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
