HomeMy WebLinkAboutLarge Animal FacilityJon Nauman Scope Letter
Oct 5, 2006
HORSE-DRAWN CARRIAGE CO., INC.
P.O. Box 671316, 22012 Blair Ave.
Chugiak, Alaska, 99567
(907) 688-6005, Fax 688-1218
Internet: http:/Avww.carriage@alaska.net
October 4, 2006
To Whom It May Concern,
The Horse Drawn Carriage Co. has been in business for over 25 years, operating as a
small business, the last 16 years from our current location. This property has had horses
for nearly 30 years. Our business has a transportation permit to operate on Anchorage
streets, we have a business license, and we carry business insurance and a facility license.
In addition we have an Anchorage Soil and Water Conservation Plan. Prior to our
purchase of this property, it had been used as a horse -boarding facility for as many as 20
horses. We chose this site for a number of reasons, one because it was already set up as a
business as well as a boarding facility, two because of easy access to Anchorage, three
for the neighborhood. The neighborhood already had numerous small businesses and
many people had large numbers of animals, dog kennels, and people who keep lamas,
pigs, chickens, geese, etc.. We own 7.5 acres at the end of Blair St, a local dead-end
road in Chugiak, located north of the North Birchwood Loop road.
Here in Birchwood is where we begin staging for all horse drawn rides in the
neighborhood as well as for the Anchorage area. In addition we offer educational
programs to local schools systems as well as the Matanuska area with field trips and
annually teach at seven community schools beginning driving classes. We also donate
countless rides to many organizations in the Anchorage area and participate in local
parades. During last year's Bear Paw Parade we were honored to have in our wagon
pulled by our 8 horse hitch, Ben Couturier, the youngest person to finish the Race across
America.
At the preliminary conference held October 2, 2006, you requested a letter explaining the
mechanics & scope of this home-based business. First, I board horses to help offset the
expense of operating the Horse Drawn Carriage Company. I can board as many as eight
and currently have three. The overwhelming majority of business use, operating as the
Horse Drawn Carriage Co., is off-site, i.e. carriage rides during community and social
events (Anchorage Fur Rondy, Saturday Market, Eagle River Bear Paw and Merry
Merchant Munch, Eagle River Community) and other events such as wedding parties,
etc., estimated around 90% of total annual business use.
On-site use consists of hay/sleigh rides, departing from my property, traveling local
streets, with average trip length about one hour. My customers arrive in private vehicles,
often van -pooling, however we have visitor parking for at least 15 vehicles. To better
illustrate this type of use, I've listed 2005 bookings broken down by month on the
I
attached page. The MOA has an aerial photo, with building dimensions and layout, of
my property. It was presented in a work session to Assembly members during
formulation of the Large Domestic Animal Ordinance on September 24, 2005.
My wife, Myra, and I started this business in order to have something to do when we
retired and something to keep us healthy. My tax accountant will verify that we certainly
don't do this for the money, but we do enjoy making people happy by offering them a
glimpse of the past.
We think it is important to retain the uniqueness of each Anchorage community and to
recognize that small businesses are a very important part of this community.
Respectfully,
Jon Nauman
Horse Drawn Carriage Co.LLC
Jon Nauman
POB 671316
Chugiak, AK 99567
688-6005 or
(Bobbi Wells 688-4321)
For: Development Services
ATTN: Mr Dan Roth
4700 S Bragraw St
Anch, AK 43-7907
COVER SHEET
As per Mr Weaver's correspondence dated Oct 11, 2006 and subsequent decision that
you will be the reviewing officer, specifically for proof of compliance with AMC
21.50.305.C,D,F (licensing, animal waste, water quality protection) I submit the
following attachments:
10/11/06 Weaver's letter that no Admin approval or CU required
List of AMC 21.50.305.C.F & documentation we are providing to show compliance:
C) Licensing Animal Control Facility License
D) Animal Waste SOA Soil/Water Conservation Plan compliance
Chpt 15) water quality As -Built, Plat, Aerial
F) Lot coverage MOA Tax ID print outs/AMC 21.40.110 print out
LDA Ord
Impact on On -Site system) Port -a -Potty docs for on-site (I yr records)
Intensity Use) ...On and Off-site breakdown for rides for 2005
Type of Use) ... Nauman Letter of Explanation
We believe the documents provided can be used to determine compliance. If you have
questions or need information, please call.
- —o' . _- -
Bobbi Wells
From: "Weaver Jr., Jerry T." <MaverJTQei.ardxwsge.ak.us>
To: 'Bobbi Wells" <barb0mtaonline.net>; "Chambers, Angela C."
<ChambersACCDd.anchorage.ak.us>
Sent: Tuesday, October 17, 2006 8:40 AM
Subject: RE: Jon Nauman determination regarding CUP
It looks like you have the majority of needed items. We will either need a sign -off from
On Site Services (Dan Roth) that you meet the requirements of AMC 15.20,15.55.060b
and 21.45.210 ordemonstrate your compliance with these sections.
Jerry
—Original Message --
From: Bobbi Wells [maltbo:bart@mtoonline.net]
Sent: Monday, October 16, 2006 8:10 PM
To: Weaver Jr., Jerry T.; Chambers, Angela C.
Subject: Jon Nauman determination regarding CUP
Regarding your letter of October 11, 2006 to me. Will the following documents demonstate proof of the
standards named in 21.305.C,D,&F? Some you have already looked at: the As-Bulft, aerial photo, letter
explaining the Horse Drawn Carriage Co, LLC.
Am I to just drop off copies at the front desk for you or do we need to arrange another meeting?
Jon Nauman
-animal control facility license; and
-certification of compliance with a State of Alaska, And»rage Soil and Water Conservation District
conservation pian,
-As-Built of current site, dated 08-1992 (reviewed at preliminary hearing) showed structures, well,
septic, creek setbacks, etc.
-supplemented by aerial overhead stating size of each stnx:turehise produced by Community Planning
& used during work session with the Assembly on LDA Ord in Sept of 2005 (produced at preliminary
hearing & also electronically transmitted as email attachment on 10-05-06)
-and Plat 92.069 as recorded
-MOA Tax roil print outs of 051-103-03 (R-6 108,900 sq.ft)
-MOA Tax roil print outs of 051-105-29 (R-9 197,040 sq.ft). LDA site
-21.40.110.H R-9 zone district, lot coverage is 5% or 9,852 sq.ft
-On Horse Drawn Carriage Co, LLC letterhead, Nauman explanation of business and average number
of horses (14) normally housed on the property.
The only question remaining is what further proof is needed to show compliance with 15.50 watershed
district regulations.
9^/t
Oct 12 06 0429p
Alai.
.Jon Nauman
8078881218
PA
Plaaning D" tment
October 11. 2006
Jon Nauman
P.O. Box 671316
Chugiak, Alaska 99567
Subject: AMC 21.40,110 C.4, 21.45.350, and 21.50,305
Mr.'Nauman:
We've reviewed your request for a determination on
animal use at 22012 B1airAvenue.
' � Your large domestic
From the documentation w
meethe requirements for hichlarge doou haveiP�ded' it appears that you
administrative ed in C 21.40.110 C.4, domestic urea! use r
approval
or and 21.45.350 mements as
appears to be required at this tdirne nal use under AMC 21.50. 05
However. the info
AMC 21.50.305 C ation you Provided did not address the standards
Withand lot these9C�e rn ents. p easand F e Izcensmg, environmentatection
fe4uiremrnts. Provide us with proof of compliance
S, ely,
J
e weaver, Jr.
g Division Administrator
Community, Securi(y,
Pl-perity
C. Licensing. The large domestic animal facility shall comply with licensing and other
\ laws concerning the keeping of animals as set forth inTitle 15andTitle 17.
.`�
1' ` D. Environmental protection. The uses shall meet the requirements ofChapter
�JoCt'1 VA 15_20regarding animal waste;
Chapter 15.50concerning watershed district regulations;
Q�11
A5 Section 15.55.060b concerning separation requirements from water supply wells; and
AG Section 21.45.210concerning stream protection setbacks
F. Lot coverage. Lot coverage shall be that of the underlying zoning district unless the
�I,qO planning and zoning commission allows additional lot coverage above the maximum
allowed in the district, not to exceed a ten percent
Riot DisT,r�i�u7io/t) /U/!U/vlAo!/� vo/U
2005 Bookkeeping records, Horse Drawn Carriage Co, LLC
(most current complete record year available)
Number of on site and off site rides given by Horse Drawn Carriage CoILC in 2005
Off site rides are rides that are given at other sites when horses are harnessed and then
transported via trailer to other locations in the Anchorage area.
On-site rides are rides when clients come to the property
ort eft Ades
tan ens Ades
%Mmsitee
JAN
69
2
2%
FEB
216
2
<1%
MAR
67
1
<1%
APR
70
0
<1%
MAY
140
2
<1%
JUN
297
2
<1%
JUL
1 409
2
<1%
AUG
276
0
<1%
SEP
74
4
<1%
OCT
62
5
<1%
NOV
56
2
<1%
DEC
192
60
31%
Off site rides are rides that are given at other sites when horses are harnessed and then
transported via trailer to other locations in the Anchorage area.
On-site rides are rides when clients come to the property
IVO 0/y701 Joh
21.40.110 R-9 rural residential district.
The following statement of intent and use regulations shall apply in the R-9 district:
A. Intent. The R-9 district is designed to satisfy the needs for low-density residential
development in areas where public sewers and water are unlikely to be provided for a
considerable period of time or where topographic or other natural conditions are such that
higher -density development and the provision of public sewers and water would be
unfeasible at any time. In the first instance, where public facilities may be provided in the
distant future, the regulations are written to ensure that development during theinterim
period does not exceed geological and hydrological capacities for safe and healthful
maintenance of human habitation, while still allowing for the maintenance of a rural
lifestyle. In the second instance, where natural conditions would make higher densities
and the provision of public facilities unfeasible, the regulations would fill a need on those
lands where the application of R-6 zoning would be inadequate for the characteristics of
the land, while R-8 zoning would be too restrictive. Application of the R-9 zoning district
most probably in these instances would include lands which have hazards from the
standpoint of water recharge areas, steep slopes, wind hazard and marginal soil
conditions. In many cases, this zone would be applied to lands which have, without
zoning, been developed at these standards.
Although the intent of this zone is to establish an average density throughout its area of
application which conforms to the lot area requirements of subsection F of this section, it
is not necessarily the intent to establish that density uniformly throughout such areas of
application. Where proposed development differs from the norm established in the
specific requirements of this zone, the planned unit development procedure will be the
tool utilized in petitioning for the development pattern desired.
B. Permitted principal uses and structures. Permitted principal uses and structures are
as follows:
1. Single-family dwellings and duplexes; provided, however, that a mobile home may
be used for temporary living quarters for not more than 18 months while the dwelling is
being constructed. Only a single principal structure may be allowed on any lot or tract.
a. Before a mobile home will be permitted, the owner of the property or the person
intending to occupy the mobile home shall secure a permit from the administrative
officer. Such a permit shall only be granted upon a signed statement by the permittee that
a permanent dwelling will be constructed within 18 months.
b. If a permitted residential structure is damaged by fire, earthquake or other natural
cause to the extent that it is uninhabitable, a permit may be issued for occupancy of a
mobile home during the period that the structure is being rehabilitated or repaired, but in
no event shall a permit be for a period greater than 18 months.
c. Only one mobile home during the construction or repair of a permanent dwelling shall
be permitted on any parcel of land.
2. Child care homes.
3. Child care centers, subject to administrative site plan review as specified in the
supplementary district standards.
4. Adult care facilities with 1 through 8 persons.
5. Small residential care facilities.
6. Churches, to include anyplace of religious worship, along with their accessory uses,
including, without limitation, parsonages, meeting rooms and child care provided for
persons while they are attending religious functions. Use of church buildings other than
the parsonage for the purpose of housing or providing shelter to persons is not permitted
except as otherwise allowed in this title.
7. With a permitted non-residential use as a secondary and subordinate use and as
specified in the supplementary district regulations, antennas without tower structures,
type 1, 3, local interest towers and type 4 tower structures and antennas.
C. Permitted accessory uses and structures. Permitted accessory uses and structures are
as follows:
1. Home occupations, subject to provisions of the supplementary district regulations.
2. Noncommercial greenhouses, gardens, storage sheds, garden sheds and toolsheds,
private barbecue pits and workshops.
3. Private garages.
4. The outdoor harboring or keeping of dogs, animals and fowl in a manner consistent
with the requirements of all titles of this Code. Paddocks, stables or similar structures or
enclosures which are utilized for the keeping of animals other than dogs shall be at least
25 feet from an abutting neighbor's lot line. Alternatively, uncovered animal enclosures
shall be at least 75 feet from residences existing at the date of adoption of this ordinance
on abutting lots, or shall be at least ten feet from the abutting neighbor's lot line if the
separation area is a vegetative buffer as per 21.45.125(Cx2).
5. Private storage in yards of equipment including light trucks, boats, campers or
trailers, in a safe and orderly manner and separated by a distance of 50 feet from any
property line.
6. Keeping honeybees, Apis mellifera, in a manner consistent with the requirements of
all titles of this Code. Colonies shall be managed in such a manner that their flight path to
and from the hive will not bring them into contact with people on adjacent property. To
accomplish this, colonies shall be:
a. At least 25 feet from any lot line not in common ownership; or
b. Oriented with entrances facing away from adjacent property; or
c. Placed at least eight feet above ground level; or
d. Placed behind a fence at least six feet in height and extending at least ten feet beyond
the hive in both directions.
No more than four hives shall be placed on lots smaller than 10,000 square feet.
7. Bed and breakfast with three or less guestrooms.
8. Bed and breakfast with four guestrooms only by administrative site plan review.
9. Large domestic animal facilities on sites 40,000 square feet or larger as accessory to a
permitted residential use, subject to supplementary district standards.
10. Fewer than four large domestic animals, subject to conformity with the requirements
of Titles 15, 17 and 21.
11. Large domestic animal related businesses on lots larger than two acres, when the
requirements of supplementary district regulation 21.45.350, subsections B through G are
met.
D. Conditional uses. Subject to the requirements of the conditional use standards and
procedures of this title, the following uses may be permitted:
1. Planned unit developments.
2. Utilities substations.
3. Certain nonresidential uses which are not intensive in nature such as repair shops, art
studios, insurance and real estate offices, commercial nurseries, boarding kennels and
veterinary clinics, and business and professional offices which, for some reason, do not
meet the definition of a home occupation, provided that such uses are operated by a
person living on the premises. In reviewing conditional use applications for these uses,
the commission shall give primary consideration to the magnitude and intensity of such
uses to ensure that their impact on the residential character of the area is minimal.
4. Natural resource extraction for subdivision development, only on tracts of not less
than five acres.
5. Privately owned neighborhood community recreation centers in keeping with the
character and requirements of the district, provided the center is oriented to a particular
residential subdivision or housing project and that the uses within are delineated as
conditions to approval.
6. Bed and breakfast with five guestrooms.
7. Roominghouses.
8. Community interest and local interest towers that do not meet the supplementary
district regulations.
9. Large domestic animal facilities in excess of the standards established in 21.45.350C.
10. Accessory structures for a large domestic animal facility in excess of the standards
established in 21.45.360.
E. Prohibited uses and structures. The following uses and structures are prohibited:
1. Quonset huts.
2. Any use which causes or may reasonably be expected to cause excessive noise,
vibration, odor, smoke, dust or other particulate matter, radiation, toxic or noxious matter,
humidity, heat or glare at or beyond any lot line of the lot on which it is located.
Operation of particle accelerator systems, including cyclotrons, is prohibited. The term
"excessive" is defined for the purpose of this subsection as to a degree exceeding that
generated by uses permitted in the district in their customary manner of operation, or to a
degree injurious to the public health, safety, welfare or convenience.
F. Minimum lot requirements.
1. Except as provided in subsection 2 of this subsection, a lot shall have the following
minimum area and width:
TABLE INSET:
Minimum Requirements'
Lot Area
Use
Square
Feet'"
Acres
Lot
Width
Public Inquiry Property Detail
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Public Inquiry Parcel Details
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Parcel: 051-103-03-000 Residential Vacant Land
10/31/
NAUMAN JON W 6
PO Box 671316
Chugiak
MYRA Y T15N R1W SEC
LT 25
AK 99567 Site
9
Lot Size:
108,900
---Date
Changed---
----Deed
Changed ----
Zone : R6
Owner :
04/30/02
Stateid:
2002 / 0239730
Tax Dist: 022
Address:
04/30/02
Date :
04/11/02
Grid : NW1358
Hra 0
Plat :
GRW: PIWR
REF M:
ASSESSMENT HISTORY
---Land--
--Building-
---Total---
Appraised Val
2004:
23,800
0
23,800
Appraised Val
2005:
23,800
0
23,800 --Exemption-
Appraised Val
2006:
26,200
0
26,200 -----Type---
Exempt Value
2006:
0
0
0
State Credit
2006:
0
Resid Credit
2006:
0
Taxable Value
2006:
26,200
Liv Units: 000 Common Area: Leasehold: Insp Dt: 09/87 Land On
08/91 Exterio
Feedback E-mail: wwfipa@munl.org
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P.O. Box 196650 • Anchorage, Alaska 99519-6650 • Telephone: 343-4744
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