HomeMy WebLinkAboutWALLACE BROTHERS MOUNTAIN Soils Analysis & Letter to Don Aispach
TO
Alaska Land Development Ser~-'~es, Inc.
4546 Business Park Blvd.
ANCHORAGE, ALASKA 99503
X ~X 279-7451
(907) 274-2.~"-~
Municipality of Anchorage
Dept. of Health & Environmental Protection
825 'L' Street
Anchorage, Ak. 99503
GENTLEMEN:
WE ARE SENDING YOU ~ Attached [] Under separate cover via
[] Shop drawings [] Prints [] Plans
[] Copy of letter [] Change order []
May 11, 1979 330
.Ralph Strickland
RE:
Upper Chugiak
[] Samples
.the following items:
[] Specifications
COPIES CATE NO. DESCRIPTION
1 3-25-79 Soils Analysis
1 4-17-79 Letter To Don Alspach
THESE ARE TRANSMITTED as checked below:
[] For approval
[] For your use
[] As requested
[] For review and comment
[] FOR BIDS DUE
[] Approved as submitted
[] Approved as noted
[2] Returned for corrections
[]
19
[] Resubmit
[] Submit
[] Return
copies for approval
copies for distribution
corrected prints
[] PRINTS RETURNED AFTER LOAN TO US
REMARKS
COPY TO_
SIGNED:
if enclosures are not as noted, kindly notify us at once, William R. Tucker
April 17, 1979
ALASKA LAND DEVELOPM:~"I' SERVICES
Engineers - Surveyors - Planners
4546 BUSINESS PARK BOULEVARD
ANCHORAGE, ALASKA 99503
PHONE (907)
279-7451
Municipality o~ Anchorage
Platting Department
630 W. 5th Avenue
Anchorage, Ak. 99501
Attention: Don Alspach, Platting Officer
Re:
Upper Chugiak Subdivision
1) Plat Concepts
2) Requests for Waiver of Subdivision Regulations
Dear Sir:
Enclosed please find ~oples of the preliminary plat and topography of
Upper Chugiak Subdivision for your further review.
Water resources on site measure adequately to provide for a community water
system where appropriate. Soils in general are appropriate to construction
efforts and meet the immediate concerns of State waste water disposal re-
gulations. Primary development concerns center around the range of slopes
found within the project.
In some areas of the site, slopes in'excess of 35% limit accessibility.
Therefore our initial proposal has concentrated on location of accessible
building sites with minimum separation from roadway Centerlines of 70'
and from side lot lines of 20'. The 320 acres appears to yield approxi-
mately 125 such sites, while providing reasonable road construction and
6tilizing existing improvements as appropriate. Because Of the nature of
the terrain we feel it will be necessary to field examine all proposed lots
prior to any plat filing, both for discrete topography in relation to propose(
roads Dnd for soils. Staff concurrence with our finding would therefoCe be
an appropriate contingency to filing. With this approach in mind, 125 lots
proposed for the 320 acres represent the m~xlmum we are considering for the
project. Lot configurations will be adjusted and lot areas increased
where found appropriate, which could necessitate the elimination of some
lots.
Lot sizes will vary from greater than 10 acres per lot to half an acre
per lot, with less than fifty lots under one acre in size. The community
water system will be available bo all lots as appropriate. Some collection
and grouped treatment of waste water may be found an appropriate alternative
to on-site disposal for specific areas. All plans will be subject to
Municipal staff review prior to plattings.
Upper Chugiak Subdivision
Page (2)
April 17, 1979
The development concept will necessitate ~he creation of ~ Homeowners
Association and the filing of covenants (CC&R'S) with the plats. Inter-
connected ~reen belt ~racts~ intended for hiking and equestrian use are
proposed for the site, to be owned by the Homeowners Association. Ail
roadway t~a~ts will also be owned and maintained by the Homeowners Associa-
tion. This will allow the ~omeowners to control both vehicle and pedes-
trian ingress to the property and should therefore help to lessen the
existing trespass, litter and ecological abuse problems attributable.to
uncontrolled transient use.
The concept of .the private road system for this area is appropriate for
several reasons. No logical extension beyond th~ immediate vicinity of
Upper Chuglak is feasible. Eklutna, Inc., the only other private 'land
holder in the area, has expressed interest in and entered into agreements
to facilitate this approach. Their planners, Simpson, Usher & Jones,
have expressed their intention to submit their proposals to us in the near
future for any road extension they may wish to acqulre.~ The umbrella
organization controlling road maintenance and access will be constructed
to allow for expansion necessary to serve the area. This approach also
formalizes the homeowners' role in determining and financing the level of
road maintenance desired.
Access to Upper Chuglak is presently through lands owned by Eklutna, Inc.
via a private access roadway sold by Eklutna to the Developers. In fact,
the Developers attempted to obtain public roadway status for the entry
road from the Greater Anchorage Area Borough, the State of Alaska, the
Bureau of Land Management, .and the Federal Courts, all without success,
forcing them to purchase the right to use the road. The continuation of
this private system is desired by both parties. Vacation of existing
-public rights-of-way has been completed with this end in mind.
Present chugach State Park master planning, and prior testimony from
State of Alaska representatives during previous hearings on this property,
indicate free access to the Park in this area would not be in the public
interest, with misuse of the present roadway proving the-correctness of
this judgement. Homeowner control of the roadway would lessen the general
littering problems in the'area, minimize the through traffic of off-road
vehicles presently destroying the Carol Cre~k watershed within' the park,
and halt that fringe element of the population presently using the'road
as a d~,p site for their garbage and trash.
Additional items regulated'undeD the CC&R'S will include the'architectural
review committee, garage and offstreet parking requirements, storage and
use of recreational vehicles and stabling of animals.
In order to accomplish these stated ends we are requesting waivers of the
.following Municipal Subdivision regulatlons~
Upper Chugiak' Subdivision
Page (3)
April 17, 1979
7
1) 21.'80. 015 'S%andard~--General
2) 21.80. 045 'Streets--Cul-de-sacs
3) 21.80.080
4) 21.80.085
5)21.80.100
21.80.115
If you have any further questions please call.
Sincerely, '
~a Land~m~ Servlces, Ine.
WRT/spm
Blocks--Arrangement
Blocks--Length
Lots--Width related to length
Lgts---Frontage
Attachments
4040 "B." STREET
ANCHORAGE, ALASKA 99503
(907) 278-1551
March 25, 1979
W.O.# A18787
Alaska Land Development Services
4546 Business Park Blvd.
Anchorage, AK
Attention:
Subject:
99503
Mr.'Bill Tucker
Wallace Homestead
within Section 32, T15N, R1W,
SM, Ak (Eagle River-Chugiak)
Sir:
As agreed, we have prepared a preliminary analysis of the
existing geologic conditions as they relate to residential
and possible commercial development on the Wallace Homestead
property. Our analysis is based on A) test hole logs performed
by Construction Test Lab dated September 1973, May 1974 and
November 1974, B) water well drilling logs from A&L Drilling
Company completed in 1974, C) the 1974 edition of "Geology
and Ground Water for Land-Use Planning in the Eagle River-
Chugiak Area, Alaska" by Zenone, Schmoll & Dobrovolny. D)
Stereo Pair - Aerial Photos, E) test hole location maps as
supplied by Bob Johnson, F) Municipality of Anchorage
Togpography Maps and G) previous knowledge of the general
area gained by Mr. Jim Mack during the 1973 and 1974 test
hole excavations.
The topics discussed in this preliminary report are:
1. General Description of Surficial Geology - Sheets 2._
thru 3 _.
2. A Review of the' Previous Water Well Testing and Future
Impact of Development on the Water Resources - Sheets
3 thru 3 .'
3. On-Site Sewage Disposal Systems and Their Impact on
Adjacent Lands - Sheets __4__thrO _5 .'
'4. Geologic Hazards - Sheets 5 . thru _8 _-
Alaska Land Deve_Jpment Services
March 25, 1979
Page 2
Generalized Geology Description of
~agle River - Chugiak Area
The surficial deposits are comprised of unconsolidated
materials that have accumulated on the land surface above
the bedrock within the last 1 million years, during which
time the general area was glaciated several times. The
glaciers eroded some of the bedrock and much of the older
unconsolidated materials and deposited till that formed
moraines and other glacial land forms. During and after
glaciation, colluvium accumula'ted on the mountain slopes.
Colluvium is a general term for material on or at the bases
of slopes that has moved down from higher areas largely by
gravity.
ide range of geologic processes which produced
Because ~f.the w .- ~ ..... ~mnl~xitiv of the area's
the surflclal deposits anQ ~u u--~ ....
glacial history, the deposits vary widely in grain size and
sorting. Although the glaciers were large masses, most the
individual streams that reworked the glacial deposits were
relatively small. Consequently, few individual geologic
units have any great thickness or lateral extent, and many
combinations of interbedding and mixtures of materials
occur. In addition, erosion removed much material; redeposi-
tion resulted in a complex juxtaposition of older and younger
deposits.
The surficial deposits range in thickness from a feather-
edge at steep bedrock slopes of the chugach Mountains to at
least 300 feet (90.1 m) on the alluvial fan of Meadow Creek.
Also, there are local variations in thickness which have at
least three causes: (1) the irregular bedrock erosion
surface beneath the unconsolidated deposits, (2) uneven
topography of glacial deposits resulting from accumulation
on and adjacent to glacier ice which subsequently melted,
and (~) repeated erosion and deposition of unconsolidated
material by streams.
The surficial deposits which occurs on the Wallace Homesteads
consist of (1) coarse grained deposits of glacial alluvium,
(2) mixed coarse and fine grained deposits of younger and
older glacial morines, and (3) colluvium (slope deposits).
There are areas on this property where bedrock is exposed or
occurs at shallow depths below surficial deposits.
Bedrock was found in TH~15, 20 and 22A of'the September ~973
Construction Testlab soils report and in test hole ~9 of the
November 1974 Construction Testlab soils report. Shallow
bedrock occurs on this property - especially thru the center
Alaska 'Land De~Qpment Services
March 25, 1979
Page 3
of the property in a east-west direction. Bedrock may also
occur locally in the north half of Section 32. There is one
deep test hole in this area (TH#25), however, the remaining
test holes are relatively shallow (4-1/2' to 7' in depth).
These test holes should be extended to 16 or more feet in
depth and additional test holes should be placed to supplement
and verify bedrock conditions.
The surficial deposits on the Wallace Homestead vary in
depth from nothing at exposed bedrock to as much as 168 feet
at water well #6 drilled by A&L Drilling Co. The test pits
excavated by CTL indicate that the majority of surficial
soils are relatively permeable. The major soil type found
in the previous soils investigations appear to be sandy
gravels (GW-GP). There are isolated areas of sand (SW),
silty sand (SM) and shallow layers of silt (ML).
Water Suppl~
The well' logs submitted seemed to indicate that, at least in
the areas tested, sufficient water was available for any on-
site domestic requirements. We would point out however that
the wells which have been drilled all lie within the SE 1/4
of the property. Due to the highly variable depth of bedrock
on the property, it is possible that dry holes could.be
'encountered in some areas. If on-site sewage disposal is to
be used as well, the highly permeable nature of the soils
combined with the very steep slopes existing on the property
and the relatively shallow depths of wells, could combine to
increase the danger of contamination occurring in the wells.
From the tog of Well No. 6, it appears that formations exist
on the property which could produce sufficient water to
operate a public water system for the development. In view
of the highly variable and possibly uncertain nature of the
groundwater resource over the entire property, we would
suggest that the installation-of a community system be
seriously considered. Due to the topography of the pro2
perty, however, it would be necessary to careiully design a
water main network with pressure reducing stations located
such that proper service pressures are maintained to all
properties. Since the area of the highest apparent ground-
water potential is near the upper end of the gradient of the
property, it would be possible to serve the entire subdivision
by gravity from a reservoir located on high ground near the
east edge of the property.
Alaska .Land DeVelopment Services
March 25, 1979
Page 4
Sewage Disposal
Although a large part of the property has not been defini-
tively tested to show bedrock, and water table depths and
soil conditions, indications from the locations which have
been tested indicate that most of the unconsolidated materials
are very permeable thus being ideally suited to the construc-
tion of on-site sewage disposal facilities. Some test
holes, however, indicated that water table or bedrock exists
sufficiently near the surface to preclude the installation
of on-site sewage disposal facilities at that particular
site. Due to the steep gradients and varied nature of the
terrain, however, we feel that the~e conditions may be
sufficiently isolated that a system could be installed
within a short distance of these particular test sites. As
mentioned in the water supply section above, if shallow
wells are used for water supply, the steep gradients and
permeable nature of the materials may combine to cause
contamination problems to occur.
If commercial or multi-family structures are proposed for
this area, they should be constructed in areas where the
subsurface soil conditions will support larger on-site
sewage systems without danger of contaminating surface or
subsurface waters. There are several selected areas.on this
'property which are suitable for these type of structures and
they should be thoroughly investigated prior to forming the
final subdivision plat. Areas favorable for these structures
would not have 1) surface or shallow subsurface ground water
conditions, or 2) shallow bedrock conditions. The subsurface
soils must have good percolation rating and they should be
fairly extensive in depth.
The impact of the subsurface onsite sewage systems on adjacent
lands should be tolerable if each system is constructed
properly in accordance with current Municipality of Anchorage
specifications. These particular systems should be inspected
very carefully during their construction to insure the
highest level of design and workmanship. On site systems
should not be constructed on very steep slopes or in areas'
of shallow bedrock, especially in watershed areas.
Constant surveillance of stream channels by health department
officials should be maintained to assure that surface waters
are not contaminated from sewage systems within this land
tract.
Alaska Land Development Services
March 25, 1979
Page 5
If the sewage systems are constructed in accordance with
current approved standards, there should not be any health
hazards imposed on adjacent lands.
Geologic Hazards
Landslides & Slope Stability
Slope stability is the ability of the surface of the ground
to remain fixed in position and to resist failure by land-
sliding or other earth movement.
A primary criterion for determining stability is the degree
of slope; steeper slopes generally are less stable than more
gentle slopes. Stability also depends considerably on the
geologic materials underlying the slope. Slopes underlain
by metamorphic rocks are generally more likely to be stable
than slopes of the same steepness underlain by coarse-
grained surficial deposits. The latter slopes are, in turn,
generally more likely to be stable than slopes of the same
steepness underlain by fine-grained surficial deposits.
Factors which modify slope stability are: (1) exposure of
earth materials to running water which may cause either
direct erosion or loss of lateral and vertical support
because of erosion; (2) chemical and physical changes in the
material, caused by exposure to the atmosphere (weathering)
which may result in loss of cohesiveness, (3) increase in
water content which may cause the material to lose strength,
and (4) excavation or other activities of man which may
induce slope instability.
Major instability may be triggered by ground shaking during
an earthquake. Because all of south-central Alaska lies in
a zone in which large-magnitude earthquake~ can be expected,
the likelihood of earthquake-triggered instability is relatively
high throughout the area, but the probability of occurrence
of such large-scale earthquakes is low.
Ground movement along a fault, either during an earthquake
or by nearly imperceptible creep, can also cause instability.
The slope stability of this particular land tract varies
from a generally high stability to moderate stability depend-
ing on localized geologic conditions.
Alaska Land Dev~pment ~ervices
March 25, 1979
Page 6
Where the terrain is flat to moderately gentle and is underlain
by surficial deposits, or where moderate slopes are underlain
by surficial deposits, or where the steep slopes are underlain
by metamorphic bedrock, the slope stability is rated generally
high to moderate. In these areas there is little likelihood
of significant downslope movement, except in areas of steep
slopes where bedrock may'be covered by loose colluvium or
surficial deposits. Some downslope soil movement may occur
on steep slopes because of one or more of the following
circumstances:
e
The natural ground cover is disturbed.
Man-made excavations for any purpose are not
constructed properly in accordance with accepted
design procedures.
Water erosion due to surface runoff especially in
steep gullies.
Permafrost
In reviewing previous test hole excavations, it is not
evident that permafrost occurs on this land tract. It is
possible, however, to find localized frozen soils near the
ground surface, especially in the wetter-silty areas. These
frozen soils would probably be classified as seasonal frost
rather perennial frost. The water well driller drilled six
deeper borings without encountering deep-seated frozen soil
conditions, however, these test well locations only reflect
the soil conditions on a small portion of the property.
Additional deeper (30 foot) test borings may be required
marginal areas where deepseated perennially frozen soils
could occur.
in
Floods
The probability of floods occurring from'natural causes in
this land tract is minimal. Some localized flooding could
occur in the vicinity of Carol Creek, in the upper portion
of the property, if watershed drainage is not properly
designed and maintained. The remainder of this land tract
appears to have very good natural drainage.
Stream Erosion
Stream erosion can occur along Carol Creek or along other
gullies located in the northern portion of this land tract
(Mike Wallace's Homestead) whenever natural soil cover is
'disturbed or removed or adjacent soils are disturbed by
Alaska. Land Den opment Services
March 25, 1979
Page 7
excavations. Any development which occurs adjacent to these
stream channels should be carefully designed and controlled,
otherwise silt and other undesirable stream contamination
could occur in lower adjacent lands and especially in the
Upper Fire Lake area. Past experience by the owners should
be reason for utmost caution in this regard.
High Ground Water
Based on the available information, it appears that high
ground water does occur in a small portion of this land
tract, particularly to the east of Carol Creek and south of
the existing roadway (refer to test hole #4). This particular
area is without much elevation relief for proper drainage,
hence a high ground water table occurs in the existing
soils.
Other test holes (#1, lA, 3, 5, 6, 8, 9, 10, 13) indicate an'
average ground water depth of 9.8 ±1.2 feet below existing
ground l'evel. No ground water was found in the remaining 20
of the 29 test holes excavated (to the depths investigated).
Additional test excavations should be performe~,.~p~c~lly
in the northern half of this land tract, to esnaD±lsn lz
high. ground water presents a geologic hazard.
-High ground water is an undesirable geologic condition for
construction of residential .or commercial development. On-
site sewage systems must be constructed a minimum of four
feet above the water table and they should be covered with
to 2.0 feet of soil. It is evident from these figures that
the.subsurface ground water level should be deeper than 8
feet below finished ground surface to be legally constructed.
Deep Peat Deposits
From the available information supplied, it appears that
there are no significiant accumulations of deep organic
deposits. The deepest layers of organic deposits found was
3 foot in thickness (TH#5). It is not probable that deeper
peat deposits will'be found on this land tract.
Avalanche
For a snow avalanche to occur there must be a avalanche path
where there is a past history of avalanches or it is suspected
that future avalanches could occur. An avalanche must have
a "starting zone" of 30° steeper and must receive large
amounts of snow. Gullies and bowls are efficient snow
collectors and are usually the most active "starting zones".
Alaska Land Deve~ pment Services
March 25, 1979
Page 8
The primary source of avalanche history information on the
Wallace Homestead would be the present owners or the U.S.
Forest Service. If there is no clear evidence of avalanche
history from these sources then any planning or development
must rely on the topography, climate and avalanche damage to
local vegetation.
The development of a subdivision on the Wallace Homestead
will depend on well-engineered foundations, roadfills and
on-site sewage systems to prevent any undesirable impact on
adjacent and lower land areas.
Local bedrock and ground water conditions should be further
investigated so that sound engineering recommendations may
be made.
The surficial deposits where they are extensive in depth and
are not at steep, grades, appear to be adequate for on-site
sewage systems.
The intent of this report is to provide a general description
of the local geologic conditions and impact of subdivision
development.
If you have any questions, please contact our office.
Very trul yours,
ALASKA T E S T LAB
James D. Mack, CET
Laboratory Supervisor
Approved by:
~-~lvin R. Nichols, PE
Laboratory Manager
JDM:mfm
May 14, 1979
Don Alspach - Planning
John Lynn~ Environmental Specialist,
Upper Chugach Subdivision (Proposed)
DHEP
This Department has reviewed opinions on Subject and finds no
information to intelligently analyze the possibility of subdividing
this area based on a normal process regarding the safety and
assurance of no possible contamination to Carroll Creek.
So, let's look at facts on hand. We know there are percable
materials widespread in the 127 acres. We are also aware of
outcroppings and shallow bedrock, with traces of high water table
with slopes greater than 25% which are not usable for on-site septic
systems.
The above facts suggest to the Department that on-site septic systems
are feasible, but each lot, regardless of its size - whether 10 Acres
or ~ Acre lot, must have a tailored sub-surface investigation on
each of these lots to determine the ability to support on-site
septic. Let us not forget, as we have discussed in the past, the
possibility of a treatment plant to handle domestic wastes in areas
that cannot support septic systems or any suspicion of same.
Obviously, community water is an asset to this project and will
contribute greatly toward the efficiency of septic systems, without
threat of contamination of individual water wells.
Further, Density is a very important factor for this area.
At this time, the Department cannot support 8-Plex on lots with
this limited information. A Single Family dwelling is more in line
for any lot prior to additional engineering and subsequent re-design
of phases of this subdivision.
John W. Lynn
Environmental Specialist
JWL:lmp II-6
May 14, 1979
Don Alspach - Planning
John Lynn, Environmental Specialist, DHEP
Upper Chugach Subdivision (Proposed)
This Department has reviewed opinions on Subject and finds no
information to intelligently analyze the possibility of subdividing
this area based on a normal process regarding the safety and
assurance of no possible contamination to Carroll Creek.
So, let's look at facts on hand. We know there are percable
materials widespread in the 127 acres. We are also aware of
outcroppings and shallow bedrock, with traces of high water table
with slopes greater than 25% which are not usable for on-site septic
systems.
The above facts suggest to the Department that on-site septic systems
are feasible, but each lot, regardless of its size m whether 10 Acres
or ~ Acre lot, must have.a tailored sub-surface investigation on
each of these lots to determine the ability to support on-site
septic. Let us not forget, as we have discussed in tile past, the
possibility of a treatment plant to handle domestic wastes in areas
that cannot support septic systems or any suspicion of same.
Obviously, community water is an asset to this project and will
contribute greatly toward the efficiency of septic systems, without
threat of contamination of individual water wells.
Further, Density is a very important factor for this area°
At this time, the Department cannot support 8-Plex on lots with
this limited information. A Single Family dwelling is more in line
for any lot prior to additional engineering and subsequent re-design
of phases of this subdivision.
John W. Lynn
Environmental specialist
JWL:lmp II-6
DEPARTMENT OF NXI CRAL URCES
DIVISION OF PARKS
November 15, 1982
JAY S. HAMMOND, GOVERNOR
619 WAREHOUSE DR., SUITE 210
ANCHORAGE, ALASKA 9950f
PHONE: 274.4676
Municipality Platting Board
Public Meeting
Chugiak High School
7:30 p.m. November 17, 1982
Re: Upper Chugiak Subdivision /
Dear Board Members,
The State of Alaska, Divis
concerns it has regarding!
Division supports, in part~
.on of Parks, wishes to inform the Board of several
the proposed Upper Chugiak Subdivision plat. The
the request by the subdivider for private roads in
the development. However, !as an adjacent landowner, the State feels that dedi-
cated Park access is necessary. Park visitors have been t~aveling through these
lands for many years to gain access to Chugach State Park. We must preserve the
legal rights of the public through dedicated access. We wish that dedicated
access be provided along Carol Creek in the form of pedestrian right-of-way,
thirty feet in width, connecting Skyline Drive with Chugach State Park. This
trail easement must originate from a parking area, ideally located near the
corner of Thil and Skyline Drive, and be capable of accommodating seven to ten
vehicles. This parking area, located in an area intended for future develop-
ment, is requested not only to acco,~odate Park visitors, but also to reduce the
potential conflict with the future home owners. In addition to the pedestrian
access along Carol Creek, the Division requests that a road easement be dedi-
cated for future Park access between lots 36 and 37 of the developer's revised
plat. Although the Division has no plans of developing the knoll area just to
the east of the proposed subdivision at this time, we feel we must preserve the
rights of the public to access that area in the future. Until such time, we
support the request by the subdivider to have the roads be private beyond the
Municipality Platting Board
November 17, 1982
Page 2
requested parking area, and would manage the public easement in such a way as to
discourage public use of the subdivision roads and the knoll area. In order to
insure that future land ownars are aware of the public easements existing in
the subdivision, we request that provisions be included in the subdivision
covenants.
Of most concern to the State is that proper steps be taken by the Board to
preserve thm water quality of Carol Creek. AS 41.20.210 establishes Chugach
State Park to protect and supply a satisfactory water supply for the use of the
people. The Department of Enviromnental Conservation lists Carol Creek as an
unclassified water source. In the unclassified category it is assumed that the
creek will service all uses and, therefore~ must meet the highest criteria of
water quality. The developer's revised plat submitted on November 8, 1982, goes
a long way toward acco~nodating the water quality concerns of the Division of
Parks by tracking the lands ad3acent to Carol Creek for future development.
However, the term ~'future development"~ does leave a measure of concern as to
what that development might be. We encourage the Board to place restrictions on
l future developement within this area of the proposed subdivision.~
We also support a Planning Staff recon~endation that the plat conform to the RI0
zoning requirement as the property is classified alpine and slope affected in
the Eagle River Comprehensive Plan.
Sincerely,
Judith E. Marquez
Director
PJP:lmk:ces