HomeMy WebLinkAboutDENALY S-10388-45-11388-4
Denaly
Municipality of Anchorage
' Development Services Department
Building Safety Division
MEMORANDUM
DATE: November 18, 2005
TO: Jerry Weaver, Jr., Platting Officer, CPD
FROM:�iDaniel Roth, Program Manager, On -Site Water and Wastewater Program
SUBJECT: Comments on Cases due November 18, 2005
The On -Site Water & Wastewater Program has reviewed the following cases and has
these comments:
€'S 10388 = 4'—Denaly Subdivision
No objection. All other comments made in the past will still remain in
affect
S10763-5 Little Campbell Creek Est. aka Ros Hts
No objection
S10880-2 Olympic Terrace Subdivision
No objection
511397-1 East Addition Subdivision
No objection
S11424-1 The Villages Subdivision
No objection
Mayor Mark Begich
Municipality of Anchorage
P.O. Box 196650 *Anchorage, Alaska 99519-6650 *Telephone: (907) 343-7900
Physical Address: 4700 Bragaw Street * Anchorage, Alaska 99507 * www.muni.org/planning
Planning Department
REQUEST FOR COMMENTS ON PRELIMINARY PLAT SUBDIVISIONS
October 25, 2005
The Municipality of Anchorage has received application relating to the following preliminary plat
activity. The hearing date is Wednesday, December 07, 2005 and comments must reach our
office by Friday, order to be included in the staff conditions of approval.
Preliminary Plats to be heard:
S10388-4
RUSH
New subdivision: Denaly Subdivision LATE SUBMITTAL
Orig. subd/t.egal: McIntyre Subdivision
Request: A variance from AMC 21.80.240 (Design standards -Culs-de-sac lengths) and a
variance from AMC 21.80.330 (Design standards -Lot frontage and access)
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Attached are copies of the proposed plats. Please submit your comments in writing,
specifying any easements or other requirements that your department or agency may
need.
If no easements are required at this time, please provide a list of those plats to which
there is "no comment" or "no objection".
Sincerely,
Jerry T. Weaver, Jr
Platting Officer
Enclosures
C_�
October 18, 2005
Municipality of Anchorage Planning Department
4700 Bragaw Street
Anchorage, AK 99517
Attention: Douglas Lesh
Regarding: Denaly Subdivision S-10388-3
Dear Doug,
ESTAR IISIIEII 1JE9
.3
x'103 8 8 DEC 0 7lees ed.
S 103 8 8'DEC 0 7 leis
Enclosed please find the variance applications and plat drawing for the above referenced
case. The following is afesponse to your comments dated October 14, 2005:
1) The petitioners has full intention of developing phase three
2) A variance application is enclosed to resolve the cul-de-sac length.
3) Yes, the density has increased, however the lots still meet Municipal code.
4) Yes, Tract 5 will not be dedicated as greenbelt.
5) Tikhatna is a temporary easement that will be vacated on the development of phase
three. A 60' easement is not needed.
6) A variance application is included to resolve the lot frontage requirement.
7) The lot was designed around the existing road. Again, this will be vacated on the
development of phase three.
8) We will provide this information prior to recording of the final plat.
9) We are currently working to resolve this with MOA Traffic. The topography is difficult in
the area. We have had several meetings with MOA traffic and believe we are close to a
resolution.
10) We have received a sign -off from the Fire Department regarding this matter.
11) We have provided a Public Use Easement along lots 30 and 31 to provide access to
the greenbelt.
12) The wetlands are now shown on the plat.
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Denaly Subdivision
October 21, 2005
Page 2
Also enclosed is a copy of the conditions from the first approval. Note that many of the
conditions have received approval.
Thank you so much for your continued help with this matter and if you require additional
Information or have any further questions please contact me directly at (907) 272-5451.
Sincerely,
Brad Rinckey, P.L.S.
Lounsbury & Associates, Inc.
Surveyors -Engineers -Planners
5300 A Street
Anchorage, AK 99518
907-272-5451
907-272-9065 fax
lounsbury & associates, inc.
Platting soars .:., , . 4 P►�:•s�- � .
Summary of Action
March 3, 1999
Page 5
V
C. Install street name signs, traffic control devices
and street lighting.
5. Dedicating additional right-of-way to 35 feet along the
south side of Boundary Avenue the length of this
subdivision.
6. Providing -a 5 -foot building setback along the north
property boundary.
7. Showing the dimension for Boundary Avenue. right-of-
way width on the plat.
8. Submitting a site grading and drainage plan to public
Works for review and approval.
9. Submitting an erosion and sediment control plan to
ADEC for approval.
10. • Resolving the need for drainage improvements and
drainage easements with Project Management &
Engineering;
11. Correcting drafting errors and street designations to
read: Boundary Avenue and Marge Court.
b. 8-10388 Subdivision
Approval of the Phase Plan.
Approval of the plat for sixty months subject to:
1) Resolving utility easements:
2) Enter into a subdivision agreement with Private
Development Section of Public Works to:
/g�3o/os
(a) Construct streets to rural interior standards in
accordance with 21.85, Table C.
(b) Provide drainage improvements.
Platting Board
Summary of Action
March 3, 1999
Page 6
7) Obtaining a variance from the Zoning Board of
Examiners and Appeals for the unnamed right-of-way
located within the 100' stream setback, or re -align the
right-of-way to conform to AMC 21.40.115.F.3 prior to
submitting a final plat for Phases II or III.
8) Resolving the need to reconfigure lots to exclude
wetlands with DCP&D, prior to submitting a final plat
for Phases II or III.
9) Redesigning Lots 47 and 48 to meet AMC 21.80.300.1)
lot width -to -depth ratio or obtaining a variance from
the Platting Board.
(c) Install street name signs, traffic control devices
and street lighting.
(d) Construct trails and walkways.
3)
Submitting a site grading and drainage plan to Public
Works for approval.*
g(3s %S
• Note. The intent of the Board for the site grading and
drainage pian is to provide for development consistent
with the intent of the R-10 district regulations that is to
maintain the stability of the slopes, to maximum
retention of existing natural vegetation, to preserve
natural drainage ways, to minimize grading operations
including cut and fill, particularly during road
construction, consistent with the retention of the natural
character of the site.
4)
Submitting an erosion and sediment control plan to
Project Management and Engineering for approval.*
5)
Resolving the need for drainage improvements and
drainage easements with Project Management and
Engineering.
C6)
Providing temporary turnarounds for dead end stub
Z's'�
streets.
345"
7) Obtaining a variance from the Zoning Board of
Examiners and Appeals for the unnamed right-of-way
located within the 100' stream setback, or re -align the
right-of-way to conform to AMC 21.40.115.F.3 prior to
submitting a final plat for Phases II or III.
8) Resolving the need to reconfigure lots to exclude
wetlands with DCP&D, prior to submitting a final plat
for Phases II or III.
9) Redesigning Lots 47 and 48 to meet AMC 21.80.300.1)
lot width -to -depth ratio or obtaining a variance from
the Platting Board.
Platting Board
Summary of Action
March 3, 1999
Page 7
10) Obtaining a determination of side and rear yards for
Lot 33 from Land Use Enforcement and resolving the
need to redesign the lot to meet. AMC 21.80.300.D or
to obtain a variance from the Platting Board.
A610
11) Resolving the need for a wetlands permit prior to any
disturbance within the 100' creek setback with the
�,� { (., •eRs Army Corps of Engineers. — 64--rk,..k Toy" St-,
12) Resolving the need to reconfigure Lot 55 to exclude the
area within the 100' stream setback and/or the need
for a plat note prohibiting any disturbance within the
stream setback with DCP&D.
13) Obtaining approval of all location(s) to access Eagle
c� ^ `s� t River Road that meet sight distance standards from
Q `� 2:14) Resolving�h5 toprovid secon ess mthe
�(GtS aubdivis�ztiJ Ri 19 or to
rsGdm !S submitting af41'xi(UYI
8/0/4zS 15) Resolving the need to vacate the private access
IVI
,tsphAr-e— easement extending east from the west property
boundary with DCP&D.
16) Obtaining approval from Traffic Engineering to ensure
that roads are constructed to provide -Adequate sight
distance at intersections or at vertical curves and that
roads do not exceed Municipal standards for grades.
17) Providing trail connections linking this property to
5N� Eagle River Road and walkways to the Eagle River
doh Greenbelt, location and width to be resolved with
f! ° q�I'y° Parks and Beautification and Transportation Planning.
�k.,� a��.-d+•�, Loi; S,a,..,..
gyp' 18) Submitting information to Department of Health and
Human Services to satisfy the requirements specified
by AMC 21.15 and AMC 15.65 that includes, but may
not necessarily be limited, to the following:
l
Platting Board
summery of Action
March 3, 1999 c
Page 8 '�S9�r' o'
(a) Soils testing, percolation testing and ground
water monitoring must be conducted to confirm
the suitability for development using an on-site
wastewater disposal system. Ground Water
monitoring must be conducted during high
water season in either the fall (October) or spring
(April -May).
(b) Areas designated for the original and
replacement wastewater disposal system sites
must be identified and must meet all criteria
specified in AMC 15.65, including slope and
slope setback requirements.
(c) Topographical information must be submitted.
(d) Supporting documentation on water availability
must be provided.
19) Showing the following on the plat:
(a) The 100' stream protection setback required by
AMC 21.40.115.F.3;
(b) the surveyed boundaries of the Type A and Type
B wetlands on the plat;
(c) The 100 -year floodplain boundary on the plat;
(d) the detail for the intersection of Hideaway Court
extended and McIntyre Road and indicate the
transition from the 50 -foot to the 60 -foot wide
right-of-way, and
(e) Any conditions required by the Corps of
Engineers, if a wetlands permit is required.
20) Placing the following notes on the plat:
(a) "Portions of this subdivision are situated within
the flood hazard district as it exists on the date
hereof. The boundaries of the flood hazard
Platting Board
Summary of Action
March 3, 1999
page 9
district may be altered from time to time in.
accordance with the provisions of Section
21.60.020 (Anchorage Municipal Code). All
construction activities and any land use within
the flood hazard district shall conform to the
requirements. of Chapter 21.60 (Anchorage
Municipal Code) •
N `Any disturbance within Type 'A' (preservation)
and 13' (conservation) wetlands may require an
approved permit from the Army Corps of
Engineers prior to any excavation, fill or removal
of vegetation.
(c) 'Direct vehicular access' from any lot in the
subdivision to Eagle River Road is prohibited."
(d) 'Only one driveway access from Lot 30 to the
right-of-way along the north property boundary
is permitted.'
21) Amending the first plat note to read: "Tracts 1-6 are
set aside as undisturbed greenbelt reserve for the
benefit of all homeowners with undivided interest. No
ftll, clearing or disturbance of these ureas is permitted,'
.22) Obtaining a flood hazard permit from Public.Works, if,
required. - e. c P FF
23) Making the following drafting corrections:
(a) Change 'steam . protection' to 'stream
protection' (Tract B).
(b) Provide names for the new right-of-ways.
(c) Resolving the correct street name for Hideaway
Court (Damman Circle) with Public Works.
(d) References on this plat to preservation and
Conservation wetlands must be changed to
reflect current designations that are now *A* and
'B' wetlands, respectively.
Platting Board
Summary of Action
March 3, 1999
Page 10
24) Submitting homeowner's documents addressing
ownership of the open space tracts and maintenance
of any community well that may serve the subdivision
to DCP&D for review and approval.
4*25) Resolving the need for a variance from AMC 21.80.240
for cul-de-sac length with DCP&D.
26) Conveying the open space Tracts 1-6 to the
Homeowner's Association with each Phase as it is
developed.
C. S-10404 Abbott Road Subdivision — with Variance
Approval of the variance from AMC 21.80.200 to provide
physical and legal access.
Approval of the plat subject to:
Resolving utility easements.
2. Resolving the pedestrian, bike trail and additional road
lane easement locations with DCP&D.
3. Providing a copy of the finalized shared access
agreement between AWWU and ASD for Tracts B and
C, Abbott Road Subdivision and Tract A, Service
Hanshew School Site Subdivision, to DCP&D.
4. Placing the following note on the plat:
(a) 'Direct access to Abbott Road is limited to the
common access between Tract B, Tract C and
Tract A, Service Hanshew School Site per Plat
69-159.'
(b) 'Landscaping and retention of misting natural
vegetation shall be in conformance with the
approved site and landscaping plan within the
landscaping easement(s) along the boundaries of
Tract B and shall be installed and maintained by
the property owner."
Please till In the infnrmatinn ackorf fnr halms, K; t n 1 o A nrn .�..
s
Application for Subdivision Variance
Municipality of Anchorage
Planning Department
PO Box 196650
Anchorage, AK 99519-6650
.. - -._ ...... ._.._._-..-. may uewy processing Of elm applicaWn,
PROPERTY INFORMATION
Property Tax #(o00-00000.000): 067-062-06-000-06
Site Street Address: Denaina Drive
Current legal description: (use additional sheet If necessary)
Tract Al Denaly Subdivision
I hereby certify that (I am)(1 have been authorized to ad for) owner of the property described above and that 1 am petitioning for an subdivision
variance in conformance with Titie 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 vnth me, the applicant
16-7-1-0-s'
udle bignature (Agents must -p ome written prod d autlar¢ation)
COMMENTARY
The variance is for relief from the requirement to:
Cul-de-sac lengths shorther than 600 Ft.
The existing situation is:
This is a phased development and future phases will create through traffic.
Granting the variance will allow:
The construction of the next phase with a cul-de-sac longer than 600 Ft. including a temporary turnaround.
CODE CITATIONS
AMC 21. 80.240
AMC 21.
A..
• --r 1 rwm a^11 ; 1 Fee
Case Number
` V r 6WW4
PETITIONER"
PETITIONER REPRESENTATIVE (IF ANY)
Name (last name firs
Incoporated
ory rot)Eklutna
and Associates
Mailing A4dress
Centerfield Drive, Suite 200
iii dress
5300 "A" Street Anchorage, AK
Contact Phone: Day: 696-2828 Night
Contact Phone: Day: 272-5451 Night:
FAX:
F 272.9065
E-mail:
'Report
E-mail: b.rinckey lounsburyinc.com
additional petitioners Or disclose other mownere m aiinnbmenryi
.. - -._ ...... ._.._._-..-. may uewy processing Of elm applicaWn,
PROPERTY INFORMATION
Property Tax #(o00-00000.000): 067-062-06-000-06
Site Street Address: Denaina Drive
Current legal description: (use additional sheet If necessary)
Tract Al Denaly Subdivision
I hereby certify that (I am)(1 have been authorized to ad for) owner of the property described above and that 1 am petitioning for an subdivision
variance in conformance with Titie 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 vnth me, the applicant
16-7-1-0-s'
udle bignature (Agents must -p ome written prod d autlar¢ation)
COMMENTARY
The variance is for relief from the requirement to:
Cul-de-sac lengths shorther than 600 Ft.
The existing situation is:
This is a phased development and future phases will create through traffic.
Granting the variance will allow:
The construction of the next phase with a cul-de-sac longer than 600 Ft. including a temporary turnaround.
CODE CITATIONS
AMC 21. 80.240
AMC 21.
A..
• --r 1 rwm a^11 ; 1 Fee
Case Number
Page 2
ADD4=ion for Subdivision Varian r fimed
VARIANCE STANDARDS
The Platting Board may only grant a variance if the Board finds that all of the following 4 standards are satisfied. Each
standard must have a response in as much detail as it takes b 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:
This is part of a previously approved, phased development. While it is true that development of this phase will create a
non -conforming cul-de-sac length, the next phase will connect to existing ROW and therefore conform to Municipal
code.
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 property is situated.
EXPLAIN:
In no way will the granting of this simple dimensional variance have an impact on public welfare, property, or safety. A
temporary turnaround will be created, providing safe turnaround space for general traffic as well as emergency
vehicles. Eagle River Road has similar road configurations along its entire 10 mile length. In the past, this type of
configuration has not created problems.
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:
The effect of granting the variance will not have a nullifying effect. This will be a temporary situation and will come into
conformance with the development of the next phase.
Undue hardship would result from strict compliance with specific provisions or requirements of the subdivision
regulations.
EXPLAIN:
Undue hardship will result If the variance is not granted, in that the subdivision has no other development configuration
options. Slope, location of existing ROW and proximity to park land make this the only viable development
configuration. Additionally, this type of variance has been allowed in the development of hundreds of subdivisions
within the Municipality.
SV (Rev. 01102)'Back
Application for Subdivision Variance
n r. WS
Please fill in the information asked for below
Municipality of Anchorage
Planning Department
PO Box 196650
Anchorage, AK 99519.6650
-..._.._.
CODE CITATIONS
PETITIONER*
PETITIONER REPRESENTATIVE (IF ANY)
Name last name t)
Eklutna Incorporated
ame (last name first
Lounsbury and Associates
Centerfield Drive, Suite 200
5301 'A Street Anchorage, AK
Contact Phone: Day: 696-2828 Night
Contact Phone: Day: 272-5451 Night
FAX:
FAX: 272-9065
E -mat:
E -mal: b.rinckey@lounsburyinc.com
sportadditionalcetitonersordisdagaomprrnr amm.,mni—tni=.......r.._.,___..__.___
_:_�._...
....... . _....., .,, ,,..,,y, „�„ rn�,�,pmor o mrs may aeiay processing or mis appiiraban.
PROPERTY INFORMATION
Property Tax #(000-000m-000): 067-062-06-000.06
Site Street Address: Denaina Drive
Current legal description: (use additional sheet B necessary)
Tract Al Denaly Subdivision
I hereby certify, that (I am)(1 have been authorized to act for) owner of the property described above and that I am petitioning for an subdivision
variance in conformance with Tdle 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
(Agents must provide written prod of authorhabon)
COMMENTARY
The variance is for relief from the requirement to:
All lots must abut a public ROW.
The existing situation is:
Two proposed lots do not abut public ROW.
Granting the variance will allow:
Creation of two lots that would receive access from a public use easement instead of public ROW.
CODE CITATIONS
AMC 21. 80.330
AMC 21,
Accepted by:
SV (Rev. 011021-IFmni
I Poster d Affidavit
I Fee -,
I Case Number
Page 2
ApOrication for Subdivision Varianm rnnrn.,en
VARIANCE STANDARDS
The Platting Board may only grant a variance if the Board finds that all of the following 4 standards are satisfied. Each
standard must have a response in as much detail as it takes b 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:
The area in question is a notch In a larger portion of land limiting ROW design to serve the lots. The entire area is
located in steep terrain which further limits ROW design. The lots are bound to the north by an irregular shaped
boundary which does not allow frontage on the public ROW.
I he granting of the specific variance will not be detrimental to the public welfare or injurious to other property in the area
in which such mmnprtv iq Rifiafari
In no way will the granting of this variance have an impact on public welfare, property, or safety. The lots will still have
physical and legal access through a public use easement created with this plat.
Such variance will not have the effect of nullifying the intent and purpose of the subdivision regulations or the
comprehensive plan of the munici ali .
EXPLAIN:
The effect of granting the variance will not have a nullifying Intent because the lots will still have physical and legal
access through a public use easement created with this plat. Additionally, the public use easement will only serve two
single family lots so dedicated public ROW is not required to handle this very small amount of traffic. The public use
easement is essentially a driveway.
or
Undue hardship would result if the variance is not granted, in that the subdivision has no other design options. Limiting
design features such as the irregularly shaped north boundary of the parcel and the steep terrain make the proposed
design the best solution for this area. The land would essentially be unusable without this variance. Additionally, this is
a situation that Is granted frequently in similar areas like this in Eagle River and on the Hillside in Anchorage.
SV (Rev. 01IO2)'Back