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MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH & ENVIRONMENTAL PROTECTION
Environmental Health Division
CASE REVIEW WORKSHEET
CASE NUMBER: DATE RECEIVED: J COMMENTS DUE BY:
S-8579 December 8,1986 I December 15, 1986
SUBDIVISION OR PROJECT TITLE:
A site plan review and plat for: Innsbruck Subdivision /~.~,'~u ~-.
(Zoning Case 986-051)
) PUBLIC WATER AVAILABLE
) COMMUNITY WATER AVAILABLE
COMMENTS: ~~
) PUBLIC SEWER AVAILABLE
CASE NO.
S-8579
RETURN COMMENTS TO:
MUNICIPAL PLANNING DEPARTMENT
Zoning and Platting Division
Pouch 6-650
Anchorage, Alaska 99502
264-4215
A request to rezone approximately
acres from
to
A request to amend Title 21 to
A request for concept/final approval of a conditional
use to permit a
in the zone.
A request for an amendment to a conditional use
XXX A site plan review and plat for Innsbruck Subd.
COMMENTS:
Planning & Zoning Commission Public Hearing
Date: January 12, 1987
Comments Due: December 15, 1986
DISTRIBUTION: STANDARD DISTRIBUTION
(Public Projects) Urban Design Commission
(Ordinance Amendments) Municipal Attorney's Office
XXX Southfork Community.,,~,,~,~.~mCouncil
Federation of Community C~'6.'~I~F'~E~'~
ENVIRONMENTALPROTS~ION
cs2/bgl
'DEC 8 1986
RECEIVED
CASE:
PETITIONER:
REQUEST:
TOTAL AREA:.
LOCATION:
CURRENT ZONE:
S-8579
ALASKA INTERNATIONAL REAL ESTATE
Site Plan Review and Plat
480 acres
Ti4N, R1W, N~/2 of Section 21, and S]/2 of SI/2 of Section 16;
generally located south of Eagle River Road .on either
side of Eagle River
PC, B-4SL, R-6SL
SOUTH FORK COMMUNITY COUNCIL
cs2/bla2
Ao
t .ELIMINARY PLAT APPLICATION OFFICE US~,/j~ ·
Municipality of Anchorage REC'D BY:
DEPARTMENT OF COMMUNITY PLANNING
P.O. Box 6650 VERIFY OWN:
f P t o I t;er ber r Do not Write in the shaded blocks.
Please fill in the in ormatiofi requested be ow. fin ne e or u pe block.
0. Case Number (IF KNOWN)' 1. Vacation Code
New abbreviated legal description (T12N R2W SEC 2 LOT 45 OR SHORT SUB BLK 3 LOTS 34).
II J J. 1-1 -I I
Existing abbreviated legal description (T12N R2W SEC 2 LOT 45 'OR SHORT SUB BLK 3 LOT 34) full legal on back
page.
4. Petitioner's Name (Last- First) . 5. Petitioner's Representative
Alaska ~[nt~rnational Rea'l Estate Development ~ ~on~r~'.~-~'~.¢' . .
Address P.0. Box 67081_5
City Chugiak State
Phone No. 688-'4298
~laska
Bill Me_
Address 9 !2 1
City ~
Phone No. 5 2 2 - ! 9 ~ 5 Bill Me _,
6. Petition Area 7. Proposed 8. Existing 9. Traffic 10. Grid Number 11. Zone
Acreage Number Number Analysis Zone
Lots Lots S~,'] 158,159 PC
12. Fee $ ~O 13. Community Council South Fork
B. I hereby certify that (I am) (I have been authorized to act for) the owner of the property described above and that I desire to
subdivide it in conformance with Chapter 21 of the Anchorage Municipal Code of Ordinances. I understand that payment
of the basic subdivision fee is nonrefundable and is to cover the costs associated with processing this application, that it
does not assure approval of the subdivision. I also understand that additional fees may be assessed if the Municipality's
costs to process this application exceed the basic fee. I further understand that assigned hearing dates are tentative and
may be have to postponed by Planning Staff, Platting Board, Planning Commission, orthe Assembly due to admin~trative
reasons.
Date: # ./
Signature ¢ ¢,;3::: ;'~~ '
'Agents must provide wri~en p~of o¢ auth~i~i.¢n.
-?
/
EAGLE RIVER RESORT
JUSTIFICATION
Variance from 21.80.200
1333-101
e
The purpose of this plat is to. establish zoning boundaries and
reserve tracts as required under A.O. 86-185. The boundaries for
each of these is relatively fixed by prior actions including:
a. the general area approved for rezoning to B-4SL
b. the location of the South Fork Park per the Eagle River
Greenbelt Plan
c. the.greenbelt acquisition boundary as reflected in the
Preliminary Exchange Agreement between the State of Alaska and
Eklutna Inc.
d. the area under contract for sale by Eklutna, Inc. to Robert
Rogner.
The interplay between these fixed boundaries leaves some tracts
which fall short of the technical access requirements of Title 2'1.
The requested variance will have no impact on other parcels within
the site or on offsite property. The granting of the variance will
allow this project to proceed and will have a highly positive
economic impact on the entire community.
The intent of the ordinance is to encourage subdivision patterns
which yield fully accessible dwellings and final land uses. The
proposed plat will not nullify this goal since the tracting shown
is preliminary in nature and further approvals must be obtained
during which additional access needs can be addressed as
appropriate.
.Both traCts. B and C fall within the South Fork Park and are beiing
~serve tracted for Municipal acquisition. When the city acquires
this affea' a master Plan, Will be done which will addYess access
through Tract B or the State owned portion to Tract Ct
Tract D is physically separated by the South Fork of Eagle River
from the remainder of this site. It will continue under Eklutna
ownership and is adjacent to a large area of unsubdivided Eklutna
land to the west. Development in conjunction with this parcel is
the logical option since land use will differ on either side of the
South Fork. Legal access presently exists via a section line
easement from Ken Logan Circle.
Tract F is a residual tract created by the zoning, acquisition and
reserve tract boundaries. Access can be addressed as necessary
when the site plan for Tract A is reviewed.
The special conditions result from preestablished boundary lines as
indicated and will eventually produce a highly desirable develop-
ment for the entire community.
1333-101 C/SEPT86
· ~i~
Alaska International Real
Applicant Estate ~ Development and Con
Address P.O. Box 670815
688-4298
Phone Number
Legal Description of Property Involved: N 1/? 0¢
Sec. 21 & S 1/2 of the S 1/2 of Sec. 16
T14N R1W
Present/Future Use of Property Undeveloped /
Resort and Park uses
Municipality Of Anchorage
PLATTING BOARD AUTHORITY
APPLICATION FOR VARIANCE
/
tructi Oroo NOT(~]~r/E IN THIS SPACE
Date Received
Case No. / ~CT~l~aNring Date
Approved
Conditions
This is a request for a variance from Section 21,80,200
of the Land Subdivision Regulations.
This variance is for:
Le§al and ph,ysical access to Tract C, physical access to Tract D
legal and physical access to Tract F
Need to tract for zoning boundary and reserve tracts per A.O, 86-185.
A. The existing situation is:
Physical features and locations of zoning boundary, reserve tracts and acquisition
boundaries all relatively fixed,
B, Thegrantingofthispetitionwouldpermit: Tracting for zoning boundary and reserve tracts as required
by A.D. 86-!85,
Before a variance may be granted, the app/icant must prove that each of the following four conditions have been fulfilled. Answer
each of the conditions in detai/, using additional sheets if necessary.
The undersigned alleges that:
1. That there are such special circumstances or conditions affecting said property that the strict application of the provisions of this
ordinance would clearly be, i,mpr~tctical, unreasonable or undesirable to the general public· These special circumstances or
conditions are: see at~acneo
2. That the granting of the specified variance will not be detrimental to the public welfare or injurious to other property in the area
in which said property is situated for the following reasons:
see attached
3. That'such variance will not have the effect of nullifying, the intent and purpose of this ordinance or the Comprehensive Plan of
the Municipality for the following reasons:
see attached
4. The above listed special conditions or circumstances do not result from the action of the applicant and such conditions or
circumstances do not merely constitute a pecuniary (monetary) hardship or inconvenience in that:
see attached
Signature of Authorized Agent
9121 Vanquard Drive
Address
Signature of Land Owner
Address
PRELIMINARY PLAT APPLICATION OFFICE USE
Municipality of Anchorage
DEPARTMENT OF COMMUNITY PLANNING nEc'e E~Y:
P.O. Box 6650 VERIFY OWN:
Anchorage, Alaska 99502-0650 :
Please fill in the information requested below. Print one letter or number per block. Do not Write in the shaded blocks.
0. Case Number (IF KNOWN)' -' · 1. Vacation Code 'MUNIcIPALt ~T~ OF ANCHOP. AOE
' ,' DEPT, ,"~DF HEALTH &
ENVIRONMENTAL 'PROTeCTiOn4
2. New abbreviated legal description (T12N R2W 8EC2 LoT 45 OR SHORT SUB BLK3 LOTR3EC E l-V E D
IJ ~1~1 ~l~ J J J'~ b l ~1 J J J. ~-~I-I. I I: ........
Existing abbreviated legal description (T12N R2W SEC 2 LOT 45 OR SHORT SUB BLK 3 LOT 34) full legal on back
page'Alaska International Real Estate & Development ancl const~:utt±o~
INI I, Iz121 klEIcl 121~1 Itl 11.1/121 kl IllzlsI I SEC Z6 **4N R~,~
4. Petitioner's Name (Last- First) . 5. ' Petitioner's Representative "' '
Alaska Intfrnational Real Estate DeveloPment
I I II II t I I IJ I I / I I,J I I It ~IEINI~I.u~ I~ 11 III I II I I II
Box
670815
Address
.~ 'Address 9~ ~].
City~' ' 'grluglaK: State Alaska / City .~_-~_cheg~_~'e State A!=_ska
Phone No. 688Z4298 Bill Me 'Phone No. 5 22-!9 45 Bill Me
6. Petitibn Area
Acreage
· 12. Fee $
B.
Date:
Proposed 8.
Number
Lots
ExiSting
Number
Lots
9. Traffic 10. Grid· Number
'. Analysis Zone
SW 1~8,159
I,~.'..:'J:~:~'l':~ F:'~- ."~q ~':
11. Zone
PC:
~;5~ ..... '13. Community Council South 'Fo~k - ! :":' -' ' - '
I hereby Certify that (I am) (I have been authorized to act for) the owner of the property described above and that I desire to
subdivide it in conformance with Chapter 21 of the Anchorage Municipal Code of Ordinances. I understa.._nd that payment
of the basic subdivision fee is nonrefundable and is to cover the costs associated with processing this application, that it
does not assure approval of the subdi~,ision. I' also Understar~.d that additional fees may b~ assessed if t~e_ Municipality's
costs to process this application exceed the basic fee. I further understand that assigned hearing dates~re tentative and
may be have to postponed by Planning Staff Platting Board, Planning Commission, orthe Assembly due to administrative'
reasons.
Signature
'Agents must provide written proof or authorization.
20-003 Fron/(4,85)
i987
Please check or fill in the following:
1. Comprehensive Plan -- Land Use Classification
X Residential X
Commercial '
Parks/Open Space
Transportation Related
2. Comprehensive Plan -- Land Use Intensity
Special Study
3. Environmental Factors (if any):
a. Wetland
1. Developable
2. Conservation
3. Preservation
Marginal Land ·
Commercial/industrial
Public Lands/Institutions
Dwelling Units per Acre
Alpine/Slope Affected
b. Avalanche
c. Floodplain
d. Seismic Zone (Harding/Lawson)
D. Please indicate below if any of these events have occurred in the last three years on the property.
X
Rezoning Case Number 86-051.~A.0,
86-185
Subdivision Case Number
' Conditional Use Case Number
Zoning Variance Case Number
Enforcement Action For'
Building/Land Use Permit For
Army Corp of Engineers Permit
E. Legal description for advertising.
N 1/2 of Section 21 and the S 1/2 of the S 1/2 of Section 16 T14N RIW
Al pine/Slope Affected
Industrial
Special Study
S.Mo
Checklist
X
X
Waiver
30 Copies of Plat
Reduced Copy of Plat (8'/2 x 11)
Certificate to Plat 86-2944 to be delivered
Fee
Topo Map 3 Copies
Soils Report 4 Copies
Aerial Photo
Housing Stock Map
Zoning Map
Water: Private Wells
Sewer: Private Septic
Public sewer will be provided to the site
Community Well Public Utility
Community Sys. X Public Utility
20-003 Back t4,85}
MUNICIPALITY OF ANCHORAGE
MEMORANDUM
DATE: December 11, 1986
TO: Municipal Planning Department _~~
FROM: Marc Little, DHHS, Water Quality Section/v~
SUBJECT: Comments on site plan review for S-8579, and Cases
86-051, 86-2944.
The following are required for me to review and comment on the
above proposed site plan and zoning cases:
1) A topographic map showing r~lative elevations within
the entire project area, including the greenbelt and stream
protection areas.
2) A drainage plan showing proposed locations of
buildings, driveways, parking lots, garages, stormdrains,
drainage ditches etc.. Where is drainage from site going to
eventually end up? In the south fork of Eagle River? How is
drainage from parking lots and roadways going to be handled?
Any direct discharge of stormwater directly into any waterway
of the State of Alaska is prohibited by municipal code. How is
snow removal going to be handled? Where will snow be stored
and eventually dumped? Where will meltwater from snow dump
eventually end up?
Without the above items, I'm unable to make any review or
comment at this time. As soon as these items are made
available, I would be happy to complete my review.
cc. Keith Bandt.
$8579/121186
MUNICIPALITY OF ANCHORAGE
DEPARTMENT OF HEALTH & ENVIRONMENTAL PROTECTION
ENVIRONMENTAL HEALTH CASE REVIEW WORK SHEET
[~ PLATTING BOARD [~] PLANNING & ZONING
CASE NUMBER NAME
S-5580 Innsbruck Village, .- Phase I
)ATE RECEIVED
January 29, 1981
COMMENT TO PLANNING BY
February 13, 1981
FOR MEETING OF CASE OF
[~UBLIC WATER NOT AVAILABLE TO PETITION AREA
[~UBLIC SEWER NOT AVAILABLE TO PETITION AREA
REVIEWER'S COMMENTS:
I
71-014 (Rev. 2/78)
0'-12'
12'-t8'
18'-25'
25'-30'
30'-35'
35'-38'
38'-42'
42'-54'
54'~75'
75'=79'
79'
gECEJVED
Innsbruck Project
Phase I
October 29 &'30, 1980
Well mixed fine sandy soil with some gravel to, 2" minus.
Rocks are gray in color while sand and soil are light
tan. Casing is driving easily.
More gravel in soil and larger to 3" minus, casing driving
harder.
Wet sand with some gravel. Stopped drill at 25' and
heard come water running into the casing° Not much
water - say 3 gpm.
Wet sand and gravel.
Dry and very hard to get fractured cuttings up the casing°
Casing driving much harder.
Drilled easier, drove harder. Material changing to
gravelly sand to 2" minus.
Very dry total fracture material. Maybe in cobble field
- no sign of water.
Coarse sand with gravel, getting progressively wetter.
Gravel aquifer, coarse sand. pea gravel, gravel to 3"
minus. Water flowing freely but heavy 'with silt and very
dirty. Aquifer should produce 6-10 gpm/ft, with screening
and development. Hole was left at 57' overnight, the next
morning static level was about 52'.
Clay and gravel, water not flowing as it has been.
Bedrock - end of drilling.
S 5.5 80'MAR
REVISED REPORT
GEOTECHNICAL RECONNAISSANCE INVESTIGATION
DEVELOPMENT AREA
PETERS CREEK, ALASKA
Prepared for
BOMHOFF AND ASSOCIATES
Prepared by
DAMES & MOORE
April 10, 1978
Job No. 7781-002-20
REV'ISED REPORT
GEOTECHNICAL RECONNAISSANCE ~NVESTIGATION
PROPOSED INSBRUCK VILLAGE DEVELOMENT
PETERS CREEK, ALASKA
INTRODUCTION
This revised report modifies and supersedes our geotechnical
reconnaissance report dated December 16, 1976. The revisions are based
upon a one-day field visit to the site and a review of test pit data
provided to us by Bomhoff and Associates. The site of the proposed
Insbruck Village Development is located southwest of the Glenn Highway
in the area of the confluence of Peters Creek and Four-Mile Creek, and
includes approximately 700 acres.
We understand that development plans include construction of
condominiums, private homes, a riding stable, and possibly a ski area.
Public Water supply and sewage treatment facilities are anticipated in
most areas of the development.
SCOPE AND PURPOSE
The scope of our investigation was limited to an interpreta-
tion of stereo pair aerial photographs, a brief field reconnaissance, a
review Of existing geotechnical literature, inspection of soil samples
collected by Bomhoff and Associates, and our experience in areas of
mountainous terrain in Alaska. Snow cover over the site limited on-
ground inspection to trail and stream cut banks. Inspection of existing
test pits was not possible due to snow cover; frozen soil conditions
precluded adequate identification of subsurface conditions.
The purpose of our investigation was to estimate the potential
for developing a water supply from groundwater sources; determine areas
having soil in excess of l0 feet thick; and.determine areas having near-
surface and outcrops of bedrock. We also estimated probable total and
accumulated snow cover in the proposed ski area.
INVESTIGATION RESULTS
The results of our investigation indicate at least seven
distinct geologic units'exist within the development site. Plate 1
shows aerial distribution of the units.
Unit 1
Alluvial Floodplain Deposits - Mainly coarse gravel, gravel
and sand in stream and river channels a'nd floodplains; thick-
ness probably 25 to 75 feet.
Unit 2
Alluvial Terrace Deposits - Mainly gravel and sand in flat-
lying terraces on valley sides above floodplain; thicknesses
of up to 100 feet.
Unit 3
Glacial Lateral Moraine Deposits - Mainly glacial till com-
prising a heterogeneous mixture of gravel, sand, and silt;
forms gently sloping benches on valley side with thicknesses
probably up to 50 feet~
Unit 4
Hummocky and Ridged Moraine Deposits - Mainly glacial till
comprising a heterogeneous mixture of gravel, sand, silt, and
clay; forms moderate to steep slopes; thicknesses probably
greater than 30 feet.
Unit 5
Glacial Till - Generally heterogeneous material with a wide
range'of grain sizes including silt, sand, gravel, and boulders.
Near surf~ce soils conta~na large percentage of coarser
particles but areas of finer grain soils are present. Unit is
generally greater than 10 feet thick and in some areas,
greater than 100 feet thick.
Unit 6
Erosion Slopes (Shallow Colluvium over Till) - Similar material
to Unit 5 with a veneer of colluvium (probably less than 5
feet), distinguished from Unit 5 by generally steeper slopes
and presence of ravines and gullies. Soil thicknesses are
greater than 25 feet and in many areas greater than 100 feet.
Peters Creek and tributaries have become incised i.nto this
unit. Steeper slopes in this area may be oversteepened and
under some circumstances become unstable. Deep scallops in
the eroded till slopes that comprise this surficial unit may
indicate spring' sapping (seasonal acceleration of erosion) of
the slope especially in the vicinity of the unnamed creek that
enters Peters Creek near Test Pit A. If development is plan-
ned adjacent to this geologic unit, we recommend that a
detailed inspection me made by a geotechnical engineer to
assess slope stability.
Unit 7
Colluvium over Bedrock and Bedrock - The bedrock consists of
Jurassic and Cretaceous metamorphic rocks. Mt. Eklutna is
composed of igneous rocks that are weakly serpentenized. This
unit also includes areas of thin colluvium of up to 10 feet in
thickness.
Water Supply
Unit l, alluvial floodplain deposits, range in .thickness from
a few feet to probably more than 100 feet in the northeastern corner of
the site. The significance of this is that these alluvial deposits
represent, the most likely source of water supply in the area.
Unit 2, alluvial terrace deposits, also represent a potential
source of groundwater s.upply. It is probable that Unit 2 is hydraulically
connected to Unit 1. As a result, the combined thicknesses may increase
the potential thickness (soil containing potentially recoverable ground-
water storage and supply). The total saturated thickness (soil containing
potentially recoverable groundwater) of either Unit 1 or Unit 2 is
unknown at this time.
Units 3, 4, 5, and 6 are glacial deposits and may not yield
sufficient groundwater in wells to be considered a potential water
supply source. However, lenticular sand and gravel subunits may exist
within these units as they do in similar glacial soils. Nonetheless, we
do not Consider these units to be promising sources of water supply
other than for individual-.residences in low-densi'ty development areas
Volumes of 1 to 4 gallons per minute could be expected where water is
encountered.
Unit 7 is an admixture of erosional material thinly mantling
bedrock. This unit may also supply sufficient water to wells for
private use. It is unlikely that a public or semi-public supply could
be developed from this source. Some of the areas shown as Unit 7 probably
have a mantle of 10 feet or less of colluvial soils.
Snow Conditions
Similarity of slope, elevation, and aspect between the develop-
ment site and Arctic Valley to the south allow correlation of potential
snow conditions. Table 1 is from the Arctic Vall~ey area. The accumulated
snow depths shown on the table probably reflect snow accumulations
likely to occur on the north-facing slope, east of the site.
Average annual total snowfall at Arctic Valley is about 8
feet. Si'milar tota~ 'annual snowfalll can be expected on the north-facing
slope proposed for ski area development above the site.
CONCLUSIONS
Development of a water supply,from'g~oundwater sourO, es seems
to be feasible in the site area. Test drilling and pumping from potential
groundwater sources would be necessary to verify our initial appraisal
of 'the water'supply sources. The feasibility of using surfade water in
lieu of, or to augment, groundwater as a source of supply should be
considered. Relative cost, land use, reliability, and'potential for'
contamination would have to be compared with use of groundwater as the
only source of supply.
On-site sewage disposal may be somewhat of a problem in
portions of all units except 1, 2, and 8. However, steep slopes and
.potential effects on surface water must be considered in all units. The
glacial soils in the development area appear to be more granular than in
similar geologic areas. Therefore, it may be possible to utilize individ-
ual septic systems on most lots provided adequate seepage drains are
Specific
constructed and development is of moderate to low density.
percolation rate testing and total soil thicknesses should be determined
before finalizing plans for use of on-site sewage disposal methods.
Cut and fiil operations during access road construction will
be necessary due to steep terrain. We do not foresee any insurmountable
or especially difficult geotechnical problems in development of the road
systems. Because of the long cross'-slopes and groundwater conditions,
drains may be required in some areas. Also the stability of cut and
fill slopes should be individually investigated.
5
TABLE 1
AVERAGE SNOWFALL DATA, ARCl:IC VALLEY
Station February March April May
Elevation* 1964,-1975 1964-1975 1964-1975 1964~1975
(ft) (in.) (in.) (in.) (in.)
500 17 15 12 1
1000 15 16 14 3
2030 22 25 25 13
2330 23 26 26 15
3000 30 35 39- 40
*All stations along Arctic Valley Road south aspect except station
at 3000 feet, which is in bowl.
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