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1 MEMORANDUM CITY AND BOROUGH OF JUNEAU 155 S. Seward Street, Juneau, AK DATE: September 30, 2004 TO: FROM: FILE NO: Planning Commission Nathan Bishop, Planner Community Development Department MAP , MAP , and MAP PROPOSAL: MAP : A zone change request to change a acre parcel (TR B2 USS 1796) from D-1 Residential to D-5 Residential on the Back Loop Road near the Montana Creek road. GENERAL INFORMATION Applicant: Property Owner: Property Address: Legal Description: Parcel Code Number: Site Size: Zoning: Utilities: Access: Existing Land Use: Surrounding Land Use: Charles Ramage Catherine & Paul Barrett Living Trust Mendenhall Loop Road USS 1796 TR B2 4-B , square feet D1 City water and sewer to lot Mendenhall Loop Rd. Vacant R.V. Park and vacant land

2 Planning Commission File No.: MAP , 4, 6 September 30, 2004 Page 2 of 5 PROPOSAL: MAP : A zone change request to change a 5.78 acre parcel (Lot 2 Glacier Lands Subdivision) from D-1 Residential to GC, General Commercial along the Montana Creek Road. GENERAL INFORMATION Applicant: Property Owner: Property Address: Wayne Coogan Coogan General LLC 5600 Montana Creek Road Legal Description: Glacier Lands Lot 2 Parcel Code Number: Site Size: Zoning: Utilities: Access: Existing Land Use: Surrounding Land Use: 4-B , square feet D1 On lot sewer and City water Montana Creek Rd. Contractor storage and heavy macinery repair Shooting Range, and sand and gravel quarry PROPOSAL: MAP : A zone change request to change a acre parcel (USS 2178, TR 1) from D-1 Residential to D-3 along Montana Creek Road directly west of the Montana Creek Subdivision. GENERAL INFORMATION Applicant: Property Owner: Property Address: Sandy Bicknell Roscoe Bicknell III, Roscoe Bicknell IV 5401 Montana Creek Road Legal Description: USS 2178 TR 1 Parcel Code Number: Site Size: 4-B ,917, square feet

3 Planning Commission File No.: MAP , 4, 6 September 30, 2004 Page 3 of 5 Zoning: Utilities: Access: Existing Land Use: Surrounding Land Use: D1 City Water and Sewer to parcel Montana Creek Road Sand and Gravel Quarry, and Contractor Storage Vacant REZONINGS Initiation A rezoning may be initiated by the Director, the Commission, or the Assembly at any time during the year. A developer or property owner may initiate a request for rezoning in January or July only. Adequate public notice shall be provided by the director to inform the public that a rezoning has been initiated. Restrictions on rezonings Rezoning requests covering less than two acres shall not be considered unless the rezoning constitutes an expansion of an existing zone. Rezoning requests which are substantially the same as a rezoning request rejected within the previous 12 months shall not be considered. A rezoning shall not allow uses which violate the land use maps of the Comprehensive Plan. Procedure A rezoning shall follow the procedure for a major development permit except for the following: (1) The Commission decision for approval shall constitute only a recommendation to the Assembly. (2) As soon as possible after the Commission's recommendation, the Assembly shall provide public notice and hold a public hearing on the proposed rezoning. A rezoning shall be adopted by ordinance, and any conditions thereon shall be contained in the ordinance. Upon adoption of any such ordinance, the Director shall cause the official zoning map to be changed in accordance therewith. Comprehensive Plan Designation The Comprehensive Plan land use designation of the subject parcel is Urban Low Density Residential (ULDR). This designation is intended for residential land for detached single-family units, duplex and zero-lot-line units at densities of one to six units per acre; it may include

4 Planning Commission File No.: MAP , 4, 6 September 30, 2004 Page 4 of 5 mobile homes where specifically permitted. As the densities of the D1, D3, and D5 zoning districts are all below the threshold of six units per an acre, they are all permissible uses of lands within the ULDR designation. Zoning The following districts are established to provide a healthy, safe and pleasant environment for residential living protected from incompatible and disruptive activities: (a) The D-1, residential district is intended to accommodate primarily single-family and duplex residential development in areas outside the urban service boundary at a density of one dwelling unit per acre. Certain D-l zoned lands, however, may exist within the urban service boundary in transition areas if public sewer or water are absent but planned for. The D-1 classification will be changed to a higher density upon provision of services. (b) The D-3, residential district is intended to accommodate primarily single-family and duplex residential development at a density of three dwelling units per acre. D-3 zoned lands are primarily located outside the urban service boundary where public utilities are not provided. The density reflects the existing pattern of development of properties in the district. There is a limited amount of D-3 zoned lands located within the urban service boundary. These are lands for which a lower density is deemed appropriate or, in the case of transition zones, where the zoning wall be changed to a higher density when sewer and water are provided. This zoning designation predates the West Valley Rezone in 1997, where a significant amount of land within the Urban Service Boundary was zoned D3. (c) The D-5, residential district is intended to accommodate primarily single-family and duplex residential development at a density of five dwelling units per acre. D-5 zoned lands are located in the urban service boundary and are served or can be served by public water and sewer. (d) The GC, general commercial district, is intended to accommodate most commercial uses. Commercial activities are permitted outright in the zone except for those few uses that are listed as conditional uses to ensure compatibility.

5 Planning Commission File No.: MAP , 4, 6 September 30, 2004 Page 5 of 5 Attached to this report you will find the following documents: 1. Memorandum from previous CDD Director, Cheryl Easterwood; regarding the 1997 Upper West Mendenhall Valley Zone Change. 2. Map Detailing Staffs recommendation for the 1997 Zone Change 3. Public Response Table tallying publics recommendation for the Zone Change 4. Map showing areas reference in the Public Response Table. 5. Map showing Juneau Wetlands Management Plan, Management Designations of subject area 6. Recent wetlands delineation of Barrett Parcel by Army Corp of Engineers. 7. Recent wetlands delineation of Bicknell Parcel by Art Dunn. 8. Planning Commission Minutes Special Meeting on Zone Change. 9. West Mendenhall Valley Zoning Map as Recommended by the Planning Commission 10. West Mendenhall Valley Zoning Map as Adopted by Ordinance Letter from Chuck Ramage addressing the Barrett Parcel rezone request. These documents should provide you with a good understanding of the recent history surrounding the zoning designations of the subject parcels. The recent wetland delineations provided by the Applicants is new information that has not been considered in previous hearings.

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