HomeMy WebLinkAboutLAKE O THE HILLS EAST S-5720
~ MUNICIPALITY OF ANCHORAGE
'~ DEPARTMENT OF HEALTH & ENVIRONMENTAL PROTECTION
ENVIRONMENTAL HEALTH CASE REVIEW WORK SHEET
",~ [] PLATTING BOARD [] PLANNING & ZONING
CASE NUMBER NAME
S-5720 Lake O'~he Hills East Subdivision
DATE RECEIVED
May 5, 1981
COMMENT TO PLANNING BY
May 18, 1981
FOR MEETING OF CASE OF
[~PUB LIC WATER,N,'t~"AVAI LABLE TO PETITION AREA
E~UBLIC SEWER NOT AVAILABLE TO PETITION AREA
71-014 (Rev. 2/78)
LAKE O' THE HILLS EAST
PLANNED UNIT DEVELOPMENT
APPLICATION
Prepared By
UNWIN SCHEBEN KORYNTA HUETTL, INC.
2515 "A" Street
Anchorage, Alaska 99503
(907)276-4245
INDEX
Final Conditional Use Application
Planned Unit Development Application
NARRATIVE REPORT
I. Site Description
II. Planning Objectives
III. Development Schedule
IV. Ownership
V. Planned Unit Development Structure
VI. Planned Unit Development Open Space
VII. Vehicular Circulation and Traffic Anaylsis
VIII,Environmental Concerns
IX. Utilities
X. Conditional Use Finding
Protective Covenants
Home Owners Association Agreement
Soils Report
Site Plan
CONDITIONAL USE APPLICATION
Municipality ol Anchorage
planning Deparlment
Pouch 6-650
Anchorage, Alaska 99502
T[ZN, R3H, plus Lot ] through 6, l~lock 3 of Cromwell Heights Subdivision,
.Anchorage, Alaska.
Provide the starJing and completion dales lot construclion (Jot each phase, if ~pplicabJe)
Refer to the attached narrative,
[,gt~ 1-19 will be offered for vale to the ~ublic, Tracts A, B~ C and D will
be held in co~on ownership by the Lake O' The Hills East Home O~ners As$oc.
tegulatons Refer to the attached P.U,D. app~icaton.- '
and attached narrative.
willbetoca~ed Re~P~r to-the a~c~e~narra~lve ' '
V. ^t~eas118c~es~fadetai~edsitepranmustbesubmi~tedwj~h~heappiicati~n~Thesi1ep~anmustsh~w~
DATE
pHONE NO.
lanned unit
application
L ~;heck Concept or Final
devd"pment
FINAL
~"~ Municipality of Anchorage
Plannlng Department
Pouch 6-650
Anchorage, Alaska 99502
Date:
r-~lame of development:
' ~Locauon of development:
Lake 0~ The Hills East
W½, SE~, NEb, Sec 23, T12N, R3W, plus Lots 1-6, Block 3 of Cromwell
Heights Subdivision, Anchorage, Alaska.
~Name of petitioner: Henry T. Newton
, .~ddress of petitioner: ' .411 E. 36th Street, Anchorage, Alaska
~hone number of petitioner:~/9-0306
Signatu re of petitioner:
99503
Note:
If more than one owner or more than one parcel is involved, the names and signatures of the
owners of each parcel must be attached on a separate sheet. If the applicant is a party other than
the owner, written authorization must be attached.
iummary of Required Information
~xisting zoning
Total site area
~rea of bodies of water
J2ross area of site
~umber of dwelling units
~)ensity
Useable open space
?ivate open space
~loor area of residential use
f mixed use)
Floor area of non-resid6,~dal use
~f mixed use)
Area of parking for non-residential use
R-6
21.10 Acres
3.37 Acres
24.47 Acres
19
0.78
16.04/66%
6.54/41%
N/A
N/A
N/A
20-016 (5/77)
Office Use
Case File No:
Fee
Received by
Ownership verification
Concept hearing date
Final hearing date
Appeal hearing date
Approved
Denied
LAKE 0~ THE HILLS EAST PLANNED UNIT DEVELOPMENT
NARRATIVE REPORT
Site Description:
The site contains 24.47 acres including the west half of the adjacent
Phillips Street right-of-way on the easterly boundary~ The site is
moderately vegetated with a small creek meandering approximately midway
through the site from east to west. A man made impoundment occupies a por-
tion of the site along the westerly boundary. The impoundment was
initially created by Mr. Albert F. Nighswonger in the late 50's or early
60's~Z}. In September 1979 the Corps of Engineers prepared an inspection
report of the dam creating the impoundment and made several
recommendations. Corrective measures responding to the recommendations are
in progress. The dam creating the impoundment has flooded additional area
to the east. A significant portion of the site does not lend itself to
conventional R-6 development because of soil and ground water conditions.
II. Planning Objectives:
The petition area is currently zoned R-6, suburban residential district
(large lot). The R-6 district is designed to encourage low density
residential development while at the same time preserving and enhancing
those physical and environmental features which add to the desirability of
suburban residential living.(1} As the site is presently zoned, the min-
imum lot size is 1-1/4 acres for single family dwellings. This allows
little flexibility in lot layout and in siting the dwelling units.
The first and paramount planning objective of the proposed planned unit de-
velopment is to provide single family residential dwelling units with mini-
mum environmental disturbances. The optimum solution is to cluster the
residential units in the areas most suitable for development and retain a
significant portion of site in its natural state. Clearly, this objective
can best be achieved through a planned unit development which is within the
parameters of the existing land use regulations. The second planning ob-
jective is to provide quality housing to the public at the most affordable
cost. This objective requires maximum utilization of the most suitable
ground for development purposes. This objective cannot be met under the
current R-6 zoning. The density under the planned unit development will be
the same as that under the R-6 zoning.
1. Title 21 of the Anchorage Municipal Code, Paragraph 21.40.080(A).
2. Phase I - Inspection Report, National Dam Safety Program, Alaska District
Corps of Engineers.
III. Development Schedule:
It is the petitioner's intent to complete the development of the roads, wa-
ter system, trails and other improvements during the 1981 construction
year. Additionally, the seeding and landscaping will be completed during
1981 if possible, before August 15. If not, this work will be delayed un-
til the 1982 season. Development on the individual lots will be by the
private lot owner and will occur over the next three years (estimated).
IV. Ownership:
Lots 1 through 19 will be offered for sale to the public. Ownership of the
lots will transfer to the private owner. Tract A will be held in common
ownership by the new Lake 0° The Hills East Home Owners Association for use
by its members and those of the existing Lake O' The Hills Home Owners
Association. Tracts B, C and D will be held in common ownership by the new
Lake O' The Hills East Home Owners Association.
Planned Unit Development Structure:
Attached with this application is a preliminary copy of the Protective
Covenants and the Home Owners Association Agreement for the proposed
subdivision. As described in the covenants, a home owners association will
be formed. The purpose of the association will be to maintain the common
areas and to carry out the intent of the covenants. The association may
adopt bylaws and elect officers to conduct its affairs, make improvements
to the subdivision, bring legal action to enforce the covenants and other
type of lawful actions. The agreement also provides for common usage of
Tract A (lake and beach tract) by residents of the existing Lake O' The
Hills Subdivision as well as those at the proposed Lake O' The Hills East
Subdivision.
VI. Planned Unit Development Open Space:
Three types of open spaces are provided within the proposed subdivision.
Lots 1 through 19 will be held in private ownership. The private open
space computation is based on a minimum of 15,000 square feet of usable
open space per lot, allowing for the area occupied by the main structure,
driveways and parking aprons. The second type of open space is Tract A
(lake and beach tract) which is provided for common usage of the existing
Lake O' The Hills Home Owners Association and the new Lake O' The Hills
East Home Owners Association. The third type of open space is that
provided by Tracts B, C and D which will be held in common ownership by the
new home owners association. This provides a grass playfield on Tract B
and two large Tracts C and D which will be retained in a natural state.
VII. Vehicular Circulation and Traffic Anaylsis:
Access to the proposed subdivision will be from O'Malley Road via
Stoneybrook Drive. It is the petitioner's intent to upgrade Stoneybrook
Drive to present Municipal hillside standards, improving the alignment,
grade, site distance (particularly the approach at O'Malley Road) and
drainage. Based upon estimated current driving habits, the proposed 19
dwelling units would generate an additional 120 vehicle trips per day.
This combined with the traffic generated from the other surrounding lots
should fall well under the design capacity for a road of this type.
All internal and peripheral subdivision roads will be improved to Municipal
hillside standards with strip paving.
VIII.Environmental Concerns:
During the development of the project, there may be some minor interim de-
gradation of the air quality and water and noise impact on the immediate
surrounding community. However, this should be a very short duration. In
the long term, landscaping and seeding is proposed to revegetate all dis-
turbed areas.
IX. Utilities:
On-site waste disposal systems are proposed for sewage disposal. The lots
are sufficiently sized for location of on-site systems with replacement
areas. A detailed soils report and analysis accompanies this application.
The soils report indicates that within the areas of proposed waste disposal
systems, the soils consist of silty sands and gravels with percolation
rates varying from good to fair. The private lots are of sufficient size
to allow initial, placement of the on-site system with area for replacement
should that be necessary in the future. Water will be supplied via a pri-
vate water well supply and distribution system. The water supply and
distribution system will meet Municipal and State criteria. Existing
power, telephone and gas facilities surround the proposed project. The
utility Owners indicate no capacity concerns in the area.
X. Conditional Use Finding:
Use of the conditional use will not be detrimental to the general wel-
fare of the community because there will be no increase in the density
allowed under the underlying R-6 zoning. The objective of the project
is to improve the design allowed under the R-6 zoning by clustering
the dwelling units in the areas most suitable for development. This
leaves that portion of the site, which is environmentally sensitive,
in an undisturbed state.
The uses proposed are appropriate to the general area in which the
project will be located because the project consists of a large lot
residential subdivision similar in character and life style to the
surrounding developments.
The development will not have a substantial negative aesthetic effect
on the locale of the project, in that the main objective of the pro-
ject is to provide a more positive aesthetic appearance by avoiding
the environmentally more sensitive areas and reseeding and
revegetating all areas disturbed during development.
o
0
The proposed conditional use is in accordance with the comprehensive
plan in that the density is the same as that allowed under the
underlying zoning and the character of the project will be similar to
the surrounding large lot residential development.
The proposed use will not subject surrounding properties and pedestri-
ans to hazardous traffic conditions in that traffic generated by this
use would be no different in volume or type than that associated with
the surrounding developments. The volume generated by this use would
be the same as that were the project developed in accordance with the
underlying zoning.
FOR
LAKE O' TIlE IIILLS EAST SUBDIVISION
on the date herelmafter set forth, for the purpose oi
~ostricti~g and protecting certain real property located in the
minimum building setback line unless similarly approved. The
from building s~tes and driveways or that are unsafe. Approval
A-4 BUILDIIIG LOCATION
[~ building shall be located oil any lot nearer thall:
30 feet to any street line;
50 feet to the meander llne of the lake, accQrding to
10 feet to any otber lot line.
porches shall not be considered as a part of a building;
than 6 feet less than the minimum setbacks provided above. It
in size by re-subdivision for a period of ten years from tbe
-2-
four feet square per lot to advertise the sale or lease of such
lot. However, the Declarant may erect attractive signs of
appropriate size at the entrances to the subdivision, with the
name of the subdivision thereon. It is further provided that
the individual owners of lots and residences thereon may erect
attractive signs of appropriate size and design at one driveway
entrance to each lot to idenflfy the owner or resident
therein. ~he aforesaid may be in addition to any mailbox
identification.
NO oll drilling, oll development operations, oil
refining, quarrying or mining operations of any kind shall be
permitted upon or in any lot, nor shall oll wells, tanks,
tunnels, mineral excavations or shafts be permitted upon or in
any lot. No derrick or other structure designed for use in
boring for oil or natural gas shall be erected, maintained or
permitted upon any lot.
A-Ii LIVESTOCK AND POULTRY
NO animals, horses, livestock or poultry of any kind
shall be raised, bred or kept On any lot, except normal
household pets, e.g. dogs, cats; provided that they are not
kept, bred Or maintained for any commercial purpose. Provided
that a suitable stable facility for the keeping of horses owned
by the subdivision lot owners may be constructed On tract of
the subdivision. Provided, further, that no more than two
mature dogs may be maintained outside of the residence and
shall be restrained as necessary to prevent their becoming
nuisances.
A-12 GARBAGE ~D P~FUSE DISPOSAL
}]o lot shall be used or maintained as a dumping ground
for rubbish, trash and garbage. All such matter shall be kept
in clean and sanitary containers which shall be kept out of
sight except at time of Dick-up. No burning of such matter
shall be permitted,
A-13 %~ATER SUPPLY
No individual water supply system shall be permitted
on any lot unless s~ch system is located, Constructed and
equipped i~ accordance with the requirements, standards and
recommendations of the Municipality of Anchorage. Approval of
such system as installed shall be obtained from such
authority.
A-14 SEI'~AGE DISPOSAL
NO individual sewage disposal system shall be
permitted on any lot unless such system ~s designated, located
and COnStructed in accordance with the requirements, standards
and recommendations of the Municipality of Anchorage. Approval
of such system as installed shall be obtained from s~ch
authority.
-3-
A-15 SIGHT DISTANCE AT I[;TERSECTIONS
NO fence, wall, hedge or shrub planting which
obstructs sight lines at elevations between 2 and 6 feet above
the roadways shall be placed Or permitted to remain On any
corner lot within the triangular area formed by the street
property lines and a line connecting them at points 25 feet
-4-
be used exclusively by the Association and by members of LAKE
O' TI{E HILLS I~EST SUBDIVISION, which subdivision adjoins LAKE
O' ~HE IIILLS EAST SUBDIVISION.
B-3 USE OF COMMON AREAS
boating, skating, swimming, hiking, cross-country skiing and
any other la~;ful purpose decided upon by the Association;
any powered craft or vehicle be permitted, including, but not
all-terrain vehicles, cars and trucks. This restriction shall
common areas or installation of utilities into or through the
B-4 DISPOSITION OF CO[.~ON AREAS
By vote of the Association as hereafter provided, the
Association may sell, subdivide, convey for public use, grant
easements or by any other means dispose of all or any part of
its interest in the common areas or portions thereof. Any
proceeds arising from any disposition may be used to acquire
additional properties, make improvements to the subdivision or
common areas or any other purpose of the Association or may be
distributed to the members.
B-5 PURPOSES OF THE ASSOCIATIOI;
The purposes of the Association shall be to maintain
the lake, dam and other common areas and to carry OUt the
intent of these covenants. In addition, the Association may
adopt by-laws and elect officers to conduct its affairs, make
improvements to the subdivision, bring legal actions to enforce
these covenants, obtain liability or casualty insurance, and
undertake any other lawful action or enterprise to maintain and
enhance the quality of the subdivision.
The Association shall make assessments against its
members to maintain a~d i~prove the lake, dam and other common
areas. However, no member shall be assessed until such time as
the common areas are conveyed to the Association in a condition
fit and proper for their intended use. All costs to put the
common areas i~ such condition shall be borne by the
Declarant. The Association may make other assessments to carry
out its purposes, except that no assessments shall be ~ade for
initial road construction nor for initial placement of
underground electrical lines to each lot, which costs sh~ll be
borne by the Declarant. With respect to roads, the Declarant
agrees that such roads shown On the plat shall be completed to
provide twenty-four (24) feet of paved road surface and cleared
to a width as required by the Municipality. The road shall be
drained, providing culverts wherever needed. All assessments
shall be on a per-lot basis. Assesmsnts which are unpaid, and
remain unpaid for a period of thr~e months, or longer, shall
-5-
become a lien on the lot of the member failing to pay said
assessment. Said lien shall be reduced to writing and
B-7 VOTING
multiple ownerships, having one full vote for each lot owned.
PA~T C - ARCHITECTURAL CONTROL COMMITTEE:
O' THE HILLS EAST SUBDIVISION shall be composed of Buster
all of Anchorage, Alaska.
After one-third of the total of lots designated in the
plat are sold, the LAKE O' THE HILLS BAST }IOMEO[~ERS'
agreed by them. After 100% of the lots are sold, the
replacing the remaining original member of the Committee.
A majority of the Committee may designate a
the lots shall have the power through a duly recorded written
-6-
(h) Committee acceptance or rejection ~hall be in
writing, signed by one or more members, and in the case of
rejection of proposed plans, the written rejection shall set
forth with speeifleity the reasons for rejection, naming the
exact restriction, zoning ordinance or other provision which,
in the Committee's view, has been violated by the proposed
plans, In the event the Committee fails to respond in writing
within the twenty-one days herein provided, the plans and
specifications shall b8 deemed approved as submitted.
(c) If, in the event the Architectural Control
Committee shall disapprove plans, based upon aesthetics or
design objections, only; then the parties in interest agree to
submit any such matter to binding arbitration under the
following formula:
(1) ¥;ithin five (5) days after receipt of any
written disapproval by the Ar'chiteotural Control Committee, the
party seeking to build or make use of any lot or lots
Concerned~ may request arbitration. Such request or ~otiee of
same shall be in writing and shall be served either personally
upon any member of the Architectural Control Committee, or by
(4) The arbitrators' decision shall be reported
-7-
(6) In the event the decision of the arbitrators
is adverse to the parties seeking approval, such party Or
part~es may resubmit redesignated plans to the Committee in
such manner as ori~inally required to be submitted. In such
event, on re-subdivision, the Architectural Control Committee
shall be limited to only ten (10) days for written approval or
rejection.
PART D - GEIIERAL PROVISIO~;S - COVE~IANT FOR FUTURE DEVELOPI4ENT:
binding on all parties and all persons claiming under them for
a period of twenty-five (25) years from the date these
unless an instrument signed by a majority of the Association
members~ including a majority of the Class A ~e~bers~ has been
recorded, agreeing to the termination Of said covenants.
shall be discussed and resolved. The Associations shall agree
which assessments shall be implemented and enforced according
to the provisions of B-6 and D-3 of these covenants. Any
arbitration pursuant to the Uniform Arbitration Act (A.$.
09.43.010, et seq.).
provisions which shall remain in full force and effect.
-8-
DATED at Anchorage, Alaska this
1981.
day of
By:
Buster Newton
STATE OF ALASKA )
T~{IRD JUDICIAL DISTRICT )
TIllS IS TO CERTIFY that on the day of
that he executed the foregoing instrument for and on behalf of
NE%~OM I~ESTMENT COMPAq;Y; that he is of said
act of said corporation, by him performed.
Notary Public in and for Alaska
My Commission Expires=
-9-
April 16, 1981
~=515 A STREET
ANCHORAGE~AK. 99503
PH. S07- 278-4245
0716
Mr. Henry T. Newton
411E. 36th Avenue
Anchorage, Alaska 99503
Re: Proposed Lake O' The Hills East Subdivision
Subsurface Soils Investigation
Dear Mr. Newton:
This report presents the results of our soils investigation for the proposed
subdivision of approximately 25 acres of land located south of O'Malley Road at
the southern end of Stoneybrook Drive. The field investigation was conducted
between March 6 - 10, 1981. The results of that investigation are included in
this report as follows:
Vicinity Map
Test Hole Location Map and Proposed Subdivision Layout
Test Hole Logs (Sheet 1 - 20) with Perculation Test Data
Summary of Laboratory Test Data
Standard Explanatory Information
Drilling was accomplished using a mobile drill rig mounted on a Nodwell vehicle
owned and operated by Denali Drilling, Inc. The test holes were logged and
perculation tests conducted by an engineer from our firm. Alaska Testlab per-
formed laboratory tests on grab samples taken durin§ the drilling operation to
substantiate the field logging.
The purpose of the investigation was to provide sufficient soils data for
establishing the feasibility of on-site disposal of sanitary waste using drain
fields. To accomplish this, we drilled 20 borings located across the site as
shown on the attached test hole location map. The borings were distributed
across the site to attempt to identify the various soil zones for perculation
characteristics and water table. During the drilling, our engineer was present
to log the holes and to obtain grab sample~ of the various soil types. All
soils were visually classified in the field in accordance with the unified
classification system as described herein. The grab samples were brought back
to the laboratory for further analysis and to verify the field logs.
In addition to the field logs and soil sampling, perculation tests, in accord-
ance with Municipal DHEP criteria, were conducted in most of the holes.
Perculation test results are presented on the soil log reports.
GORDON D. UNWIN, P.E.
LEO SCHEE~EN.JR..P.E.,L.S. EARL D. KORYNTA,P.E.
JAMES A. HUETTL.A.I,A,
Mr. Henry T. Newton
April 16, lg81
Page Two
SITE AND SOIL CONDITIONS
The site is a rectangular parcel approximately 1,330' long from north to south
and approximately 800' wide. A manmade impoundment occupies a portion of the
site along the westerly boundary. A small creek flows from east to west approx-
imately midway through the site. The entire site generally slopes from east to
west with average slopes of 5% to 10%. However, three prominent knolls disrupt
this general pattern.
Based on the subsurface investigation, it appears that only three portions of
the site are suitable for on-site waste disposal. The first of these
(identified as Zone 1) is along the northerly boundary of the site. Test holes
1 through 4 are characteristic of this area. These holes showed a shallow sur-
face organic mat with underlying soils consisting of brown, silty sandy gravel,
GM. The four holes had an average perculation rate of 6.1 minutes per inch at
an average depth of 6' to 8' below the surface. No water table was evident
within 15' of the surface at the time of drilling and the soils were generally
dry at depth.
The second suitable area (Zone 2) is located along the easterly boundary of the
site. Test holes 6 through l0 are characteristic of this area and also showed a
shallow surface organic mat with underlying brown, silty sandy gravels. The
perculation rate in these test holes averaged 8.2 minutes per inch. At the time
of drilling, water tables were evident in test holes 6, 7 and 10 at the approxi-
mate 12' level. Zone 3, the south westerly portion of the site also appears to
be suitable for on-site waste disposal. Test holes 14 through 17 are
characteristic of this area. These holes again showed brown, silty sandy
gravels. The perculation rate in these holes averaged approximately 16 minutes
per inch. Test hole 15 showed a water table below the 12' level at the time of
drilling. The other holes were dry at depth.
The remainder of the site is identified as Zone 4. The test holes in this zone
showed unsuitable conditions for on-site waste disposal because of high water
table and organic material. We hope this analysis is sufficient for present
needs. If we can offer further clarification, please do not hesitate to contact
me,
Very truly yours,
1 D.~Korynta, P.E.
EDK/srw
Enclosures
SOILS
SHEET
__OF
PROJECT
CLIENT
W. 0,
Lake O' The Hills
H.T. Newton
0716
TEST HOLE NO. 1
ELEV. TOP OF HOLE 822
DATE February 6, 1981
Organi~ Material
Moist, Brown, Silty Sandy Gravel, GM
More silt at depth
Wet, Brown, Silty Sandy Gravel, GM
Bottom of Hole'
( No Water Table~
ition Rate 4.5 min/
Time '~Depth-~c-o~ter
8:04 7'8¼"
8:14 8'2-3/4"
8:24 8'7¼"
8:34 8'10½"
8:44 9'1¼"
8:54 9'3½"
9:04 9'5¼"
UNWIN · SCHEBEN · KORYNTA · HUETTL
~515 A STREET
SOLES
tOG
SHEET
OF__
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 2
ELEV. TOP OF HOLE 823
DATE February 6, 1981
Organic Material --
Moist, Brown, Silty Sandy Gravel, GM
Cobblers and Boulders --
Layers of Sand and/or Silt
Perculation Ra~e<4.1 min. ~// --__
Time De p t'h-t o~F~r
7:58 5' 11-3/4" _
8:08 6'7¼"
8:18
8:28 7'2¼"
8:38 7'5"
8:48 7' 7½"
8: 58 7' 9½"
, I ~ FY'-~ ~/-J ~ UNWIN · SCHEBEN · KORYNTA a HUETTL
"' ILJ~------~ ~-'~q~-----ll 2515 A STREET .
PROJECT
CLIENT
W. 0.
SOILS
LOq
SHEET
OF
Lake O' The Hills
H.T. Newton
0716
TEST HOLE NO. 3
ELEV. TOP OF HOLE 829
DATE February 6, 1981
Rraanic Material --
Moist, Brown, Sil~ San~ Gravel, GM
Cobblejs and Boulders
Layers of Sand and/or Silt __
er Ta _
Time Depth to Water __
8:20 2'6-3/4" --
8:30 --
8:40 3'5" --
8:50 3'7¼" --
9:00 3'9¼" --
UNWIN · SE:HEBEN · KORYNTA · HUETTL.
~:~515 A STREET
SOILS
SHEET
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 4
ELEV. TOP OF HOLE
DATE February 6, 1981
8i7.0
Organic Material
Moist, Brown, Silty Sandy Gravel, GM
Some Cobbte~
Moist, Brown, Gravelly Sand, SW
No Water Table
8:42 7~1
8:52 7'3"
9:02 7'4-3/4"
9:12 7'6"
9:22 7'7"
9:32 7'8"
UNWIN · S[~HEBEN · KDRYNTA · HUETTL!
2515 A STREET . '
'i
SOILS
SHEET
OF
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
WoO. 0716
TEST HOLE NO. 5
ELEV. TOP OF HOLE 820
DATE February 6, 1981
B~own Peat, Pt
rTable
Saturated, Grey, Silty Sand, SM
Bottom of Hole --
Water Table at 3.0
UNWIN · SCHEBEN · KORYNTA m HUETTL
2515 A STREET
SOl IS
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
SHEET
TEST HOLE NO. 6
ELEV. TOP OF HOLE 832
DATE February 7, 1981
OF___
'0rqanic Material
Moist, Brown, Sandy Graveli GW
-~ Moist, Brown, Gravelly Sand~SW ~
Water Table
Bottom of Hole
Water Table at 13.0
Percualtion Rate 7.5 min/inch
Time Depth to Water
12:35
12:45 5'2¼"
UNWIN · SCHEBEN · KORYNTA ~ HUETTL
2515 A STREET
ANCHORAGE, AK. 99503 276 - 4245
5;0115
SHEET
OF
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 8
ELEV. TOP OF HOLE 836
DATE February 7, 1981
Orqanic Material
Moist, Brown, Sandy Gravel, GW
Grab Sample ~.& ~/o ~:'~ -"~" ~
Moist, Brown, Silty Gravelly Sand, SM
Bottom of Hole
No Water Table /~~
~i~® Ra~e~'6 min/inChpt~t~o,Water~ ~
12:43 5'5"
12:53
1:03 5'8"
1:13 5'11½"
1:23 6'3/4"
1:33 6'1-3/4"
1:43 6'3"
UNWIN · SCHEBEN . KORYNTA I HUETTL
::~515 A STREET
ANCHORAGE, AK. 9950:3
~,~ ~'~ ~ SHEET OF __
5;01 IS !. 0 ~t~
, [
PROJECT Lake 0' The Hills
CLIENT H~T. Newton
W.O. 07]6
TEST HOLE NO. 10
ELEV. TOP OF HOLE 840
DATE February 7. 198]
Oraanic Material
Moist, Brown, Sandy Gravel, GW
Moist, Brown, Silty Sandy Gravel, GM Z
Water Table
Cobbl em
Bottom of Hole --
Water Table at 11.0
Perculation Rate
UNWIN · SI-%HEBEN · KORYNTA · HUETTL.
J~-51S A STREET
ANCHORAGE, AK. 99503 278-4245
5;01LS LOLl,
SHEET
OF
PROJECT Lake 0' The H~lls
CLIENT H,T, Newton
W.O. 0716
TEST HOLE NO. 11
ELEV. TOP OF HOLE 832
DATE February 9, 1981
Brown Peat, Pt
Water Table
Saturated, Grey, Gravelly Silty Sand, SM
Bottom of Hole
Water Table at 2.5
UNWIN · SC:HEBEN · KORYNTA · HUETTL.
2515 A STREET
SHEET. OF__
SOLES·
tOG
PROJECT Lake O' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 12
ELEV. TOP OF HOLE 825
DATE February 9, 1981
Brown Peat, Pt
Water Table
Saturated, Brown, Silty Sandy Gravel, GM
Bottom of Hole
Water Table at 2.5 --
UNWIN · Sr-HEBEN · KORYNTA ~ HUETTL
2515 A STREET
SHEET
OF,
PROJECT Lake O' The Hills TEST HOLE NO. 13
CLIENT H.T. Newton ELEV. TOP OF HOLE 818
W.O. 0716 DATE February 9, 198!
Brown Peat, Pt
Grey/Brown, Sandy Gravelly Silt, ML.
Water Table --
Brown, Silty Sandy Gravel, GM
Bottom of Hole
Water Table at 5.0
UNWIN · SCHEBEN · KORYNTA · HUETTL.
::'515 A STREET
ANCHORAGE, AK. 99503 276-4E45
SOILS
SHEET
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 14
ELEV. TOP OF HOLE 820
DATE February 9, 1981
Orqanic Material
Moist, Brown, Silty Sandy Gravel, GM --
Cobbles
k Grab Sample Y'/'</ % ~7 ~z'2~ ~
Bottom of Hole
No Water Table -J ......... ~ ~
10:27 7'2½"
10:37 7'4"
10:47 7'5"
10:57 7'6"
11:07 7'6½"
UNWIN · SCHEBEN · KOI::IYNTA · HUETTL
2515 A STREET
SHEET
OF
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. ]5
ELEV. TOP OF HOLE 822
DATE February 9, 1981
Oroanic Material
Moist, Brown, Silty Sand, SM
Moist, Brown, Silty Sandy Gravel, GM --
Bottom of Hole --
No Water Table
Perculation Ra~e 30 min/inch/
Time ~epth
UNWIN · SCHEBEN · KORYNTA · HUETTL.
2515 A STREET
ANCHORAGE. AK. 9950:3
SOILS
SHEET
OF~
PROJECT Lake 0' The Hills
CLIEN? H.T. Newton
W.O. 0716
TEST HOLE NO. 16
ELEV. TOP OF HOLE 820
DATE February 9, 1981
Oraanic Material '-
Moist, Brown, Gravelly Sand, SW
Moist, Brown, Silty Sandy Gravel, GM
Bottom of Hole ~
No Water Table~' ~
Perculation Ra~e 17.1 min/inch Z
Time Dept~to Water / Z
10:23
t0:33 6'½"
10:43 6'1½"
10:53 6'2¼"
11:03 6'2-3/4"
11:13 6'3¼"
UNWIN · SCHEBEN · KORYNTA · HUETTL
2515 'A STREET
ANCHORAGE. AK. gBSOm ~?~-a~a~
SOILS
SHEET
OF
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 17
ELEV. TOP OF HOLE 824
DATE February 9, 1981
Orqanic ~terial
Moist, Brown, Sil~ San~ Gravel, GM
Bottom of Hole
No Water Table~i-
Perculation Ra~ __
10:09 __
10:29 7'6½" __
10:39 7'7¼"
10:59 7'9" --
~'~1 ~"~ SHEET, OF.__
:SOILS lOG;
PROJECT Lake 0' The Hills TEST HOLE NO. 18
CLIENT H.T. Newton ELEV. TOP OF HOLE 824'
W.O. 0716 DATE February 9, 1981
Water Table Brown Peat, Pt
Saturated, Brown, Silty Gravelly Sand, SM --
Bottom of Hole
Water Table at 1.5
UNWIN · SCHEBEN · KORYNTA · HUETTL
2515 A STREET
OILS
SHEET
PROJECT Lake 0' The Hills
CLIENT H.T. Newton
W.O. 0716
TEST HOLE NO. 19
ELEV. TOP OF HOLE 827
DATE February/ 19, 1981
Brown, Peat, Pt
Water Table
Saturated, Grey/Brown, Silty Sand, SM
Bottom of Hole --
Water Table at 4.0
UNWIN · SCHEBEN · KORYNTA a HUETTL
2515 A STREET
ANCHORAGE, AK. 99503 27ES-4~45
~'~,~ ~'~'~1 SHEET__
SOILS
PROJECT Lake 0' The HilTs TEST HOLE NO. 20
CLIENT H,T, Newton ELEV. TOP OF HOLE 81~.0
W.O. 0716 DATE February 9~ 1981
· Water Table
Brown, Peat, Pt
Saturated, Grey, Silty Sand, SM
Bottom of Hole,
Water Table at Surface
UNWIN · SCHEBEN · KORYNTA = HUETTL
2515 A STREET
ANCHORAGE. AK.
--- Alaska Testlab
4040 "B" Street Anchora[~e, Alaska 99503
APR 1 7 ~981
Phone (907) 278-1551 ( Telecopier (907) 272-5742)
¢ D E I T L
THE RESULTS f~F ThE ,,KCHAwtCAL r~&l'~ gJ'ZE
BY ALASKA Tk~[L~ O',~ 'r~E SUSdECT SA'4PLES.
ATT/,CiIED,
'~ ALSO A'I'TACHEO AkE T".,O I~'!FOR~,:~T~O~,,.';~L ,~HEETS: SUIL CLASS-
" IF;CAI']O,~ C~,~i AHD ThE UNIFIEb SOIl 8 CL~SSIFIC~[I~.'};',; SYo~E
S i~'~ P L F FES1P~;,
CC.'
,' ,~-~Alaska Testlab
Anchorage, Alaska 99503
RE~] IVEO APR 17 ]981
Phone (907) 278-1551
SHEET ! F~F 6
FKf]$T CLAS$IF IC ~TI f~:,J:
U!~'IF I E;~ CLA~$IF]C!TIGI":
( Telecopler (907) 272-5742 )
: Al'aska Testlab
4040 "B' Street Anchorage, A[aska 99503
~,*** PESULf$ -OF
APR 17 19ill.
Phone (907) 278-1551
8~,EET 2 OF 6
GRAI~'i SIZE Ak~4LYSIS ******
CLIE"'~T: '.i,~:I'~ SC,HE[!EN K KURYi,;IA
TEXT!JRE OE,~CPIPT]O!,?: SILLY
( Telecopiet (907) 272-5742 )
Alaska Tes iab
4040 "B' Slree! Anchorage, Alaska 99503
CLIE~C[: Uts',,Ii,~ SCME~E~ ~, KI;RYi'JTA
***********************
t
Phone (907) 278-1551
,¢£CEiVEO APR 17 1981
( Telecopier (907) 272-5742
SHEET 3 OF b
v~'.l). # A19739
SiZE
A;~ALYSI$ ******
Alaska
Testlab
Anchorage, Alaska 99503
'~-,dCEIVED APR 17 1981
Phone (907) 278-1551
~HEE_T ~ 0F
16 ~PP 1981
( Telecopier (907) 272-$742 )
CL1E~',I: uL; iN, $C~ERE .*~
]ESIED O,J la APR
Alaska Tes lab
4040 '~B' Slreel Anchorage, Alaska 99503
APR 17 1981
Phone (907) 278-1551
~;.F). r~ h19739
SiZE ;~',,aL YS I S
(Tele¢opier (907) 272-5742 )
APR
F~OST
IJ~,~ I F ~(Eh CL~SS} FICaT] O!v:
1ExIIJ~E 9ESCRIPTir,,~: SILLY
I J!;CH * a8o7
1/2 ii:Ch * 78.5 **
~'U. ~(,. * ~.3 **
G~AVELLY 8a'~O
Alaska Testlab
APR 1 ? 1§81
I,
4040 "B" Street
Anchorage, Alaska 99503
Phone (907) 278-1551
SH[ET 6 OF 6
,.U. ~ A19739
PR(]JE£I: LA~E-O-~ILL$
SA~PLE {)L$IGf'~ATIP~]: 81~3
$~A~PLE o? :TH-10
ELiE . I.;i~,,]i,, SrWERE~,i & KORYr.;TA
SA~"?LE ,~F~.i_. E$1E) t,', 1~ APR 1981
FROS[ CLA$$IFfc~ 110~v;
~/8 1 ~C,~ A 77.3
3/~ I~"C~ * 72.7
i,:(/. }0 * 57.0 **
;.:i). 190 * ~7.1 **
( Telecopler (907) 272-5742 )
· '.t.,(; 1ESfEo o,'} lq Apw 1981
GRAVEL
S01L
TEXTURAL
CLASSIFICATION
CHART
I \
GRAVEL 30°/o
CLAY "~
CLAYE~
OR
SILT~
SAND
0 I0
GRAVELLY SAND GRAVEL
20 ' 30 40 50 60 70 80 90
GRAVEL (+ ~ 4 SCREEN) % BY WEIGHT
100
FROST CLASSIFICATION SYSTEM "
NONFROST SUSCEPTIBLE 5OIL5 ARE INORGANIC 5OII.-5 CONTAINING LESS THAN 3% FINER THAN 0.02 mm.
GROUP5 OF FROST*SUSCEPTIBLE 5OILS:
FI. GRAVELLY SOILS CONTAINING BETWEEN 3 AND 20% FINER THAN 0.02 mm.
F2 SANDY SOILS CONTAINING BETWEEN 3 AND 15% FINER THAN 0.02 mm.
F3 a. GRAVELLY SOI_LS CONTAINING MORE THAN 20% FINER THAN 0.02 mm. AND SANDY SOILS
(EXCEPT FINE SILTY, SANDS) CONTAINING MORE THAN 15% FINER THAN 0.02 mm.
b. CLAY5 WITH PLASTICITY INDEXES OF MORE THAN 12. EXCEPT VARVED CLAYS.
F4 a. ALL SILTS INCLUDING SANDY SILTS.
b. FINE SILTY SANDS CONTAINING MORE THAN 15% FINER THAN 0.02 mm.
c. LEAN CLAYS WITH PLASTICITY INDEXES OF LESS THAN 12.
d. VARVED CLAYS.
18
· . I
III
IX/
UH $1J ITA~
LAKE O' THE HILLS EAST SUBD.
~ UNWIN,SCHEBEN · KORYNTA
¥
:1
/!
~,:} , J 1 J
'0'-I (@-~,8)
g
~' · ~%/ DEPARTMENT OF HEALTH & ENVIRONMENTAL PROTECTION ~
- ENVIRONMENTAL HEALTH CASE REVIEW WORK SHEET
',,,~ [] PLATTING BOARD [] PLANNING & ZONING
CASE NUMBER NAME
CU-81-51 A request for final approval of a condi~iona~
DATE RECEIVED
May 21,. 1981 use to permi% a pUD in the R-6 zone.
COMMENT TO PLANNING BY
May 27, 1981
FOR MEETING OF CASE OF
[]~'PUBLIC SEWER NOT AVAILABLE TO PETITION AREA
L
71-014 (Rev. 2/78)
)lanned unit
pplication
CONCEPT
develmment
MuniciPality of Anchorage
Planning Department
Pouch
Anchorage, Alaska 99502
Date:
,,J
Name of development:
Location of development:
( irrclude general legal description)
Lake O' The Hills East -: ~-:
W~.~, SE¼, NE¼, Sec 23, T12N, R3W, plus Lots 1-6, Bio~:'3 of Cromwell
Heights Subdivision, Anchorage, Al~s_~ao . ......
!o5
Name of petitioner: Henry T. Newton
Address of petitioner: .411 E. 36th Street, Anchorage, Alaska
99503
Now:
If more than one owner or more than one parcel is involved, the names and signatures of the
owners of each parcel must be attached on a separate sheet, if the applicant is a party other than
the owner, written authorization must be attached.
Summary of Required Information
Existing zoning
Total site area
Area of bodies of water
Gross area of site
Number of dwelling units
Density
Useable open space
Private open space
Floor area of residential use
(if mixed use)
Floor area of non-reside, rial use
(if mixed use)
Area of parking for non-residential use
R-6
21.10 Acres
3°37 Acres
24.47 Acres
19
0.78
16.04/66%
6.54/41%
N/A
N/A
N/A
Office Use
Case File No:
Fee
Received by
Ownership verification
Concept hearing date
Final hearing date
Appeal hearing date
Approved
Denied
thai Ihs development will not have a substantial negalive aeslhetic effect on the locale et the
projscl. Refer' ~:0 t;he a~:"~ached na~'~'at:'ive.
that the condiliona( use is in accordance with the Comprehensive Plan ..
....Refer' ti0 the attached nard'alive.
that the proposed uae will not subject Surrounding properlles and pedestrians to h,,zardous
V. At least 18 c°pies°f a detailed site plan must be submiited with the application. The silo plan musl show~.
- vicictly map showing the proposed deYeJopmenl in relalion to surrounding development,
streets and utilities
- topography showing conlours al 10' intervals (if applicable)
- exact location of all buildings and ~tructures (existing and proposed)
.-..existing and proposed vehicular access circulation and perking, storage, service, and
loading areas (if applicable)
- any pedeslrien circulation
- any fencing, landscaping, and buffering ·
VI. Petitioner's Agreement~
I understand thai 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.
l hereby atfirrn that the above information is true and correct to the best of my knowledge, I atso affirm
that I am the true and legal property owner or the authorized agent thereof for the property subject herein,
( ) OF THE OWNER(a} OF THE
PHONENO,
CASE
NO.
RETUI~.;, ~COMHEHTS TO:
MUNICIPAL PLANNING DEPART:dENT
Zoning and Platting Division
Pouch 6-650
.~nchorage, Alaska 99502
264-4215
request to rezone
to
request to amend Title
approximately
a ~j~_ ~l~lP~o.gf ANCHORAO~
- D~P~ OF H~ALTH &
ENVIRONM[N.rAL
21 to
j~,IV 0
.... J. 198
RECEIV.[D
A request for concep~pprova! of a conditional
use to permit a ~7~P
A request for an amendment to a conditional use
A site plan review for
COX[dENTS:
DISTRIBUTION: STANDARD DISTRIBUTION
(Public Projects) Urban Beautification Comraission
(ordinanc,e, AmDndments) Fiunicip~al Attorney's office
CASE:
PETITIONER:
REQUEST:
TOTAL AREA:
LOCATION:
CURRENT ZONE:
co=unity counci=
MAILOUTS
Mailed
Favor
Against
Unclaimed
Other
CASE:
PETITIONER:
REQUEST:
TOTAL AREA:
LOCATION:
CURRENT LEGAL:
CO~MISSION
ASSEMBLY
S-5720, LAKE O' THE HILLS EAST SUBDIVISION,
BLOCK 1, LOTS 1-19.
Henry T. Newton.
Subdivide unsubdivided land and resubdivide
six lots into nineteen lots.
24.48 acres.
South of Mountain Lake Drive, east of Phillips Street.
Unsubdivided land located in the W1/2 SE1/4 NE1/4
Section 23 excepting the NWl/4 SE1/4 NE1/4 Section 23,
and Cromwell Heights Subdivision, Block 3, Lots 1-6,
NE1/4 Section 23, T12N, R3W, S.M., Alaska.
M nicipality Anchorage
MEMORANDUM
DATE:
TO:
F ROM:
SUBJECT:
,,~/..A.f/? ,, ~ I
· John Lynn, Environmental Health Division
Gail Brower, Traffic Engineering Division
Bettie West, Zoning Enforcement Section
B.J. Morton, Engineering Division
Ross Fossberg, Fire Prevention Division
/~,~_ ~ , Zoning and Platting Division
Post-Application Review Meeting
The new Post-Application Review Meeting for Conditional Use
applications will be held 2:00 p.m., Friday, .~//d ~
in the Planning Department Conference Room, 5t. Floor Hill Building.
We will discuss:
Please attend and please have your comments ready.
FINAL CONDITIONAL USE APPLICATION
'~i'~il'm' JII Ptannlng Department
Anchorage, Alaska 99502
ca*e r,e No. ¢//" E/-~'/
Cate Received
~,, v~O.~'
P.C.P.H. Date
h The undersigned hereby applies to fha Municipality o! Anchorage for finaLa.pproval of:
II. Description: (use additional paper il necessary)
Legal description of the area requested ior the conditional use
TI. 2N, RIW, plus Lot ). through 6, 8lock 3 of Cromwell Heights Subdivision,
.Anchorage, Alaska.
"Area (square feet or acres) of the petition area, 24.48 Acres
Current zoning of the petition area
Present ownership of the petition area Henr~' T. Newton
Ill. Application Information: (use additional paper tf necessary)
Section or subsection of ordinance under which conditional use is authorized 21_. 50. [30
Explain the planning objectives to be achieved, including a description of the character of the
proposed development and an explanation of the factors that determined the particular
scheme proposed _,Refer te the attached narrative,
IV.
Provide the starting and completion dates for construction (for each phase, i! applicable)
Refer to the attached narrative.
Provideaatatementofintentastoflnalownership~.P~er to the ~ttached narrative.
lots 1-19 will be offered for sale to the ~ublic, Tracts A, B, C and D will
be held in co,on ownprship 6y the Lake O' The Hills East Home Owners Assoc.
DondJtional Use F)ndings: (use addifional paper if necessary)
A resotution g~andlng final approval may be adopted only if il includes the following findings.
Explain how your proposal satisfies these findings.
that the proposed construction and use of the conditional use will not be detrimental to the
~eneral welfare ol the community . to the attached narrative ·
that the conditional use meets the standards and reguiFaments prescribed by the zoning
regulations Refer to the attached P.U.D. applicaton.-
thatthereareadequateexlstingsewagecapacity, trans ?rtatlonfacili. fies energ supplyqnd
water supply to serve the proposed conditional uae. ~J?"er to the a t{acile~ na~'ratl ye
that the condilional use conforms to the intent of the zoning ~listrict Refer to 2).. J0.080
(D)'4 and attached narrative.
3
ALPS Ave
Ave
28 I
R-8
~LATNA
TR '(~
CIRCLE,