HomeMy WebLinkAboutPYRENEES ESTATES S-10414Pyrennes Estate
Case:
5-10414
Platting Board
Summary. of Action
April 7, 1999
Page 3
c. S-10414 Pyrenees Estates Subdivision - with variance
Approval of the variance from AMC 21.80.200.A (dedication
of Street right-of-way) and AMC 21.80.010.C (dedication of a
half-street right-of-way).
Approval of the plat subject to:
1. Resolving utility easements.
Providing a 100-foot development setback area on the
plat for Juniper Creek on Tract a, and the follow note,
"No construction or excavation is permitted within 100
feet of the mean high water line of any stream, lake or
other pm manent body of water."
Resolving the need for a grading/excavation/fill permit
with Building Safety.
Correcting street names: Should be: Misty Mountain
Road and Delores Drive. Vicinity Map: Lloyd Drive has
been renamed to Mariah Drive.
o
Correcting title block information: Should be Range
East.
(a)
Providing DHHS the following infol~mation:
Soils testing, percolation testing ad ground
water monitoring must be conducted to confirm
the suitability for development using on-site
wastewater disposal systems. Ground water
/j~l ¢cTpbU /[TP m°nit°ring must be c°nducted during high
water season in either the f~l (October or spring
(Ap~l - May).
Areas designated for the original and
'~placement wastewater disposal system site
m~t be identified and must meet all crite~a
spe~fied in AMC 15.65, including slope and
~ ~'~ ~-. siopfl setback requirements.
~ ¢ VERTICAL DATUM
ro, b.~ "~ THE VERTICAL DATUM IS ASSUMED
AND MEASURED IN FEET.
~ ~-- ~.~, ~¢.¢~,~ ~ ~ ~ ~ % ,
~ ......... 7,--- X$~ ,x, ~? X I~ It I
, X ' '~.~ ~ ~ '
~,x ~ ~ ...... ~--~' '~'
LEGEN~
0 10 20 30 40 50 60
0.57' DIA PVC PIPE IN
EXCAVATED TEST HOLE
SCALE
OMT
X 7ZD'
0.11' DIA PVC PIPE NEAR
EXCAVATED TEST HOLE
SPOT ELEVATION
PLOT SCALE: 1"=30'
DWG NAME: PL97-176
MUNICIPALITY OF ANCHORAGE
Department of Health and Human Services
P.O. Box 196650
Anchorage, Alaska 99519-6650
Date: Ma~-ch 19, 1999
To: Zoning & Platting, CPD
From: , ]4,9/~gmes Cross, PE, Program Manger, On-Site Water Quality
Subject:I-Iv Req~test for Comments on Subdivisions March 19, 1999
The Environmental Services Division, On-Site Services Program, has reviewed the following
case and has these comments:
96-019:
SeaScape Phase I Subdivision Agreement Time Extension
No objections.
S-10209:
Goldenview Gate Subdivision
No objections.
S-10410:
Combs Subdivision, Block 1 Lot 4A
No objections.
S-10414:
Pyrennes Estate Subdivision, Tracts A & B
Information to satisfy the requirements specified by AMC 21.15 and AMC
15.65 must be submitted for each lot of this proposed subdivision. This
information must include, but may not necessarily be limited to:
1. Soils testing, percolation testing and ground water monitoring must
be conducted to confirm the suitability for development using on-
site wastewater disposal systems. Ground water monitoring must
be conducted during high water season in either the fall (October)
or spring (April - May).
2. Areas designated for the original and replacement ;vastewater
disposal system site must be identified and must meet all criteria
specified in AMC 15.65, including slope and slope setback
requirements.
3. Topographical information must be submitted.
4. Supporting documentation on water availability must be provided.
S-10416:
Parkside View Subdivision, Lots 1 10
No objections.
TOPOGRAPHIC MAP
PYRENEES ESTATE
Scale: 1 Inch = 200 Feet Contour Interval = 4 Feet Prepared: Jan. 26, 1998
Base Map from MOA Grid Map SE 804
Contours from MOA Aerial Photographic Map Eagle River and Vicinity Grid 77
Prepared by: McClintock Land Associates, Inc. - 11940 Business Blvd, Suite 205, Eagle River, Alaska 99577 - Phone: (907) 694-4499
Municipality ot Anchorage
DEPARTMENT OF HEALTH & HUMAN SERVICES
825 "L" Street, Anchorage, Alaska 99502-0650
SOILS LOG--PERCOLATION TEST
PERFORMED FOR: Mr. John Truscott DATE PERFORMED: 4120199
LEGAL DESCRIPTION; Tract B, Pyrenees Estate T~5."~ BDI.~ I Township, Range, Section: WI/2, NEll4, NWl/4, T13N, R1E, SEC 4, SM, AK
SLOPE SITE PLAN
Forest litter, ORGANIC SILT (eL), red brown,
wet. Frozen to 1 ft.
(~P,~VEL (GP) wen SAND, Peony Gmaea, grey
brown, moist.
Bulk Sample 3 to 7 ft. See ~rainsize report.
Percolation Test 4.5 to 5.0 ft.
No change in soil profile.
V~ter Seep at 11 ft.
Total Depth 11,5 Ft 1" PVC
Installed, Bad, hoe Cat 215
2
3
4
6
7
8
9
]O
16
20
I
WAS GROUND WATER
ENCOUNTERED? YBS
LI
IF YEa, AT WHAT O
DEPTH? 1 1.5 fi, p
E
Depth to Water After
Monitoring7 11.6 Ft. D~te: 5/17/99
Gross Net Depth to Net
Reading Dale Time Time Water Drop
)resoak 4/20/99 11 ;36 AM
" 11:46 57 1/2" 0
l 11:54 62" 4 1/2!'
" 11:55 3 56" 0
12:00 59" 3"
12:05 62" 3"
12:06 5 65 1/4" 3 1/4"
PERCOLATION RATE 1,5 (minutes/Inch) PERC HOLE DIAMETER 6"
TEST RUN BETWEEN 4,5 ET AND 5.0 FT
COMMENTS Good septic soils. May require filter sand to slow percolation rate. Recommend a shallow trench and/or bed system. Water level on
4/29199 at 9.33 ft.
PERFORMED BY: Allan W. Muff~, P.E, ~ Allan Muff[tt CERTIFY THAT THIS TEST WAS PERFORMED IN
ACCORDANCE WITH ALL STATE AND MUNICIPAL GUIDELINES IN EFFECT ON THIS DATE. DATE: 5/18/99
04/09/99 12:30 FAX 907 343 4220 Community Flannlns ~ ~Ku~a ~ou~zuxx
Pla~ing Board
Summa~yo£ Action
Aphl?,1999
Page3
c. 8-10414 Pyrenees Estates Subdivision - with variance
Approval of the variance from AMC 21.80.200.A (dedication
of Street right-of-way) and AMC 21.80.010.C (dedication of a
half-street right-of-way),
Approval of the plat subject to:
1- Resolving utility easements.
Providing a 100-foot development setback area on the
plat for Juniper Creek on Tract a, and the follow note,
"No construction or excavation is pe~'mitted within 100
feet of the mean high water line of any stream, lake or
other permanent body of water."
Resolving the need for a grading/excavation/fill permit
with Building Safety.
Correcting street names: Should be: Misty MountaJ~
Road and Delores Drive. Vicinity Map: Lloyd Drive has
been renamed to .Matlab Drive.
Correcting rifle block information: Should be Range 1
East.
Providing DHHS the following information:
(a)
Soils testing, percolation testing ad ground
water monitoring must be conducted to confi~r~
the suitability for development using on-site
wastewater disposal systems. Ground water
monitoring must be conducted during high
water season in either the fail (October) or spring
(Aprn - May).
designated for the original and
ent wastewater disposal system site
e identified and must meet all criteria
in AMC 15.65, including slope and
tback requirements.
04/09/99 12:30 FAX 907 343 4220 Communir¥ Plannins ~ CROSS ~00S/011
Pla~ing Board
Surnmary_ofA~ion
April T, 1999
Page 4
7_
Topographical information must be submitted_
Supporting documentation on water availability
must be provided.
Ensuring that the public use easements for Prudhoe
Bay Avenue, Delores Drive and misty Mountain Drive,
respectively, have their centerlines correlate to the
centerline of the existing traveled ways.
d. $-10416 Parkside View Subdivision - with vacation
Approval of the following vacation requests subject to the
non-objection of al1 affected utilities and to filing a suitable
replat within 18 months:
the 33-foot BLM easement along the east property
boundary;
the north 25 feet of the BLM easement along a portion
of the south property east of Daisey Circle, and
the north 3 feet of the BLM easement along thc south
property boundary west of Daisey Circle.
Approval of the plat subject to:
Resolving utility easements, particularly the need for
an easement for the existing sanitary sewer mainhne
located in Wright Street.
Resolving the location, use and need to disconnect the
existing water and sanitary sewer service connects
with AWWU.
Entering into mainline extension agreements with
AWWU for the provision of public water and sanitary
sewer service to the proposed subdivision.
DRILLED
· :, .: ..~5'?
11~743o00
[NCLUDF-~ ALL'LABOR AND MATERIAL FOR COMPLETION OF SAID DRILLING.
TO RAMPART DRILLIN(] WORKS FOR THE SUM OF
VSRYr MUCH, I?- ' '' · ,' { ' ,,:
KIND OF FORMATION:
~ From_·
From. FL lo.. FL_ ~ dit O~ ~ [ From
From FL t~.. FL~ ~ ~ From
- . . From
From - Ft. to Fh
From.., F[, t~,, F! ......
From ~t. t~ vt. ~_
From" ' Ft to, Ft.
From" ' FL [o_ FL
ML~CL. INFORMATION:
From. -Fi. ~o Fi,-. '! ;! ;~i
From,.~, F lo Ft. ' ~ {5" '~g '"'!"
rom Ft. to.' Ft.: · ' From
SULLIVAN' WATER WELLS
LEGAL DESCRI~ION.
KIND OF C, _
HI$CL INFOR,',IATION:
, /,~ D
':ADDRESS .._.~.~.~.~.~.~.~.~.~O'&, ... '~- . ~,.,. ,.'~=.~ ,:.~ )~'~¢ EPTHOF,WEL
LEGALD~ Ri~ .... ~/~ .~ .... ,~~: . LEVEl,
a~.~u~e~.~/~-_ . .__~_ · . ·
PERM T~U~- , ~ ~ '~ .~.~.',. · ." ~' GA~. PER HR -'
,-~- ~ ~ ~- ~. r~,
rrom~Ft.¢~ ~o~ ~4---- ~; . ~ Fro,~Fi. Io~r ~ ',
.... ~ ~ "~',7 j ~'~,-,- r,om - .. -
~rom~FI. lO:FI. I / *, ~ ~ '~,~ ,- ,,,, ~t. ~o~r,' , '
~ ..,. .. .... ,. ~ ..~~-,~ ..... ~,.., .~ , .~,.
, , ~ ~,.,~ ~ '~ .,,,·
Municipality of Anchorage .'- :::
Department of Health and Human Services
HEALTH AUTHORITY APPROVAL CHECKLIST
A, Well Date .. ..... -'
Well type .~2,~,,~j ~t"~, If A, S, or C, attach ADEC letter. ADEC water 'system number r~,
Log pre;ent(~¥N) r~ ~ DaL~ completed . ~ Driller.
~ ~ Cased to ~o ~ ~ - ?' Casrng height -.
Total depth
Sanitary seat ~N)
Date of test
Static water level
Well flow
~ Wires properly protected ~'q).
FROM WELL LOG AT INSPECTION
L., o g.p.m. . '~'~.~-~
,~ Pump level1 ~1 Iz...
SEPARATION DISTANCES FROM WELL TO: .
Septic~q~old~ng tank on lot % c)c:,~ '~
· ; On adjacent Iot~
Absorption field on lot \ ,..~ (3" ~'- ; O, adjacent lots
sawer maln ~ ['/~"' Public sewer manhole/c~eanout
Public
Sewer service line ,~ t ~
Petroleum tank
WATER SAMPLE RESULTS:
Coliform ~ .Nitrate
Date of sample:_ L~, .~ ~".--~'~
A L, Other bacteria
Collected by $ · s E'N~INE~IN~
~ Ri~, ~a~
Tank siza \ '2.-'5"c~, Compartments
Foundation cleanout ~N) . ,./' Depression (Y~I~
Alarm teste~ (Y,~) ~ 'r ' r . - ~ [ ~
B. SEPTIC/HOLDING TANK DATA
Date Installed t~ ~. 1
Cleanouts ~5~N) . ~
High water alarm (Y~l). ~
Foundation . % o" '~'
Water n~aln,'servlce line ~ c:~ ~ ~
Date of pumping
SEPARATION DISTANCES FROM SEPTIC/HOLDING TANK TO:
Well(s) on lot t.m ~. ~ ~ On adjacent rots, ~ ~ o t ,~'
To properly line .. ~ ~ t ~ Absorptron field. ~""
Sudace water/drainage ._ [ ~....>,~ t~
CONTINUED ON BACK PAGE
SULLIVAN WATER WELLS
LEGAL DESCRIPTION_ -
DATE .$tarlcd . Ended __
..- DRAW DOWN FT.. /
--- GALS. PER HR ,Iff. ! --___
KIND OF FORMATION:
From _Ft. lo ~Ft.
From .... Ft. lo. FI.
MI$CL. INFORMATION:
DRILLER'~ NAME
A.W. Murfitt Company_
CONSULTING ENGINEERS & TESTING
13810 Venus Way ° Anchorage, Alaska 99515 · Telephone (907) 345-2737 · FAX (907) 345-3264
June 9, 1999
Municipality of Anchorage
Department of Health & Human Services
On-Site Services Section
P.O. Box 196650
Anchorage, Alaska 99519-6650
ATTENTION:
Mr. Jim Cross., P.E.
Well & Septic System Design
Single Family Dwelling
Truscott Residence
Tract A Pyrenees Estate
W1/2,NE1/4, NWl/4, T13N, R1E, SEC 4,SM, AK
Eagle River, Alaska
Our Job 99-332.01
Dear Mr. Cross:
The referenced property represents a new 9.55 acre parcel which is currently being subdivided and
is currently undeveloped. The property owner, Mr. John Truscott, is proposing to build an initial one
bedroom, single family residence at the location shown onthe site plan. He has requested we design
a septic system suitable for three (3) bedrooms. The wellwill be located to the north of the structure
with an minimum separation of 100 feet bom the septic system. Our design data is summarized in
the following dialog.
1. SOILS:
Attached are copies of the two soil log/percolation test data, Site Plan and soil
grainsize distribution. The logs document the GW and GP soil profiles from a depth
of 1.5 feet below the ground surface to a depth of 13 feet and 13.5 feet in Test Holes
1 and 2, respectively. This is classified as a well graded and poorly graded sandy
gravel. No ground water was encountered at the bottom oftbe excavation nor after
monitoring the stand pipe installed in Test Hole 1. Test Hole 2 was approximately 5
feet lower in elevation and had groundwater at a depth of 10.9 feet. The receiving
soil had a percolation rate of 1.8 to 1.9 minutes per inch.
Page 2
MOA, DttHS
Tmscott Residence
Eagle River, Alaska
99-332.01
June 9, 1999
2. ABSORPTION DEEP TRENCH DESIGN, SINGLE FAMILY RESIDENCE:
a. Percolation Rate: 2.0 minutes per inch.
b. Allowable application Rate: 1.2 gallons/day/ft2
c. Number of Bedrooms: 3
d. Design Flow: 450 gallons per day
e. Minimum Absorption Area: 375 s.f.
f. Max Total Depth (below original grade): 9.0 ft. (3.5 ft. cover, 5.5 ft. sewer rock.
g. Width: 2.5 ft. x 5 ft. deep.
h. Minimum Length: 38 ft.
i. Effective Absorption Area = 380 s.f.
3. SURFACE WATERS:
There are no surface waters within 300 feet of the proposed septic system. There are
no streams on the property.
4. TOPOGRAPHY:
The leach trench sites are essentislly fiat in the east-west direction along the slope
contours. Slopes on the north and south of the sites are 10 to 15%.
5. IMPACTS:
On the basis of our site visits and the available site information, there are no
developments within several hundred feet o fthis new subdivision. Accordingly, there
will be no adverse impacts on adjacent wells and/or septic systems nor restrictions to
future development of adjacent lots.
Page 3.
MOA, DHttS
Truscott Residence
Eagle River, Alaska
99-332.01
June 9, 1999
6. WELL and SEPTIC INSTALLATION:
Sincerely,
A.W. Murfrtt Co/,m~,any
Allan W. Murfitt, P.E.
The well installation shall be installed in accordance with the AMC 15.55 (96) by an
approved driller. The septic system designed herein shall be constructed in
accordance with AMC 15.65 (90) by an approved septic system installer. The
installations shall be completed in accordance with the requirements of the On Site
Well and Septic Permits.
Registered Civil Engineer 4977-E
ATTACHMENTS: Site Plan, Septic System Design Drawing, Percolation Test Report and
Grainsize Reports.
SPECIFICATIONS FOR ON-SITE SEPTIC SYSTEM
LEGAL: Tract A Pyrenees Estate, Eagle River, Alaska
GENERAL
1. The septic and well plan is for a three bedroom, single family residence, only.
2. The site plan and drawing shall be a part of this specification.
3. All materials and workmanship shall meet the Anchorage Department of Health and
Human Services (DHHS) requirements (AMC 15.65).
4. All soil tests are to be verified or modified in the field by the engineer.
5. All excavations and depths are to be verified in the field by the approved contractor
to meet Municipality of Anchorage requirements.
6. It is the responsibility of the owner to obtain all necessary permits or easements.
7. The excavation is to be exactly in the area shown on the site plan, any deviation
requires engineer approval.
8. It is recommended that a surveyor locate the nearest lot line position and the location
of any easements (necessary for as-built documentation).
TRENCH
1. The trench is to follow the natural land contour to maintain uniform total depth o fthe
trench bottom.
2. The bottom of the trench shall be level, plus or minus 1.5 inches.
3. The total depth of the trench excavation is not to exceed 9 feet at any point.
4. The trench gravel is to be covered with an approved Filter Fabric.
5. Soil or a combination of soil and extruded board insulation to a depth of 4.0 feet or
equivalent is to be placed over the leach trench.
6. The area over the trench shall to be graded to prevent ponding of surface water.
7. The septic tank and leachfield must not be closer than 100 feet to any private well,
150 feet to any Class "C" well, or 200 feet to any community well (AMC 15.55).
RECOMMENDED LEACHFIELD DIMENSIONS AND DESIGN DATA:
TOTAL DEPTH = 9 f. GRAVEL DEPTH = 5 ff.
TRENCH LENGTH = 38 f. TRENCH WIDTH = 2.5 ft.
SOIL RATING = 1.2 GPD/ft2 BEDROOM CAPACITY = 3 at 150 gals/halrin= 450 gals.
SEPTIC TANK = 1,000 gals.
TRENCH AREA= 450 gals/1.2 GPD/ff2 = 375 ft2
SIDE WALL AREA= 10 ft2/lf. (375 ft2/10 ft2/lf. = 37.5 If..)
TWENTY-FOUR (24) HOURS NOTICE REQUIRED FOR ALL INSpEcTIONS.
MINIMUM TWO (2) REQUIRED.
Munlclpallty ot Anchorage
DEPARTMENT OF HEALTH & HUMAN SERVICES
825 "L" Street, Anchorage, Alaska 99502-0650
SOILS LOG--PERCOLATION TEST
PERFORMED FOR: Mr. John Truscott
DATE PERFORMED; 4/20/99
LEGAL DESCRIPTION: Tract A, Pyrenees Estate TEST HOLE#1
Forest litter, ORGANIC SILT (GL), red brown,
moist. Frozen to 18".
2
4
5
6
7
8
16
20
SANDY GRAVEL (GW) gray brown, moist,
Bulk Sample 3 to 7 fl. See grainsize report.
Percolation Test 4.5 to 5.0 ff.
No change in soil profile.
Township, Range, Section: Wl/2, NEll4, NWl/4, T13N, R1E, SEC 4, SM, AK
SLOPE SITE PLAN
SILTY SANDY GRAVEL
(GM), light brown, moist,
WAS GROUND WATER
ENCOUNTERED? no
s
IF YES, AT WHAT O
Depth to Water After
Monitoring7 dry Oata: 5/17/99
Gross Net Depth to Net
Reading Date Time Time Water Drop
~resoak 4/20/99 12:15 PM
" 12:30 3 28" 0
" 12:36 $ 31 1/2" 3 1/2"
12:42 5 28 1/2" 3
12:45 D 27" 0
" 12:52 7 30 5/8" 3 5/8"
" i1[:06 AO~ fi 14" t 3/8"
Total Depth 13 tt. 1" PVC
Installed. Cat 215 Backhoe.
PERCOLATION RATE 1.8 (minutes/Inch) PERC HOLE DIAMETER~6"
TEST RUN BETWEEN 4.5 FTAND 5.0 FT
COMMENTS Good septic soils. May require filter sand to slow percolation rate. Recommend a deep trench. No water level on 4129/99 (dry).
PERFORMED BY: AllanW. Muff~t,P.E. ~ AJlanMuffr[t CERTIFY THAT THIS TEST WAS PERFORMED IN
ACCORDANCE WITH ALL STATE AND MUNICIPAL GUIDELINES IN EFFECT ON THIS DATE. DATE: 5/18/99
Particle Size Distribution Report
5OO 100 10 I 0.1
GRAIN SIZE - mm
% CnBm rS % GRAVEL % SAND
0.0 54.6 45.3
SIEVE PERCENT SPEC.* PASS?
SIZE FINER PERCENT (X=NO}
1.5 in. 100.0
1 in. 84.8
.75 in. 76.3
.5 in. 66.8
.375 in. 60.2
//4 45.4
#10 29.5
#20 17.0
#40 8.7
#60 4.0
#100 1.6
#200 0.1
%SILT
Soil Description
Poorly graded gravel with sand
0.01
0.1
0.001
CLAY
* (no specification provided)
Sample No.: 2
Location: Tract A, BH 1
Atterberq Limits
PL= NP LL= NV
Coefficients
D85= 25.6 D60= 9.44
D30= 2.06 D15= 0.728
Gu= 19.71 Cc= 0.94
Classification
USCS= GP AASHTO=
Remarks
Washed over a #200 sieve
Natural Moisture = 5.1%
Source of Sample: PereTest
PI=
D50= 5.95
D10= 0.479
Date: 5/11/99
Elev.IDepth: 3 toT'
A.W. Murfitt
Company
Client: John Truscott
Project: Pyrenees Subdivision
Eagle River
Project No: 99-332.01
Plate 2
Municipality ot Anchorage
DEPARTMENT OF HEALTH & HUMAN SERVICES
825 "L" Street, Anchorage, Alaska 99502-0650
SOILS LOG--PERCOLATION TEST
PERFORMED FOR; Mr. John Tmscott DATE PERFORMED; 4/20/99
LEGAL DESCRtPTION: Tract A, Pyrenees Estate TEST HOLE#2 Township, Range, Section: Wl/2, NEll4, NWl/4, T13N, R1E, SEC 4, SM, AK
SLOPE SITE PLAN
2
4
5
6
8
9
16
20
Forest litter, ORGANIC SILT (eL), red brown,
moist. Frozen to 18".
SANDY GRAVEL (GW) gray brown, moist.
Percolation Test 3.5 to 4.0 fl.
/
No change in soil profile. /
S
wet. L
IF YES. AT WHAT O
SANDY GRAVEL DEPTH?
SILTY
~w)'~'"", light brown, wet. Depth to Water After
Monitoring? 10.9ff. Date: 5/17/99
O
Total Depth 13,5 ft, 1" PVC
Installed. Cat 215 Backhoe.
Drdss Net Depth to Net
Reading Date Time Time Water Drop
)resoak 4~20~99 1:15 PM
" 1:30 0 16 1/4" 0
1 1:36 6 19 1/4" 3"
2 " 1:42 22 1/2" ~ 1/4"
" l:45 15 3/4" 0
3 " 1:51 18 1/8" l 1/8"
4 " 1:07 21 l/4" 3 1/8"
PERCOLATION RATE ].9 (minutes/Inch) PERC HOLE DIAMETER 6"
TEST RUN BETWEEN 3,5 FY AND.4'0 FT
CO M ME NTS Good septic soils. May require filter sand to slow percolation rate. Recommend a shallow trench and/or bed. Water level on 4/29/99
at 10.4 ft, Test Hole ~2 approximately 5 ft. lower in elevation than Test Hole #1.
PERFORMED BY: Allan W, Mu~t, P.E. ~ AJlan Murt"~ CERTIFY THAT THIS TEST WAS PERFORMED IN
ACCORDANCE W~TH ALL STATE AND MUNICIPAL (~UIDELINES IN EFFECT ON THIS DATE. DATE: 5/18/9g
PYRENEES ESTATE
Scale: I Inch = 200 Feet Contour Interval --- 4 Feet Prepared: Jan, 26, 1998
Base Map from MOA Grid Map SE 804
Contours from MOA Aerial Photographic Map Eagle River and Vicinity Grid 77
prep;red by: McCIIntO~K Land Associit~s, Inc, · 11940 Business Bird, Suite 205, Eagle River, AlasKa 99577 - Phone: (907)
MUNICIPALITY OF ANCHORAGE
COMMUNITY PLANNING AND DEVELOPMENT
P.O. Box 196650
Anchorage, Alaska 99519-6650
PRELIMINARY PLAT APPLICATION
OFFICE USE
REC'D BY:
A. Please fill in the information requested below. Print one letter or number per block.
1. Vacation Code 2. Tax identification N,o. 3. Street Address
F1 Iol~lol'~loltl~lol 1~121,~1ol I~li blTH I~rrl~,l I¢1~1
4. NEW abbreviated legal description (T12N R2W SEC 2 LOT 45 OR SHORT SUB BLK 3 LOTS 34).
IIIIIIIIIIIIIIItlI/IIIIIIlHIIIIIIIIIItltll
5. EXISTING abbreviated legal description (T12N R2W SEC 2 LOT 45 OR SHORT SUB BLK 3 LOTS 34) full legal on back page.
IWI'~INI~I~IwI'~Isl41q~ I~ ~1~1/Iwl bNIIIIIIIIIIIIlllllllllll
II.ILIIIII.!IIIIIIIIIIIIItlIIIIIIIII-IIIIIIItl
6. Petitioner's Name (Last - First)
I~l~luble Io I~l'rl I,~1o ~ ~ ~J
lllllllllll /
Addrass ~2..~'r~ ~(~,'$/v ~., ~,
Phone~ ~" 223E Zip ~¢577
7. Petitioner's Representative
8. Petition Area Acreage
2o
9. Proposed
Number Lct=
10. Existing
· Number Lots
11. Grid Number
12. Zone
I~ Izlol I I
IIII1-11
14. Community Council
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 MunicipaRy's costs to process this application exceed the basic fee. I further
understand that assigned hearing dates are tentative and may have'to be postponed by Planning Staff, Platting Board, Planning Commission,
or the Assembly due to administrative reasons.
/~Signature
*Agents must provide written proof of authorization.
Please check or fill in the following:
1. Comprehensive Plan -- Land Use Classification
Residential
Commercial
Parks/Open Space
Transportation Related
Marginal Land
Commercial/industrial
Public Lands/Institutions
Alpine/Slope Affected
Industrial
__ Special Study
Comprehensive Plan -- Land Use Intensity
:.~ Special Study; ",
Environmental Factors (if any):
a, Wetland
1. Developable
2. Conservation
3. Preservation
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 five years on the property,
Rezoning
Subdivision
Condition~I Use.,
Zoning Variance :
Enforcement Action For
Building/Land Use Permit For
Army Corp of Engineer,s P~rmit
E, Legal description for advertising,
Case Number
Case Number
' Case I~umber
Case Number
Checklist
//~"'~40 Copies of Plat (Long plat)
30 Copies of Plat (Short Plat)
."'"""'Reduced Copy of Plat (81.~ x 11)
Y Certificate to Plat
~Aerial Photo
j,.~using Stock Map
oning Map
Water:
Sewer;
Private Wells
Private Septic
Y Fee ,~/0°-~°
~rainage Plan
4~opo Map 40opios
'~ Soils Report 4 Copies
/{/'~ Pedestrian Walkways
,,~ ~ Landscaping Requirements
Community Well
Community Sys.
Waiver
Public Utility
Public Utility
Municipality of Anchorage
PLATTING BOARD AUTHORITY
APPLICATION FOR VARIANCE
· Applicant: John R. Truscott Re: Proposed Plat of PYRENEES ESTATE, TRACTS A & B
Address: 3230 Misty Mountain Road, Eagle River, Alaska 99577
Phone Number: 694-2335
Legal Description of Property Involved: W~NE¼NW¼ Sec. 4, T. 13 N., R. 1 W., S.M., Alaska. (Grid SE 804~
Present / Future Use of Property: Residential ~ ~; .
Tax Identification Number: 050-40110-000
This is a request for a variance from Section 21.80.010A of the Land Subdivision Regulations, which states~Except as
provided in Section 21.15.0301, all street rights-of-way shall be dedicated to the public.
This variance is for:
A.' The existing situation is: There are presently two existing roads through this un-platted pr0pe~ that are
extensions of Prudhoe Bay Avenue and Delores Drive. These roads have physically been in place, for many
years, dating to before the present owners.'.~ourchased the property. There is no legal documentatio~ be found
which establishes rights-of-way for these'i'oads inside this subject property. Lacking such records, it can be
assumed that the roads were constructed'Without proper authority.
B. The granting of this petition would ,~e~-~it the owners to divide the 20 acre parcel into-two--~tracts each
approximately 10 acres in size, and provide for public access by way of grant ng a Public Use EaSement over
Prudhoe Bay Avenue and De[ores Drive, as constructed and traveled. The obiect of usinq a public use easement
instead of a dedication to the public is to allow planned Tract B, the nodhern tract, to be consideFe-d a single,
whole piece of land, despite the two roads Cutting across it.
The problem with the use of a dedication;[6-insure the continued rights of the public to use the tw0;~'~ads is that
their positions on planned. Tract B would ir{ effect cut the tract into 3 distinct pieces, with the area Of the roads
being subtracted from the whole. In this scenario, the largest component, lying south of Prudhoe Bay~.~'~e., would
be about seven acres. The piece betweerl' Prudhoe Bay Ave; and Delores Drive, at 40;058 square feet, wo-uld be"
barely acceptable for a build~ble lot, but the~little remnant northeast of Delores Drive, up in the north~t corner of
the property, would only be 9996 square f~et, a size prohibited as a stand-alone lot under these circumstances in
the Municipality of Anchorage. Since the :creation of such a small lot is not allowed, it follows thai' this would
ieopardize the ability of the of the owners to divide their property. ' ~ '
Before a variance may be granted, the applicant must prove that each Of the following four conditions have been fulfilled.
Answer each of the conditions in detail, using additional sheets if necessary.
The undersigned alleges:' : '~'~'" --~"
1. That there are such special circumstances 0~: conditions affecting said property and that the strict application of the
provisions of this ordinance would clearly be~L~mpractical, unreasonable, or undesirable to the general p--u:b!ic. These
special circumstances or conditions are: Local. topoqraphy pretty well dictates where it is practical to b~ildroads in this
hilly area, and it is surely for this reason why~P~udhoe Bay Ave. and Delores brive were built where;t~?-are, albeit
without proper written permission, approval or dqht-of-way documentation. The fact remains, both roads have
provided traditional access to many properties, developed and undeveloped, to the north'and east which ~ould be Cut
off if there were any attempt by the present owners to stop travel throu~qh their private land. In a very real sense, the
very presence of the roads has created a virtual subdivision of the property prior to purchase by the pres~ht owners.
The immediate qoal is for the 20 acre pa~-c~'l to be divided into two pads of approximate equal area. On approval of
this subdivision, Tract A, the southern tract, will transfer to John and Jean Truscott, who wish to'const~u~ their home
there. The northern tract will transfer to William and Elsie Lester, who have no pla.ns.t(~ d~¥e~lop the property any time
in the foreseeable future.
Strict adherence to the provisions of the ordinance, requiring that roads be dedicated, would be a Catch 22
that would prevent the property from beinq subdivided because it Would ~reate a remnant parcel of
substandard size. ~ -
Municipality of Anchorage
PLATTING BOARD AUTHORITY
APPLICATION FOR VARIANCE
Applicant: John R. Truscott Re: Proposed Plat of PYRENEES ESTATE, TRACTS A & B
Address: 3230 Misty Mountain Road, Ea,qle River, Alaska 99577
Phone Number: 694-2335
Legal Description of Property Involved: WNNE¼NW¼ Sec. 4, T. 13 N., R. 1 W., S.M, Aiaska. (Grid SE 804)
Present / Future Use of Property: Residential
Tax Identification Number: 050-40110-000
This is a request for a variance from Section 2'1.80.0'10A of the Land Subdivision Regulations, which states: Except as
provided in Section 21.15.0301, all street rights-of-way shall be dedicated to the public.
This variance is for:
A. The existing situation is: There is an existing private .qravel drive which commences at the terminus of dedicated
Misty Mountain Drive, then proceeds more or less northwesterly throuqh proposed Tract A, Pyrenees Estate, tn
serve the home of John and Jean Truscott on Tract 4, Plat No. 66-54, which they hold under separate ownership
from the property being subdivided.
The granting of this petition would permit: The Truscotts to divide their property into two large tracts, and prevent
the creation of a substandard, un-useable remnant parcel by qranting a 60 foot wide private access easement
over the existing gravel driveway. This would insure access to said Tract 4, Plat No. 66-54, while at the same timn
preserving the private status of it. The Truscotts acknowled.qe that by keepinq this access private, they and/or
their success_ors will be responsible for maintenance and snow removal-down to Misty Mountain Drive.
Before a variance may be granted, the applicant must prove that each o( the fo#owing four conditions have been fulfilled.
Answer each of the conditions in detail, using additional sheets ff necessary.
The undersigned alleges:
That there are such special circumstances or conditions affecting said property and that the strict application of the
provisions of this ordinance would clearly be impractical, unreasonable, or undesirable to the general public. These
special circumstances or conditions are: A completely adequate access drive has been maintained for several years
across the southwest corner of this subiect property to the Truscott hom~ to the west. While its approximate 12 foot
width is sufficient for the use, having to bring it to Municipality of Anchorage standards for a dedicated road would
require excessive cuts and fills with the possibility of de-stabilizinq the hillside above the developed residential
property to the south.
The immediate goal is for the 20 acre parcel to be divided into two parts of approximate equal area. On approval of
this subdivision, Tract A, the southern tract, will transfer to John and Jean Truscott, who wish to construct their new'
home there. The northern tract will transfer to William and Elsie Lester, who have no plans to develop the properb/
any time in the foreseeable future. .
Strict adherence to the provisions of the ordinance, requiring that roads be dedicated, would prevent thn
property from bein.q subdivided because it would crea~e a remnant parcel of substandard size south of thn
access drive.
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: The private access easement will serve only ~
single property to the west, Tract 4, Plat No. 66-54, and will simply continued a use already well established. All other
parcels in the surrounding area have access by other means.
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 fo]lowing reasons: No increased traffic pressure is expected to take place over thc.
existinq access beyond use as a residential driveway. Topoqraphy in the area precludes the continuation of Misty
Mountain Drive to extend to properties beyond that owned by the Truscotts. There is no expectation that tho
Municipality of Anchorage will provide maintenance or snow removal for this private drive.
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: Topoqraphy in
Municipality of Anchorage
PLATTING BOARD AUTHORITY
APPLICATION FOR VARIANCE
Applicant: John R. Truscott Re: Proposed Plat of PYRENEES ESTATE, TRACTS A & B
Address: 3230 Misty Mountain Road, Eaqle River, Alaska 99577
Phone Number: 694-2335
Legal Description of Property Involved: W%NE¼NW¼ Sec. 4, T. 13 N., R. 1 W., S.M., Alaska. (Grid SE 804)
Present / Future Use of Property: Residential
Tax Identification Number: 050-40110-000
This is a request for a variance from Section 21.80.0'10, C. of the Land Subdivision Regulations, which states: The platting
authority may approve the dedication of a half street only when the other half of the street has been dedicated or when the
platting authority reasonably anticipates that the other half of the street will be dedicated. When a subdivision borders
dedicated half street, the plattin¢:l authority shall require the dedication of the other half of the street, unless it determine~
that the street would be unnecessary or undesirable.
This variance is for:
A. The existing situation is: There is an existin.q 30 foot wide, half-street dedication of Thomas Road west of, and
adiacent to this property. A dozer trail does come off Prudhoe Bay Ave. within the existin~q 30 ft. strip, and travels
southerly to a dead end about 500 ft. south of Prudhoe Bay Ave. The route of the dozer trail is very steep,
especially where it intersects with the main road to the north.
B. The granting of this petition would permit: The applicant desires that he not be required to dedicate an additional
30 foot wide match nq right-of-way.
· Before a variance may be granted, the applicant:must prove that each of the fo!lowing four conditions hav~ beezJ fulfilled.
Answer each of the conditions in detail, using additional sheets if necessary.
The undersigned alleges that:
That there are such special cimumstances or conditions affecting said property that the strict a~plica~ion of the
provisions of this ordinance would cleady be impractical, unreasonable, or undesirable to the general public. These
special circumstances or conditions are: The terrain is too steep to construct a road that would meet Anchoraqe
Municipal Standards. See the attached letter from Mr. Randolf R. Ross, P.E., MONDPW, dated 1-28-98,~hich states
in paragraph two, "Thomas Road cannot be constructed to Municipal Standards within the exisfinq right-of-way
because of the steep topoclraphy..."
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: The qranfinq of this variance will actually.
discourage the development of a read that would otherwise be potentially harmful to the public because of the steep
terrain. While it is acknowledqed that certain propedies to the west of this proposed subdivision rely on the
undeveloped Thomas Road for their leqal (not physical) access, under the existinq circumstances it would b~
unreasonable to expect John Truscott and his partners to solve physical access problems that have existed for many
years on adioinin.q lands, many such parcels havin,q been allowed to be created without due regard for the practicality
of physical access.
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: The particular part of MOA Title 21 for which this variance is
requested clearly leaves room for common sense to be applied when decidinq whether or not the matchinq dedication
must be made, in particular, the last sentence, which reads: "When a subdivision borders a dedicated half street, the
plattinq authority shall require the dedication of the other half of the street, unless it determines that the street
would be unnecessary or undesirable". Based on the arquments qiven above, the applicant believes that
dedicatinq additional riqht-of-way is undesirable.
Municipalityof
Anchorage
P.O. Box 196650
Anchorage, Alaslm 99519-6650
Telephone: (907) 343-8135
Ft~x: (907) 343-8088
http://www.ci.a nchoragc.ak, us
Rick Mystrom Mayor
I)EI'AI~'FMI!NT OF I'VBI,I(' WORKS
January 28, 1999
William C. McCreary, RLS
McClintock Land Associates,
11940 Business park Blvd.,
Eagle River, AK 99577
Inc.
Suite 205
Re: Pyrenees Estates Preliminary Plat
Dear Mr. McCreary:
In response to your letter dated January 25, 1999,-'Project
Management and Engineering (PM&E) offers the following c~ir~nents:
Thomas Road cannot be constructed to Municipal Standards within
the existing right-of-way because of the steep topography;
therefore your clients will not be required to construct Thomas
Road. PM&E feels that existing topographic mapping clearly
demonstrates that Thomas Road cannot be constructed to Municipal
Standards. Slopes average 13% and range up to 20% in several
places.
Because of this, your clients may wish to pursue not dedicating
the east half of Thomas Road. This will require application for a
variance as part of their platting case. However, Tracts 2 and 3
to the west have legal access from the existing Thomas Road
right-of-way. These owners (as well as the Platting Board) may
object to limiting the right-of-way width to 30 feet.
If you have questions, please call me at 343-8423.
Civil~Engineer II
cc: Jerry Weaver, Platting Officer
'~(]V08 SV~IOHI
-.3