Bicknell Inc. proposal to amend the comprehensive plan map "G"
Dear Planning Commission Members,
Mr. Bicknell withdrew the rezone proposal at noon the day of the Planning Commission meeting in December. Consequently you saw only the comments of six opponents to the proposal who met the Friday deadline for inclusion in your folders. You did not see comments of an additional 53 opponents who met the Tuesday noon deadline. Most of those comments are also germane to the revised proposal to amend Map G of the Comprehensive plan.
This is to share significant issues and sample comments of December opponents that remain germane to the revised proposal. Following each issue in parentheses is the number of individuals who expressed similar views on the topic.
General considerations
- Only a handful of those commenting on the rezone were neighbors to the site. They were responding to a letter to the editor and represent the valley, downtown, Douglas, North Douglas, out the road, Thane road… you get the idea. This time, word did not get out till the week-end. Unsure people would comment again, it seemed wise to provide you a sample of their views and a sense of how seriously people in Juneau take this issue.
- Not being scientists, most commenters consider wetlands to encompass the entire area under consideration. Scientists tell us that areas contiguous to the wetlands (uplift meadows and spruce) are also critically important, in part because of the need for a buffer to ensure the viability of the area legally designated as a wetland.
Filling Honsinger Pond (3) I remember when the borrow pit was constructed in the 1970’s to create fill for Egan Drive… In the ensuing forty-plus years, nature has converted the gravel pit from an eyesore to a prized scenic vista of spruce forest and brilliant fireweed in late summer. Laurie Craig
Loss of habitat especially considering the airport expansion (7) With the airport expansion there has already been a significant amount of wetland fill. With over 200 species of birds inhabiting the wetlands during their migration, shouldn’t we be holding on to as much of the remaining unfilled areas as possible? Kate Troll
Lack of mitigation for wetlands already lost (9) Loss of wetlands to development has been a consistent theme since I moved to Juneau in 1961 and there has been virtually nothing done to mitigate this loss… Denise McPherson
Impact on the adjacent Mendenhall Refuge (12) “While the proposed zone change application is not specific to an identified project, future activity allowed by the zoning change has the potential to impact the refuge and its users.” Ryan Scott, Juneau Area Biologist. Mr. Scott’s letter was not included in the count of 59 opponents to the rezone proposal in December.
Bird Area (18) The parcel in question is part of the Mendenhall Wetlands, globally designated as an Important Bird Area by the National Audubon Society and Birdlife International. Bruce Baker
I conduct an annual breeding bird survey in Juneau that includes two survey points that encompass this area of the refuge. I cannot stress the importance of the area to wetland meadow nesting birds, migrating and resident raptors and waterfowl that use the sloughs and inundated areas during high tides. This open wetland meadow habitat should be maintained… for birds and numerous other wildlife and fish species that depend on this habitat for food, nesting habitat, and cover from predators. Deborah Rudis
Wildlife (18) I am writing to speak for the wildlife who cannot speak for themselves. Denise Caroll
I ask that you not change the …designation of this very important piece of Earth. Many future generations will thank you as well as fish, birds, and other species. Theresa Svancara
Protecting areas of important wildlife habitat is essential to their survival as well as the enjoyment we obtain from the existence of healthy wildlife populations… BUT to protect the value of these areas we also need to include avenues and corridors for safe travel along their borders that will help insulate them from human activities that can threaten them and that occur immediately adjacent to these wild lands. In effect, buffer zones – without which the value of these lands set aside for wildlife is diminished. John Hyde
Dismay; strong opposition to development at this location (10) You don’t have to be an environmentalist…to understand that this issue is a dangerous one. Everyone, of all walks of life, will be affected by this decision. Make sure it is the Right decision. Alison Hadley
This is a precious resource, with the view over to Douglas, the expanse of wildflowers, the bird life. It’s one of the most beautiful approaches to a city I’ve ever seen… I see this as a “keep the capital” issue, a tourism issue, a conservation issue and a quality of life issue. The idea of seeing this property turned into commercial and industrial property is alarming and sad. What public purpose can be served with such a decision? Susi Gregg Fowler
It would be a travesty to allow commercial development…I believe it would be short sighted… and result in yet another unsightly and dirty commercial area… Such development is killing the goose that lays the golden egg and would do irreparable harm to the quality of life of Juneau citizens, of recreation, and of tourism. Jessica Gharett
View shed (25)This particular property is part of a very sensitive viewshed and deserves, at the very least, continued protection as rural reserve for Juneau’s tourism-dependent economy, environmental, and aesthetic well being. Susan Sloss.
It is what I have always considered to be a “signature” Juneau viewscape, and it is uniquely positioned to be appreciated from the main road in Juneau. Pauline Strong
Tourism (12) This area also plays a critical role in our large and growing tourism industry...Virtually every visitor … arriving by ferry or by air drives by this area. Cruise ship passengers who visit the Mendenhall Glacier or go whale watching or fishing from Auke Bay pass this area at least twice. Tour operators rely on this area, including the parcel in question for talking points. Tina Brown
This particular site is…a magnificent view-scape for us citizens and visitors alike. Driving from the valley toward downtown…you have pink hued patches of shooting stars in June and fireweed later in the season. These are the type of resources that sets Juneau apart… and cause something close to a million visitors to come and enjoy – and spend money – in Juneau. Richard Stokes
Beauty (24) Theplace is too beautiful, too much of what we love about Juneau, and too precious to allow development like this. We need to protect the beauty of wetlands for ourselves and for those who will make Juneau their home in the future. Jack Cannon
I drive by this land every day to work and truly enjoy the changing beauty in each season… Cynthia Krehbiel
For more than 25 years, I drove past this parcel of land on my way to work…Coming around the bend, and passing the airport fill and then leaving the trees bordering the pond, the expansive view across this property and beyond… was always a spiritual experience. I know that sounds hackneyed and smacks of hyperbole, but it is true, and I don’t have to explain it to you. You should simply know what I’m talking about. Mark Schwan
There is no need to develop this most beautiful area of Juneau. Let’s keep the commercial interests of Juneau off the main highway… Malcolm Hursh
Quality of Life (13) Why have so many taken time to testify in favor of preservation? Leaving this piece of our wildlands intact positively impacts our quality of life in Juneau. And quality of life leads to prosperity. When people want to work and live here, competent professionals are attracted; residents look to how they can stay; and wealth is created. Quality of life attracts visitors too; if the visitor industry is to be sustained or enhanced, we must maintain what attracts people here in the first place. Linda Nicklin
Emotional attachment (4) I know I speak for many Juneau residents who are not aware of this proposal or will not take the time to write. This is the first time I have ever written to the Commission. That should speak to the intensity of my desire to see this area remain in an undeveloped state. Michelle Sydeman
I have lived in Juneau 72 years and am grateful every day for the privilege of living in such a beautiful land that hasn’t been ruined – yet. Dixie Belcher
RD when Bicknell Inc. purchased the land (9) The current owner purchased the property with the Rural Reserve Zoning and the Resource Development Comprehensive Plan designation in place. Retaining the current zoning and comprehensive plan designation provides a reasonable expectation for use of the property. Roman Motyka
Buy the property (7) The property should remain RD or perhaps more appropriately be rezoned for public recreational use or some type of wildlife buffer and the owner provided some kind of compensation. John Hyde
I support the purchase by the SE Alaska Land Trust and designation as part of the Mendenhall Wetlands State Game Refuge. Mary Furuness
The Applicant bought the property knowing it was zoned as Rural Development.Given its proximity to Juneau’s main arterial road, rezoning the property to industrial and Light Commercial would no doubt result in a substantial increase in its monetary valuation. Keeping the property zoned Rural Development would keep the option of purchasing it from the applicant open… and then adding it to the Refuge.Rai Behnert
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In closely reviewing the comments on the rezone, I found 90% of the 60 comments appropriate to the current proposal on a comprehensive plan map change. I hope the representative comments and figures on topics of most concern are helpful to you in your deliberations.
On a last note, in December 2012 Bob Armstrong donated a reference book, The Mendenhall Wetlands, A globally recognized Important Bird Area for each Planning Commissioner and for the Community Development Department. Upon learning that a Planning Commissioner expressed concern about the donation, I spoke with Bob. The book was intended to be a reference for Planning Commissioners and Department staff about the value of the Mendenhall Wetlands for this and any future wetlands projects. To further allay any concern over the gift, I would point out that Bob Armstrong also gave away 50 copies of this book to members of the public who attended a talk in 2010 on the potential effects of a proposed causeway to be built from Sunny Point across the Mendenhall Wetlands. Mr. Armstrong has also donated many educational materials to the Juneau School District and others. He is very committed to education on environmental issues.
Thank you for your service to the community.
Patricia O’Brien
Juneau, Alaska