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Home My WebLink AboutPlat (19)'1 oo ~ I I Z n 1.1_1 _21 DT1003137 '" Z 150' Sito' ,o9£ 2.2o' .1088¥ 195' L.o'T" MUNICIPALITY OF ANCHORAGE Departmer of Health & Environmental rotection Environmental Health Division Case Review Worksheet Case Number I Date Received I Comments Due BY 83-066 March 16, 1983 April 1, 1983 Subdivision or Project Title: ~ A final approval of a conditional use t~ permit Springf~states ~$t~,, development ~)/./2~p ~{~) Public water available ublic Sewer available ( ) Communzty water available planned Comments: PETITIONER: REQUEST: TOTAL AREA: LOCATION: CURRENT ZONE: ( ( MAILOUTS Mailed Favor Against Unclaimed Other COMMISSION Community Council) Federation of Community Councils) ASSEMBLY gbl/ng7 RETURN COMMENTS TO: CASE NO. _~ S~O~ , A request to A request to MUNICIPAL PLAN.ING DEPARTMENT Zoning and Platting Division Pouch 6-650 AnchQ~ge, Alaska 99502 rezoo~x%~pr, o~¢~a'fiely~ acres from amend Tltl~%l to A request for ~final approval of a conditional use to permit a ~,~,[~ in the ~-~ zone. A request for an amendment to a conditional use A site plan review for COMMENTS: Planning & Zoning Commission Public Hearing Date: ~/~/~ ...... ............................. DISTRIBUTION: STANDARD DISTRIBUTION (Public Projects) Urban Beautification Commission (Ordinance Amendments) Municipal Attorney's Office ~ ~ Community Council Federation of Community Councils gbl/ng6 FINAL CONDITIONAL USE APPLICATION Municipality of Anchorage Planning Department Pouch 6-650 Anchorage, Alaeka 99502 I, The undersigned hereby applies to tho Municipality o[ Anchorage for final approval of: check one (X~ new conditional use ( ) amendment to a condltiona~ use II. Description: (useaddlt[onal paper if necessaty) r Legal descrlptlon of the area requested for the condNional use East I/2./\Northwest._l/4 Section [5, Townshi~ I2 North. Range 3 We~t, Seward Meridian- Area (square feet or acres) ofthepetit~onarea 55 Acres ~ + ~ Current zoning of the petNton area R-6 ~ ~ /~ iq~. Y ~:~/~ Presenlownetshlpofthepetltlonarea Be~nq ouFchased f~om GeoFqe A~cand and Ed ~; w~ll be owned b~ EXC0, [nc b~ Ap~l [, [983 IlL Application In~of~i~use additional paper if necessary) Section or subsecgon of ordinance under wMch conditional use is authorized ~[.40.080 Explain the planning objectives to be achieved, including a description ol the character of the proposed development and an explanation o~ the factors that determined the padlcular scheme proposed S[E ATTACHED Provide the stalling and comp~etio~ dates for construction (for eac~ phase, if applicable) TO be completed tn [~83 cons[~uc[1on season. Provide a statemen~ of lnlenJ as to flnal ownership Stnqle faintly homes and lo~s wt11 be p~fva~ely owned - common a~eas wtll be owned and maintained Homeowners Association. IV. Conditional Use Findings: (use addNional paper If necessa~) A resolution granding hnal approval may be adopted only if it includes the ~ollowing findings. Explain how your proposal satisfies these findings. that the proposed construction and use of the conditional use will not be detrimental to the general welfare o~ the community. SEE ATTACHED that the conditional use meets the standards and requirements prescribed by the zoning regulations SEE ATTACHED that there are adequate existing sewage capacily, (ransportation facilities, energy supply and water supply to serve the proposed condillonal use SEE ATTACHED that the conditional use contorms to the in(ant of the zoning district SEE ATTACHED treat the use or uses proposed are appropriate to the character of the area in which the project will he located SEE ATTACHED that Ihe development will not have a substantial negative aesthetic effect on the locale of the project SEE ATTACHED that the condilional use is in accordance with the Comprehensive Man SEE ATTACHED that the proposed use will not subject surrounding properties and pedestrians to hazardous trafli¢ conditions SEE ATTACHED At Jeast 18 copies of a detailed site plan must be submitted with the application. The site plan must show: - vicinity map showing the proposed development in relation to surrounding development, streets and utilities · '.,: topography showing contours at 10' intervats (if applicable) .'- exact location of all buildings and structures (exJstin9 and proposed} - existing and proposed vehicular access circulation and parking, storage, service, and loading areas (if applicable) - any pedestrian circulation - any fencing, landscaping, and buffering I understand that payment of the fee s specified is ode ray he COSTS of handling andinvestiga~ion ot his adp ca ion and the cost ot the necessary hearings by the Planning Commission; and that payment ot the fee(s) does not entitle me ID, nor does it assure approval ot this application, and that no refund Ol the fee(s} will be made. J hereby alfirm that the above information is true and correct to the best of my know~edge. J also alfirm that I am the true and legal property owner or the authorized agent thereof for the property subject herein. EXCO, Inc., c/o Ken Lythqoe SIGNATURE(S) OF THE OWNERI$I OF THE LAND IN PETITION AREA' 3740 Boniface Parkway ADDR S SAME ADDRESS March 2~ 1983 907-562-2354 PHONENO SAME DATE SAME PHONENO planned unit devbopment Municipality of Anchorage I Planning Department - - application .ouc,.9o Anchorage, Alaska 99502 Check Concept or Final Name of development: SPRING H[LLS ESTATES, P.U.D. Location of development: East 1/2, Northwest [/4, Section 15, Township [2 North, [{ange 3 Nest, (include general legal de$cription) Seward Meridian. Southwest of Service-Hanshew School Complex Name of petitioner: EXC0, Incorporated, c/o Ken Lythgoe Address of petitioner: '3740 Boniface Parkway Phone number of petitione, r-r"-') ,~07- 562- 2354 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. Summary of Required Information Office Use Existing zoning [{-6 Total site area 55 Acres Area of bodies of water N/A Gross area of site 55 Acres Number of dwelling units 82 Density 1.49 Useable open space Private open space Floor area of residential use (if mixed use) Floor area of non-reside,,dal use N/A (if mixed use) Area of parking for non-residential use More than 30% - 24.25 Acres In excess of 10 Acres N/A N/A 20-016 (5/77) Case File No: Fee Received by Ownership verification Concept hearing date Final hearing date Appeal hearing date Approved Denied [3 ~ Ui~ i (' [ ,,"';.!J. ~. i"( Spring Hills Estates Final Conditional Use Application March 2, 1983 Page 1 of 3 III A. The planning objectives to be achieved are: The development of a single family planned unit development designed and built in a manner which will complement existing development in the area, preserve the natural endowments of the property and be compatible with adopted Municipal Plans and Programs. The proposed layout preserves designated developable wetlands, provides open space and pedestrian linkages to existing Municipal trails and parks and creates usable private open spaces associated with the single family home sites. Scenic vistas are preserved and enhanced by the design and layout of the lots, and minimum disruption of the natural environment is assured through the design of the street system and cul-de-sacs. The requested conditional use, will allow a single family planned unit development with average lot sizes of 21,000 square feet and building setbacks in keeping with an R-7 ~one. The development will create over 9 acres of public open space and trails to link this open space with Municipal parks, trails and school sites. IV A. The density and development pattern is in keeping with existing development and presents minimum impact on surrounding uses. Natural landscape preservation and buffering are consistent with Municipal goals and policies for a development of this nature. The impacts of this development will not impose undue or unusual burdens on Municipal facilities, and utilities and traffic generated from this development will not create traffic hazards or congestion. IV B. 1) The proposed development has addressed adequately the provision of pedestrian and vehicular traffic circulation and safety. 2) Through the use of a central water system and on-site waste disposal there is no need for the extension of public utilities. 3) The improved roadway surface and reseeding of disturbed natural vegetation assures Spring Hills Estates Final Conditional Use Application March 2, 1983 Page 2 of 3 minimum negative impact from noise, fumes, dust or other environmental pollution. The preservation of natural land cover through the use of covenants and restrictions will also enhance this attribute of the proposed development. 4) The average density of this development is consistent with existing subdivisions in the area while the proposal will provide open space amenities called for and encouraged in the Comprehensive Plan of the Municipality. 5) The design and layout of the single family properties complemented by open space amenities and the construction of public improvements will maintain or enhance property values on the property and surrounding area. IV C. Through the provisions of a central water supply system an adequate supply of domestic water will be provided. The developer will strive to provide fire protection. On-site sewage disposal systems will be installed pursuant to DHEP regulations. The soils tests show no cause to question the suitability of the site for on-site systems. Alternative on-site waste disposal sites are identified for each residential lot. The improved roadway system using 24-foot improved hard surfaced roadway on a 60-foot right-of-way in the configuration proposed is adequate to accommodate the volume of traffic that will use the facilities. There is sufficient electrical supply to service the 82 single family homes proposed in this development. Ail electrical installations will be underground as will telephone and cable T.V. services; all contribute to the aesthetic preservation theme of the development. IV D. The R-6 zoning district per,mits as a Conditional Use, Planned Unit Development. 21.40o080 D.4. Spring Hills Estates Final Conditional Use Application March 2, 1983 Page 3 of 3 IV E. The proposed uses are appropriate to the area because the development presents an average density similar to adjacent subdivisions, preserves the natural features of the land, recognizes and conforms to the recommendations of the Comprehensive Plan; Hillside Wastewater Management Plan and the Planned Unit Development Standards prescribed in 21.50.130 of the Zoning Ordinance. IV G. The proposed development will have no substantial negative aesthetic impact due to the design features incorporated in the layout of the planned unit development. Wetlands are preserved, scenic vistas are accommodated and in fact, enhanced, and the natural vegetation is to be preserved as much as possible during construction and thereafter through vigilance of the restrictive covenants and protections incorporated in the Homeowners Association Agreement. IV H. The Conditional Use complies with the Comprehensive Plan and fulfills specific goals, policies, and objectives specified in the Environmental Component Section, Sec. 2.4.4 Greenbelt Conservation Areas, and the Residential Land Use Element. IV I. The pedestrian amenities provided, as well as the street configuration, creates a safe pedestrian environment and will not subject surrounding properties to additional harmful traffic volumes. SPP~NG HILLS ESTATES PLARN~D UNiT DBVELOPME~ General Description Spring Hills Estates is a 55-acre single family planned unit development consisting of 82 lots for single family homes and in excess of 24 acres in open space and walkways. The site is located southwest of Hillside Park and Service-Hanshew School site and is south of Abbott Road, north of East 100 Avenue, east of Jupiter Drive and west of Williamson Subdivision. Applicant Spring Hills Estates will be developed by EXCO, Inc. an Alaskan firm doing business at 3740 Boniface Parkway, Anchorage, Alaska 99504. The company is involved in various projects in Anchorage, including: Zero lot line development; Sherwood Acres Subdivision; Residential development; Summerset Subdivision; Pioneer Square Subdivision; Office construction of retail building on Tudor Road Legal Description East 1/2, East 1/2, Northwest 1/4, Section 15, Township 12 North, Range 3 West, Seward Meridian South 1/2, Northwest 1/4, Southeast 1/4, Northwest 1/4, Section 15, Township 12 North, Range 3 West, Seward Meridian Southwest 1/4, Southeast 1/4, Northwest 1/4, Section 15, Township 12 North, Range 3 West, Seward Meridian SPRING HILLS ESTATE~ Besse, Epps & Ports Page 2 Ownership and Intent Land Ownership - The tract in this application consists of 55 acres of vacant wooded land zoned R-6. The land is being purchased by EXCO, Inc., from George Areand and Ed Ginewell. The contract for purchase commits gXCO, Inc. to ownership April 1, 1983. EXCO, Inc. intends to develop this property as a planned unit development, sell individual lots to home builders and individuals and commit the common open spaces and their care and maintenance to a homeowners association. The single family lots and homes will culminate in private ownership. The 55 acres of land proposed as a planned unit development is totally undeveloped at this time. The land and its vegetation are in their natural state and the development being proposed will minimize disruption to the natural environment. Adjacent developmemts range from large lands in public ownership (par~ and schools) to varying density residential subdivision developments. R-IA single family subdivisions exist throughout the area and two such subdivisions abut the subject property. Examples of R-lA Subdivisions in the immediate area are: Zodiak Manor, Williamson Subdivision, Hanshew Heights, Alaska Subdivision, and Fisher Subdivision. The developers of this tract recognize the precedent which has been established for R-IA type subdivisions in the area; however, it is believed that a more desirable development, complimentary to the natural emvironment, can be achieved through a single family planned unit development as a conditional use in the R-6 zone. The proposed development throughout its design, engineering, construction and continuing legacy to the private owners will stress the theme of "complimenting the natural beauty of the site". SPRING HILLS ESTATe.. Beese, Epps & Ports Page 3 Adjacent Land Uses & Zonin~ Direction Ownership Zoning N Municipal (Zodiak Manor Sub'd) R-iA NW Municipal (Park and School) PLI W Private & Quasi-institutional R-6 S Private R-6 E Private R-IA and R-6 Site Analysis The Anchorage Atlas has been consulted in preparing an inventory of the present site. This general information has been further rafined through on-site inspections and detailed soils testing and analyses. Various plans and reports of the Municipality have been consulted throughout the design and engineering phases of this propoeal. In addition to the Atlas the designer team for this proposal consulted the Anchorage Comprehensive Plan, the Wetlands Management Plan, Coastal Zone Management Plan, Hillside Wastewater Management Plan, Official Streets & Highways Plan, Hydrology for Land Use Planning: The Hillside Area, and other pertinent Municipal records, plans and reports. It is believed that the proposed planned unit development is consistent with adopted Municipal plans and will provide single family residential sites in a preserved natural environment. Surficial Geology The majority of the site is classified as MG (Marine, Glacial) and AL Alluvium. Each contains surficial deposits which are conducive to the development proposed. Slope The site is characterized by varying topography presenting varied slope patterns. The area ranges from nearly flat (less than 5% slope) to SPRING HILLS ESTATEa Besse, Epps a Ports Page 4 steep (24% - 45% slope). A majority of the site falls within the moderate to flat slope category and lends itself well to the proposed development configuration. In those areas where moderate to steep slopes exist they present unique opportunities to preserve scenic vistas and scenic views of the mountains to the east, downtown Anchorage to the northwest and coastal waters to the west; all are possible within the 55-acre tract. Sites are designed to capture and preserve this natural endowment. Seismically Induced Ground Failure Based upon information contained in the Anchorage Atlas the entire tract is classified as "moderately iow susceptibility to ground failure". The Atlas further indicates that there is no known mass wasting potential and no known potential for isolated permafrost on the site. Soils The Soils Conservation Service generalized soils data indicates that a majority of the site consists of Homestead Series and Doroshin Series. Verification of the soils information was made through on-site testing. The results of these tests are attached as Appendix A. Hydrology The data contained herein was obtained from the Hydrology for Land-Use Planning: The Hillside Area. This report was prepared by the U.S. Geological survey in 1975. The proposed development is classified in a zone that has from 100 to 250 feet of saturated sediments. Static water levels are variable and have been Known to range from 50 to 150 feet below the surface depending upon proximity to the lowland areas. Yields of 250 gallons per minute to 1500 gallons per minute are not uncommon. Tnis site is in close proximity to the Service-Hanshew School sine which is served by very high yield wells of 250 gallons per minute and 1500 gallons SPRING HILLS ESTATE~ Besse, Epps & Porte Page 5 per minute, respectively. The well serving the Jesse home residence on Abbott Road is also in very close proximity and shows a yield of 222 gallons per minute. The engineer~ Dale R. Merrell, estimates that a domestic well of 100 gallons per minute will be adequate to serve Spring Hills Estates. Fire protection is proposed; therefore, the developer will strive to develop a well within a capacity of 500 gallons per minute. From the evidence of good water bearing aquifers known to be existing in this area, the domestic production capability and, fire protection production capacity should not ]~ a problem. Floodplains and Wetlands There are no known floodplains in the property; however, portions of the lowlands have been designated as developable wetlands in the Wetlands Management Plan. In recognizing the mixed development designation the designers have incorporated open space preservation, water quality management and stream maintenance in the open space configuration and planned unit development layout. Continuing preservation and maintenance features will be incorporated in the Homeowners Association Agreemeut. Foundation and Excavation Conditions Based upon information in the Atlas the predominant characteristic of the soils indicates a generally good to fair condition for foundations. Load bearings created by single family homes should not present a problem anywhere on the tract. Land Cover The low flatland near the creek is a black spruce woodland with woody shrubs (Sweet Gale, Marsh Rose, and Labrador Tea) dominating opec areas. The low lying area to the east side of the tract contains a white spruce, paperbirch forest; which also thickly covers the slopes and benches away from the creek. Aspen are common on southern exposures. A mature ~ite spruce, paperbirch forest covers the highland on the north end of the tract. (See Exhibit "A") ABBOTT ROAD 95 94 Approximele Location of TEST HOLES 19. lO ABBOTT ROAD SUB'D ROAD 21 22 z 25 HUFFMAN i ROAO IT. 12 N , RSW VICINITY MAP SCALE I"= I MILE Oeadfal~ 20 21. 2"0' Spruce - Medium Coverage 22. " 23. 24. Sume EXHIBIT "AII VEGETATION AT TEST HOLES LOCATED IN EI/2,EI/2,NWI/4, SEC 15, T J2 N SI/2.NW l/4, S.E.I/~.,~%¥ i/4 SEC..D.TI2N ,R 3W,$.M SW I/~,,SE I/4,NW /4, SEC. 15, T 12 APPL', CAT I0~t SY' BESSF.. ABBOTT ROAO HUFFMAN II ROAC SUB'D ROAD 23 ROAD :12 IT, 12 N , VICINITY MAP SCALE I"= I MILE 95 94 Private Lands i i ! 93 i 92 I ~ ...... Private Lands ~ ~ ~ Pubhc Park Land Pubhc --~ -. Single Fomily~ '(l~ ~ .... , ~ ~ ~ ' ~' ~&' I~t¢*~-¢ EXHIBIT B . ",, ' / LOCATED ',~_~/ EI/2,EI/2J<W~/4, SEC 15, ,.12 N ,R~,V.. ~Elev 319,5' SI/2.N~V4,9 E. /~, ;W i/4 SEC SW ,/4, SE i::i,NW!/4, SEC CROSS SECTION ' APPL!CATICh BY' 3ESSE,EPPS A'- A ~,.Municipol Bike Trail ABBOTT R~DAO 2i ~2 HUF~MAN TOAD VICINITY MAP SCALE f'= I MILE I. Chugach Foothills 8~ Mountains 2. City View, Inlet View & Alaska ,~dr,gc . $. Chugoch Mountains. 4. Chugoc h Muuntoins. 5 Chugcch Mo,Jnta;r,s. ! 95 i 94 '>Future Section 16 Open Space 93 92 ~] 6. Chugcch Foothills ~ Mo,Jntoir, s. PURPOSE DATUM: NEW RESIDENTIAL SUBDIVISION GREATER AFICHORAGE AREA OATUM EXHtBtT "C" SCENIC VISTAS LOC2,'-EC ', SPRING HILLS ESTATE Eesse, Epps & Ports Page 9 ]~velopment Plan Spring Hills Estates planned unit development will be designed and built in a manner which will compliment existing development in the area, preserve the natural endowments of the property and be compatible with Municipal plans and programs. Preservation of the natural environment and compatibility with surrounding land uses is of paramount concern. The development has been designed to create single family lots which blend with the natural setting and enhance the ability of residents to enjoy such features as scenic vistas, lowlands ecology, forested hillsides and proximity to existing and proposed public trails, parks and school facilities. (See Exhibits "A", "B" and "C") While the site is presently zoned R-6 which permits one dwelling unit per 1.25 acres, the development of this property can better compliment Municipal plans and programs by being developed as a planned unit development. The intent of the planned unit development ordinance stipulates that it "...is intended to allow flexibility in the Zoning Ordinance and to achieve the creation of a more desirable environment than would be possible through a strict application of the Zoning Ordinance". Compatibility with Existing Plans Pertinent Citations: "Comprehensive Plan" 2.2 Environmental Component Emphasis should be given to development within already developed areas. Development should not significantly degrade the quality of the environment, including water quality, nor create conditions which would accelerate erosion, drainage problems or other adverse impacts on adjacent environments. SPRING HILLS ESTATE~ Besse, Epps & Porte Page 10 Vegetation Goal To retain natural vegetation in order to preserve scenic beauty, prevent the erosion of topsoil, protect against flood hazards and landslides, reduce the coets of stormwater syetems and decrease the impact of urban development. Wetlands Goal Wetlands that are disturbed by current development...shall be coneidered for development. 2.4.4 Greenbelt Conservation Areas There are "Natural landscape corridors that link neighborhoods, parks and schools and act as buffers between different land uses. They help define the physical form of the city by contributing to its memorable character and creating unique neighborhoods". "A major objective of this plan is to Join neighborhoods to park land through open space corridors", Residential Land Use Element Policies "Enhance residential communities by incorporating open space, park, trail system interconneetions." "Future land development should incorporate and protect natural land forms, vegetation, and scenic vistas." The creation of a single family planned unit development with integrated open space, trails and sensitively constructed roadways will fulfill the intent of the planned unit development provisions of Title 21. SPRING HILL8 ESTATE~ Besse, Epps & Ports Page 11 The design proposed in this development recognizes creative use of the land, consolidation of usable open space, linkages to existing open space and trails and preservation of sensitive land areas. ~ensity The limited density permitted in the R-6 zone would not allow the development of this property in a manner conducive to good public policy. The comprehensive plan (and background studies) recognizes the need to accou~odate substantial new growth in the Anchorage Bowl on a severely limited supply of "good" developable land. In recognition of the need to zmximize the potential of good sites in the Bowl it is apparent that a higher density could and should be permitted on the 55 acres contained in this site, The proposed development provides 82 single fa~ly lots while consolidating more than 9 acres in public open space. The average density of 1.49 dwelling units per acre is within acceptable limits when considering the existence of other subdivisions in the immediate vicinity. l~e average lot size in this proposed development is approximately 21,000 square feet. If the average is calculated incorporating adjacent open space it is 26,000 square feet per lot. The planned unit development provisions would permit a total of 99 lots if developed to the maximum extent allowable. Development Schedule It is anticipated that the full range of improvements will be completed in a single phase construction program during 1983, Single family home construction will occur over the next few years, ~ actual timetable and schedule of improvements will be provided to the Municipality as part of the Subdivision Agreement. SPRING HILLS ESTATES Besse, Epps & Ports Page 12 Water System A community water system incorporating a central well and distribution system will be provided. The well will be located in the southwest corner of the tract in the open space area. The well site will be housed in an aesthetically pleasing permanent building. The water system will be designed by Dale R. Merrell, P.E. and be consistent with the hydrologic characteristics of the site. Electrical System All new electrical lines and distribution facilities will be installed underground. Waste Disposal On-site sewage disposal systems will be designed and installed in conformance with DHEP regulations and the Hillside Wastewater Management Plan. Results of soils tests and percolation studies are provided in Appendix A. Natural Gas Natural gas is available to the site and service installations will be provided in the streets rights-of-way. Telephone Telephone service is available to the site from ATU. All telephone distribution services will be installed underground. Cable TV Underground ToV. cable connections will be provided to each lot. Connection fees and monthly service fees with be paid by the homeowners. SPRING HILLS ESTATEg Besse, Epps & Ports Page 13 Streets Construction of streets will conform to Municipal standards; a 24- foot improved surface within a dedicated 60-foot right-of-way. The slope of the designed grade is in keeping with Municipal standards. In an attempt to protect the natural beauty of the site and to preserve the magnificent trees, divided roadways may be constructed as appropriate. Elongated cul-de-sacs will also be constructed so as to conserve the natural vegetation of the area. Access and Traffic Two principal points of access are provided to Spring Hills Estates. The first is along Abbott Road and the second is the continuation of 90th Drive. Abbott Road is shown as a local residential collector on the "Official Streets and Highways Plan" and requires 80 feet of dedicated right-of-way while 90th Drive appears as a country lane and links with Our Road to the south. The severe slope conditions which exist preclude construction of East 100 Avenue; and it is suggested that, at some future date, the existing dedicated portion of that road be vacated. It also seems inappropriate to continue Jupiter Drive in this development as adequate access is provided to this area by east-west platted streets. Traffic generated by this development should approach 820 vehicle movements per day and an improved 24-foot paved roadway on 60 feet of right-of-way should be sufficient to accommodate that volume of traffic. It is not expected that additional traffic volume of appreciable amounts will use this access route due to the rugged topographic configuration of Our Road to the east. The site distances along Abbott Road are sufficient to allow safe ingress and egress to Spring Hills Estates and the grade level, at the intersection, is relatively flat, SPRING HILLS ESTATES Besse, Epps & Ports Page 14 Preservation, Conservation & LandscapinM The design of the planned unit development has recognized the various natural features of the site; varying topography, natural vegetation, scenic vistas and sensitive land areas. To continue the theme of natural preservation and compatibility the Homeowners Agreement will call for the formation of an Architectural Review Committee with specific responsibilities for prohibiting non-compatible construction activities. The predominant landscaping feature will be preservation of the natural vegetation of the site. Where the construction activities disturb the natural ground cover, reseeding and planting with native vegetation will be required. The buffer requirements of the ordinance will be met by stipulating that the area adjacent to Abbott Road must remain in its natural state. Similar provisions will be provided in common open space areas. Pedestrian Amenities and Open Spaces The open space provisions of this development have been designed to minimize impacts on the "developable" wetland area while serving as connecting links between existing and proposed parks, trails and school sites. The walkways are designed to link the common open space areas of this development with the Municipal bike trail, Hillside Park~ Service-Hanshew Schools and ultimately allow linkage between those facilities and Section 16 of the Municipality. In so doing the residents of this development will have superior access to Municipal amenities which are part of the open space heritage concept of the Municipality. The trails will provide secluded isolated access to public facilities while being separated from vehicular traffic thus promoting safety and convenience to the pedestrian and trail users. (See Exhibit "O") 21 ABBOTT ROAD I ' THIS iSUB D -d-... ll~i ,5 I !O'~AUE¥% ! ROAD' IT~2N, R 3W VICINITY MAP SCALE I"= I MILE I 95 J 94 Future Section 16 Open Spoce PURPOSE DATUM; NEW RESIDENTIAL SUBDIVISION GREATER AHCHORAGE AREA DATUM. EXHIBIT "D" OPEN SPACE SKETCH SPRING HILLS ESTATE~ §esse, Epps & Ports Page 16 Homeowners Association A non-profit homeowners association will be established to provide continuing maintenance of the streets, water system, and common open areas. The property owners will be in control of the association when 70% of the lots have been sold. The agreement which will be filed with the Municipality and will specify the assessments, procedures amd enforcement provisions. In eddition to the association agreement restrictive covenants, conditions and restrictions for Spring Hills Estates will be recorded along with the final plat. Some of the restrictive covenants proposed are natural wood tones on the exterior of the houses, 3 to 5 bedroom homes, and restrictions on disturbance of the natural environment. Setback Requirements The sensitive site characteristics of this development indicate that the requirements of the R-6 zone are too restrictive. The developer requests authorization to vary the setbacks as prescribed: 25 feet from the front property line 20 feet from the rear property line I0 feet from the side property line Conclusion The proposed planned unit development will provide single family home sites in a manner which is compatible with existing development, complimentary to adopted Municipal plans and in concert with the aatural beauty of the site. The design elements of the proposal preserves sensitive land areas and serves to link public open space features to similar features within this development. A central water supply system and on-site disposal facilities will conform to Municipal regulations and reflect the general guides for residential development as depicted in the Comprehensive Plan and Hillside Wastewater Management Plan. SPRING HELLS ESTATES Besse, Epps & Ports Page 17 The development of this tract as a conditional use, planned unit development better conforms to adopt~l plans and policies than would a conventional subdivision development according to R-6 regulations. ,/ MUNICIPALITY OF ANCHORAGE SOILS LOG - PERCOLATION TEST SOILS LOG [] PERCOLATION TEST PERFORMED FOR: LEGAL DESCRIPTION: 1 2 3 4 5- 6- 7- 8 9, 10- 11 13- 14- 15- 16- 17- 18- 19- 20- II I~_ WAS GROUND WATER brou;n %(/~ - ENCOUNTERED, SLOPE SITE PLAN COMMENTS PERFORMED BY: ('1~/~J'e",/~-~"~-l~% No Reading Date Gross Net Depth to Net Time Time Water Drop ~, ~V~ o /~ .' 5'6 2q ~ PERCOLATION RATE~O ~ (minutes/inch} 72-008 (6/79) MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L. Street, Anchorage, Alaska 99501 264-4720 SOILS LOG- PERCOLATION TEST SOILS LOG PERCOLATION TEST PERFORMED FOR: 4- G~ SLOPE SITE PLAN WAS GROUND WATER ENCOUNTERED? NO SL Reading Date Gross Net Depth to Net Time Time Water Drop +HzO :~ ~,--83 /2:3? 1.2¢ /z/ /2: ,-/? lO /./O-- , . '2.'6~/ ZO /, '2d6'~ ' /s,'// I0 /. ~5~° 0 ? N%o° ~:z~ /' '~P PE.COLAT.O. RATE "~'*' 3~'~""~/I;~.. TEST RUN BETWEEN ~-~. FT AND MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 829 L, Street, Anchorage, Alaska 99501 264-4720 SOILS LOG - PERCOLATION 'FEST SOILS LOG PERCOLATION TEST PERFORMED FOR: LEGAL DESCRIPTION;_.~ h~ ~,'~,-'~Li-~, 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2O OL 1 2 3- 4- COMMENTS / '7'.~' PERFORMED BY:_ U I i~l~',(- / ~ ~,~ ~.~ 72-008 (6/79) SLOPE SITE PLAN WAS GROUND WATER S ENCOUNTERED? ~0 ~ P E IF YES, AT WHAT DEPTH? Reading Date Gross Net Depth to Net Time Time Water Drop 10~ t5 ' 71 /0 ,/95- PERCOLATION RATE 10~ ~1,~ ~_~, #~ .~ rn n ut es/7~ ~'-~ } TEST RUN BETWEEN ~. FT AND ~'~ FT MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L, Street, Anchorage, Alaska 99501 264-4720 SOILS LOG - PERCOLATION TEST [] SOILS LOG [] PERCOLATION TEST SLSEEfi' ~-Pm(X e, SITE PLAN N / 10- 11 13- 14- 15 16- 17,- 18- 19.- 20- WAS GROUND WATER ENCOUNTERED? IF YES, AT WHAT Gross Net Depth to Net Reading Date Time Time Water Drop PERCOLATION RATE TEST RUN BETWEEN due':h-~ o ? ' ' } 72-008 {6/79) MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L. Street, Anchorage, Alaska 99601 264-4720 SOILS LOG - PERCOLATION TEST SOILS LOG PERCOLATION TEST PERFORMED FOR: LEGAL DESCRIPTION:_ 1 2 3 4 5 6 7 8 13- 14- 15- 16- 17- 18- 19- 20- ) DATE PERFORMED: ~'f'J SLOPE -' SITE PfAN '-[' Ir i I WAS GROUND WATER ENOOU, 6RED?biO ? E IF YES, AT WHAT DEPTH? Reading Date Gross Net Depth to Net Time Time Water Drop PERCOLATION RATE (minutes/inchl PERFORMED BY: 72-008 (6/79) SOILS LOG MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L, Street, Anchorage, Alaska 99501 264-4720 SOILS LOG- PERCOLATION TEST PERCOLATION TEST PERFORMED FOR: LEGAL DESCRIPTION: 1 3 4 § 8 9 SLOPE SITE PLAN 10 11 12 13 14 15 16 17 18 19- 20- WAS GROUND WATER S ENCOUNTERED? L O P E IF YES, AT WHAT DEPTH? Reading Date Gross Net Depth to Net Time Time Water Drop PERCOLATION RATE (minutes/inch) COMMENTS TEST RUN BETWEEN --- FT CNP ---- FT CERTIFIED BY: '~~'~~'%''/ PERFORMED BY: '5'T 8 -ozH 72-008 (6/79) MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HI-~ALTH AND ENVIRONMENTAL PROTECTION 825 L. Street, Anchorage, Alaska 99501 264-4720 SOILS LOG- PERCOLATION TEST E] SOILS LOG PERCOLATION TEST PERFQRMED FOR: LEGAL DESCRIPTION: 1 2 3 4- 5- 6- 7- 8- 9- 11 13- 14- 15.- 17 18 19-- 20- COMMENTS PERFORMED BY: 72-008 (6/79] --L Reading Date Gross Net Depth to Net Time Time Water Drop t. U,~) I1: I~ t-H,.O 11:H8 , 11 'a PERCOLATION RATE TEST RUN BETWEEN CERTIFIED BY: ~ Cl~ I['. I~ c~ I0 (,ninute~/~qh)~- ~.~ ~/~ was GROUND WATER SL ~(~ ~f(~ V( ~ IF YES, AT WHAT DEPTH? -- MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L, Street, Anchorage, Alaska 99501 264-4720 SOILS LOG - PERCOLATION TEST ~' $(~ LOG [] PERCOLATION TEST PERFORMED FOR: LEGAL DESCRIPTION: DATE PERFORMED: T~.~.N RS~'J 5¢.c 1,5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15- 16- 17- 18- 19- 20- al. COMMENTS SLOPE SITE PLAN ENCOUNTERED? O P IF YES, AT WHAT E DEP'fH? ~11 Readin9 Date Gross Net Depth to Net Time Time Water Drop PERCOLATION RATE (minutes/inch) FT AND FT PERFORMED' BY: ~OA i~ ~.'~'~.~/5~" 72~008 (6/79) CERTIFIEO BY: DATE: ~J Si , LOG MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION [] PERCOLATION TEST 825 L. Street, Anchorage, Alaska 99501 264-4720 SOILS LOG - PERCOLATION 'rEST PERFORMED FOR: ~E55E : ~-PP~ ~'~, ~,2o-r"T-~ DATEPERFORMED:~ LEGAL DESCRIPTION: 5F~,I~X,!~I IdIL',.~ E~TATI;.~ I~LO~.K 2. L-OT' SLOPE SITE PLAN 1 2 3 4 5- 6- 7- 8- 9- 13- 14- 15, 16. 18- 19- 20- W^SGROONOWATER ENCOUNTERED? IF YES, AT WHAT DEPTH? Reading Date Gross Net Depth to Net Time Time Water Drop PERCOLATION RATE (minutes/inch) -- FT PERFORMED BY: ~0~/~/OAT~.~ 72-008 {6/79) .CERTIFIED BY: DATE: MUNICIPALITY OF ANCHORAGE DEPARTMENT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L. Street, Anchorage, Alaska 99501 264-4720 SOILS LOG - PERCOLATION TEST [~ S~ LOG [] PERCOLATION TEST PERFORMED FOR: LEGAL DESCRIPTION: DATE PERFORMED: 1 2 3 4 5 6 7 8 9 10 11 13- 14- 15- 16- 17- 18- 19--- 20- N~. 22§ I,E SLOPE SITE PLAN F ENCOUNTERED? O P E IF YES, AT WHAT DEPTH? Reading Date Gross Net Depth to Net Time Time Water Drop PERCOLATION RATE TE~T RUN BETWEEN Iminutes/inch) FT AND -- FT .~ ~ PERFORMED' BY: ~0/~ ~ ~'r.~.~/5~-- 72-008 (6/79) CERTIFIED BY: DATE: L ~] $ · LOG IvlUNIClPALITY OF ANCHORAGE DEPARTMFNT OF HEALTH AND ENVIRONMENTAL PROTECTION 825 L. Street, Anchorage, Alaska 99501 264-4720 SOILS LOG - PERCOLATION 'rEST PERFORMED FOR: ~E55E' ; CF'P~ ~,dL P0'r'T'_~ LEGAL DESCRIPTION: 5 ~:) ~2', J/~ ~1 I"l I L).~ E~'~AT I~ 1 2 3 4 5 6 7 8 9- [] PERCOLATION TEST SLOPE L.o-r' I~ ~ I,~ ~e~., K5 SITE PLAN 13- 14~ 15, 16, 18- 19- 20- AS ROUN, W^TER ENCOUNTERED? IF YES, AT WHAT DEPTH? Gross Net Depth to Net Reading Date Time Time Water Drop PERCOLATION RATE (minutes/inch) i PT __CERTIFIED BY: DATE: