City and Borough of Juneau
155 S. Seward Street
Juneau, Alaska 99801
tel. 907-586-5240
fax 907-586-5385
http://www.juneau.org

Office of the City Clerk

 

Hill 560 CONCEPTUAL DEVELOPMENT PLAN

TABLE OF CONTENTS

       i Title Page
       ii Letter of Transmittal
       iii Table of Contents
       iv Vicinity Map
       V Photo Key, Investigation Paths

1.      EXECUTIVE SUMMERY    1
      1.1 History and Scope
      1.2 Report Summery
      1.3 Conclusion
            Fig. 1 Map and Oblique Areal Site Photos

2.      INTRODUCTION    5
      2.1 Background
      2.2 Scope
      2.3 Project Plan
      2.4 Location and Legal description of Property
            Fig. 2 Land Ownership
            2.5 Climate and Setting

3.       DATA SOURCES     10
      3.1 Research and Solicitation of Comments
      3.2 Base Map

4.       SITE CHARACTERISTICS & DEVELOPMENT CONSTRAINTS    13
      4.1 Zoning
      4.2 Access
      4.3 Preliminary Site Analysis
      4.4 On-Site Investigation
      4.5 Terrain and Vegetation
      4.6 Soils
      4.7 Wetlands
      4.8 Floodplain
      4.9 Wildlife
      4.10 Water Quality Issues
      4.11 Photographs
            Fig 3 Photo Key and Investigation path
            Seven pages of Photographs

5.      EXISTING INFRASTRUCTURE     32
      5.1 Access
      5.2 Trails
      5.3 Utilities

6       DEVELOPMENT REQUIREMENTS     36
      6.1 Borough Code
      6.2 Wetlands Management
      6.3 Coastal Management Program
      6.4 Roads
      6.5 Utilities

7.      CONCEPTUAL DEVELOPMENT PLAN    41
      7.1 Collector Route
      7.2 Developable Areas
      7.3 Preservation Areas
      7.4 Trails and Public Areas
      7.5 Access to Transit System
      7.6 Montana Creek Road Corridor
      7.7 Land Acquisition
            Conceptual Master Plan
            Four perspectives, 3D Maps of Hill 560 (4-3D maps)

8.      COSTS       44

9.       DEMOGRAPHICS AND DEMAND     48
      9.1 Approach
      9.2 Juneau relevant Statistics
      9.3 Area Population Trends
      9.4 Projected Housing Demand
            Letter from Re/Max
            Table 9a
            Table 9b

10.       MARKET VALUE     52
      10.1 Approach
      10.2 Value and Timing

11.      RECOMMENDATIONS     54
      11.1 Obtain Additional Topographic Information
      11.2 Obtain Soils Information
      11.3 Land Acquisition
      11.4 Evaluate Montana Creek Concurrently with the Project
      11.5 Determine the Landward Boundary of the Open Space easement
      11.6 Consider Phase Development
      11.7 Consider Re-Zoning Options
      11.8 Consider Non-Residential Uses
      11.9 No Development or Partial Development Options
      11.10 Miscellaneous Considerations

12.       AGENCY COMMENTS     58
      Synopsis
      Summation, Steve Gilbertson
      Agency Comments:
      • U.S. Fish & Wildlife Service – letter dated March 27, 2000
      • National Marine Fisheries Service – letter dated April 14, 2000
      • Alaska Dept. of Fish and Game – letter dated March 15. 2000
      • Alaska Dept. of Transportation and Public Facilities – letter dated March 21, 2000
      • CBJ – Memo from Cynthia Johnson, Lands and Resources Officer, dated March 6, 2000
      • CBJ – Memo from Tim Maguire, Principal Planner, dated April 27, 2000
      • CBJ – e-mail response to Cynthia Johnson from John Kern, dated April 11, 2000
      • CBJ – Memo from Ernie Mueller, Public Works Director, dated march 9, 2000
      • CBJ – Memo from Dean Nordenson, Water Utility Superintendent, dated Feb. 22, 2000
      • CBJ – Memo from Michael Scott, Streets Superintendent, dated March 8, 2000

      APPENDIX
      Population Data
      Housing and Vacancy Rates

      Preliminary Master Plan dated January, 2000


CBJ Image