. 80th Ave.
23
01200410 LIS N2
87.8
8500 Emerald St.
24
Lake Shore L01
37.2
5033 WW 80th Ave.
25
Sand Lake I L02
40.1
5041 W 80th Ave.
26
Sand Lake 1 L07
20.6
4929 W 80th Ave.
-27
Sand Lake 2 LIS B 1
24.4
8132 Endicott St.
28
Sand Lake 2 L18 BI
36.6
•8108 Endicott St.
29
Sand Lake 2 L20 B1
53.4
8046 Endicott St.
30
Sand Lake 2 L21 BS
13.1
8244 Seaview, St.
31
'Sandy Beach L10
7.0
5108 Strawberry Rd.
32
Seacliff Plaza T A
ND
5400 W. Dimond Blvd.
33
Tanaina Valley L02
13.5
6828 Lowell Cir.
1.117
SUNDI LAKE L08B B2
ND • •
8114 Sundi Way
1352
SAND LAKE 1 L04
342
5007 W 80th Ave.
2559
01200409 Parcel 12A
ND
8323 Jodphur St.
2960
SUNDI LAKE L09B B2
15.7
8054 Sundi Way
5609
SAND LAKE 2 L19 B 1
46.5
8056 Endicott St.
5797
SUNDI LAKE LI I B2
89.0
8024 Sundi Way
13681
SUNDI LAKE L14 B2
22.4
4849 Sundi Dr.
14137
LAKE SHORE L02
41.5
5153 W 80th Ave.
23501
TANAINA HILLS L03&04 B 1
11.3
7022 Tanaina Dr.
24626
SAND LAKE 2 L03 B7
23.7
8231 Wilcox St.
24926
SEAVIEW HEIGHTS T08 B2
6.0
6533 -Dimond Blvd.
Sand Lake Area Wells. -Is
274
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