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HomeMy WebLinkAboutPoint Mackenzie ASMA Land Management 1991POINT MACKENZIE AMSA LAND MANAGEMENT Plan Update prepared for Matanuska-Susitna Borough Planning Department BST Associates and Kasprisin-Pettinari Design February 25, 1991 x= = @ = iS. = POINT MACKENZIE AMSA LAND MANAGEMENT Plan Update prepared for Matanuska-Susitna Borough Planning Department BST Associates and Kasprisin-Pettinari Design February 25, 1991 Point MacKenzie AMSA Land Management Plan Update Table of Contents TTMEEOGUCHON secertcsesousattssnesstatersscossadeoteteaaabtoabizctdostenattacbtectdacatabtescdsttd ta athdsbatvopirclsta tes Page 1 Isstres/Goals/ODjectives so..c.cssccsessccosscsconssssosscolensscnaussspoorsconvsuasasseerolsncdscaLenadseasssohlenlonas Page 4 Land Management Plan.........ssssssssssssssessssssssssssssesssssessssssssssssscesssnueessssessssssseeesenssssece Page 11 Purpose and Intent..ccescsscsssssessccssnsssssssssvecsessssseessssssssssssueeesssssseesssaneseesssecees Page 12 Definition. of Key Terms ssssassssssscscssssssszasssacsscsvacvassssssssatounssastonctaonuuniniicaioun Page 12 Management POlicies..........sssssssssssscssssesscssssecsssssssesesssusesssssnueeessssueeesssnesens Page 13 Land Management Plan Diagram...sccccsssssssssssssssescesssesssssssscecsssssessesssssecs Follows Page 14 Resource Amalysis.....csssssssssssscccsssssessssssssssssssssssssssssssassuussesssssessasssssssssssssssssssessssesssee Page 22 Biophysical Inventory and Assessment .......scsssssssssssssssssssessssessesesssssssssssssees Page 23 A Cultural and Physical Inventory and Assessment .......sssssssssssssssssssessssees Page 37 Port/Industrial Development Factors.......sccccsssssssssssssssssssssssssseseesssssssssensess Page 44 Present and Anticipated Conflicts .........ssssssssssssssssssssssssssssssesensssssssssesesesenes Page 47 Appendix A - Implementation Plan....sssssssssssssssssssssssssssseccesssssssssssesseceessssesssssssesesse Page 49 Appendix - B Survey of OWners.......ccsssssssssssssesssssssssssesssssesssnusesessesssssssssesssssuessessens Page 55 INTRODUCTION PURPOSE OF THE AMSA UPDATE The Matanuska-Susitna Borough has placed high priority on the development of port and industrial facilities at Point MacKenzie. During the past three years, the Borough-created Port Commission has expended considerable effort in developing a strategic plan and design concept for a port. Additional design Studies have indicated that the port is best located at Eastport as opposed to Southport which was the preferred alternative in the 1985 AMSA plan. The Eastport site is preferred because: Mit is closer to the existing road network and thus minimizes the construction costs of road and rail access infrastructure, ™@ it is closer to deep water and minimizes the construction cost of port facilities and ™ it minimizes environmental impacts to wetlands The purpose of this AMSA update is to assist in the planning of port/industrial facilities at Eastport. Of primary importance is the protection of access corridors and areas surrounding the port/industrial complex from encroachment by non-compatible uses. Of equal importance is the development of an AMSA plan which properly protects natural resources in the Point MacKenzie area. LIMITATIONS AND ASSUMPTIONS Data Base Biophysical and cultural information is available for the Point Mackenzie area. However, this information varies in depth and coverage and, in some cases, has become obsolete due to modifications on the land form since the data was initially compiled. Data pertaining to specific wildlife habitats and migration patterns specific to the AMSA is generally available for most species and in the process of study for others. More specific resource analysis will be required for those areas within the AMSA which may experience future high-intensity impacts. Information regarding the feasibility, type, extent, and intensity of potential port uses is not available in sufficient detail to ascertain, for example, specific industry types and associated area and design requirements. As additional data is assembled and analyzed in subsequent planning phases for specific planning districts, the management plan should be updated and the potential site impacts Teassessed. Point MacKenzie AMSA Land Management Plan Update - 1 Significant Unresolved Variables The primary value of the Point Mackenzie AMSA, as stated in the Matanuska-Susitna Coastal Management Plan, September 1987, is that "it offers adequate acreage and location for an industrial port/park facility on Knik Arm. This site also represents the only opportunity for a water- dependent and water-related industrial port/park facility in the District." According to the Port’s Strategic Plan, a large port facility is marginally feasible in the near future. However, subsequent port Studies have indicated the potential for phasing port development starting with joint marketing of Knik barge dock until such time as deep draft users are discovered. Allocation of specific acreage is not feasible until market demand has been clarified. The Borough’s objective regarding a port facility would be significantly enhanced by improved transportation access across Knik Arm to Anchorage. Direct access to Anchorage’s population and supply base could increase the intensity and type of port and related industrial and residential uses occurring in the Point Mackenzie area. The Knik Arm Crossing has been delayed due to cost and declining state oil revenues. However, a proposed interborough ferry system is presently under consideration (Economic Evaluation and Planning of a Cook Inlet Marine Transportation System BST Associates, June 1990) that would connect the Matanuska-Susitna Borough with the Kenai and Anchorage Boroughs. The location of the interborough ferry system and its terminus will influence port and industrial sites, transportation corridors, wetlands impacts, and the future integrity of habitat areas. The future success of the Point Mackenzie Agricultural Project is uncertain and the change in land use designation of the Agricultural lands could impact the entire AMSA. Finally, land ownership is diverse, with varying owner motivations regarding future development type and intensity. Local ownership input is critical to the public acceptance of the AMSA management plan. A Port/Park Facility The Borough is the single largest land owner in the Point Mackenzie AMSA. The Borough’s development objectives include both the establishment of a port facility and the development of a major industrial base within the AMSA. Private land owners’ objectives are diverse and not consistent with a major port facility. (See owner questionnaire, Appendix B). Residential Development Residential development is not a priority development use of the Borough. The Borough would like to limit the support for public facilities and infrastructure costs associated with residential development to concentrated areas within the AMSA. Service Center A Service Center is recommended as part of the AMSA in the vicinity of Lake Lorraine. This center is proposed on Borough land and would provide the retail, commercial, office, education, cultural, civic and governmental service needs of the AMSA. Ownership Issues Anticipation of major development in the south Point Mackenzie area has historically generated multiple and diverse motives among land owners. A survey conducted by BST Associates indicates the diversity of desired land development by property owners. (See Appendix B.) Point MacKenzie AMSA Land Management Plan Update - 2 The land management plan assumes the need for diversity and flexibility in any recommendations particularly for the south Point Mackenzie area. The management plan assumes a continuation of existing activities, while providing a list of future possible actions in a phased manner based on market-place actions. How to use this Document The Point Mackenzie Area Meriting Special Attention Land Management Plan is divided into four parts: I: Issues, Goals and Objectives II: Land Management Plan III: Implementation Plan IV: Resource Analysis Management Districts The land management plan is subdivided into eight management districts. Each district is based on either common geophysical elements or biophysical/cultural resources or both. The use of these districts involves the following: 1. Each district addresses common, local and/or similar resources, development issues, and contiguous or nearby ownership patterns: 2. Each district functions as a part of the overall AMSA management plan; 3. Each district can be reviewed, upgraded regarding site-specific data, and advanced to another level of implementation or management which is different from the timeline of adjacent or other AMSA districts. For example, if development pressure in one district becomes imminent and decisions regarding Supporting infrastructure, private development proposals and land disposition are required, the Borough can advance the planning process for that district. 4. Infrastructure decisions can be described, estimated Tegarding cost and impact, and phased by district. 5. The data base of any particular district can and should be updated as more information is made available by the pertinent experts. Policies and Guidelines Policies for development and resource management are specified in this plan. The plan involves an AMSA of 30,000 acres which has necessitated a generalized policy approach, as well as detailed site-specific Master Plan guidelines for Borough use. A number of policies are already enforceable through existing legislation. Point MacKenzie AMSA Land Management Plan Update - 3 ISSUES/GOALS/OBJECTIVES Point MacKenzie AMSA Land Management Plan Update - 4 ISSUES/GOALS/OBJECTIVES Following is a list of issues accompanied by pertinent goal statements. These statements are the basis for land management decisions and policies contained within THE POINT MACKENZIE AREA MERITING SPECIAL ATTENTION LAND MANAGEMENT P : . ISSUE 1: LOCAL CONTROL The Borough desires to retain local control over development projects. This local control encompasses the following: 1. Identifying and addressing the needs of local residents, property owners, and Borough- wide residents utilizing the Point Mackenzie area for business, recreation and pleasure; 2. Developing a permit process for development which is reasonable, which meets the intent of the AMSA policies, and is timely in its implementation; 3. Incorporating public agency assistance in the planning process regarding data collection and review, and evaluation of development options; 4. Coordinating other Borough and regional development plans with the AMSA Management plan; and 5. Identifying State and Federal actions having an impact on the AMSA. Goal 1.1 The Matanuska Susitna Borough shall exercise local control over the Point Mackenzie AMSA planning and development process while coordinating with State and Federal agencies. Goal 1.2 Local AMSA residents and land owners shall be involved in the planning process. ISSUE 2: ACCESS The Point Mackenzie AMSA is now distant from Anchorage by road. Consequently, improvements in access modes to the AMSA will increase development potential. Goal 2.1 The Borough shall support a transportation connection between Point Mackenzie and the Anchorage urban area. Goal 2.2 Controlled access corridors through the AMSA shall be provided by the Borough. Goal 2.3 Railroad access to port/industrial sites shall be explored. Point MacKenzie AMSA Land Management Plan Update - 5 Goal 2.4 Construction material sites within the AMSA shall be reserved. ISSUE 3: WATERFRONT USE Competition for waterfront access and use could be a critical issue within the AMSA given the limited extent of available deep water shoreline. Not all waterfront has feasible access from adjacent uplands and is not suitable for water-dependent uses. The plan needs to distinguish accessible from unaccessible waterfront. Goal 3.1 The waterfront and adjacent uplands shall have high priority where appropriate to deep water access for water-dependent facilities, such as port and related industrial uses. Goal 3.2 The Borough shall seek consensus among public and private groups competing for waterfront access. Goal 3.3 Public visual and physical access to the waterfront shall be provided where feasible. Goal 3.4 Critical and/or sensitive waterfront habitat areas shall be protected where feasible. Goal 3.5 Water-related recreational activities shall be accommodated along the waterfront in areas not needed for water related or water dependent port and industrial activities. ISSUE 4: SITE SUITABILITY/CAPABILITY AMSA land varies from moderately suitable for development to unsuitable wetland areas. The land management plan addresses the balance between economic development benefits and physical impacts on the environment. Evaluating the Suitability/capability of land can provide a basic evaluation tool in assessing development proposals. Locational factors should be compared and evaluated with environmental concerns. Goal 4.1 Development projects shall be compatible with the natural capability/suitability of the land to sustain such development in an environmentally sound manner. Goal 4.2 When development has filled lands most suitable to it, and additional lands are required - particularly for port and port-related activities - then, in consultation with affected agencies, less suitable lands and wetlands may be considered for development. Point MacKenzie AMSA Land Management Plan Update - 6 ISSUE 5: RECREATION The Susitna Flats State Game Refuge, the Goose Bay State Game Refuge, Cook Inlet, and the lakes, rivers, streams, and woodlands of the AMSA are a potential attraction for recreational pursuits of local residents and regional visitors. Diverse Borough and private sector objectives exist for access, infrastructure, other support facilities and staging areas; creating impacts on the landscape and animal life. Goal 5.1 Public recreational sites and facilities should be provided within the AMSA for both visitors and Borough residents. Goal 5.2 Access to recreational sites and areas shall be provided. ISSUE 6: ENERGY AND UTILITIES Development at Point Mackenzie may range from a small scale port industrial facility and related service community to a major regional industrial complex, depending on transportation factors and market demand. Power supply reliance and expansion are critical for any level of port and industrial development. Goal 6.1 A reliable, economical, and expandable power supply shall be provided for local residents, business, and industry. Goal 6.2 The Borough shall plan future power requirements with the appropriate utilities. Goal 6.3 A primary power utility corridor shall be identified and located within the AMSA which can adequately service all projected uses while minimizing negative impacts to the natural environment, established home sites, aesthetic views, and fish and wildlife habitats, Goal 6.4 Provisions will be made for railroad lines, pipelines, and other utilities. Point MacKenzie AMSA Land Management Plan Update - 7 ISSUE 7: WILDLIFE HABITATS The Susitna Flats and Goose Bay State Game Refuges are important habitat areas. The seasonal characteristics of the refuges, and migratory patterns of wildlife related to them, require responsible AMSA development. Goal 7.1 All AMSA development should preserve the boundaries, habitat areas and wildlife migratory patterns of the game refuges. Goal 7.2 Appropriate open space should be maintained between human development patterns and established wildlife areas. Goal 7.3 Recreational vehicular access shall be accommodated only in less sensitive wildlife areas and/or in established recreational areas. ISSUE 8: LOCAL RESOURCES As the population of Point Mackenzie increases, the demand on renewable and non- renewable resources in the AMSA will increase accordingly, primarily in personal use wood cutting and materials extracted for construction. Goal 8.1 Local use of renewable and non-renewable resources shall abide by sound conservation practices, particularly commercial timber harvest, personal use wood cutting, and gravel extraction, respecting property rights, established wildlife habitats and hydrological patterns. ISSUE 9: WATER CAPACITY The demand on local streams, rivers, and lakes could be substantial and could exceed critical levels to support anadromous fish populations. Goal 9.1 A sustainable use of water resources shall be planned for in accordance with the phased growth and development of the Pt. Mackenzie AMSA. Point MacKenzie AMSA Land Management Plan Update - 8 ISSUE 10: HOUSING Demand for housing in the Point Mackenzie area is contingent upon improved transportation to the Anchorage area and development of additional employment opportunities in the Point MacKenzie area. Existing household types include retired households, seasonal recreation households, and local employment households. Housing development would also occur in conjunction with any sizeable port/industrial facility. The extent of housing development may be directly regulated by soil suitability, wetlands and wildlife habitats, proximity to the primary transportation corridors, cost and efficiency of Borough provided roads and services, and development, cost and efficiency of utilities. Construction of housing developments on poorly drained and unsuitable soils will be costly, as well as having negative impacts on the environment. Appropriate buffers will be required to separate housing from hazardous or incompatible port/industrial activities. Goal 10.1 Suitable land for housing within the AMSA shall be reserved at appropriate locations on Borough lands to meet future demand in response to port and industrial development in the area, and to safeguard industrial, commercial, and open space management objectives of the Borough. Goal 10.2 Housing design shall be responsive to site features, orientation and exposure to natural elements. Goal 10.3 The building intensity permissible on various soil types shall be established for the AMSA. Goal 10.4 Site-specific design guidelines may be developed and incorporated into a permit process in various parts of the area as needed. Goal 10.5 Community sewerage and water treatment facilities shall be developed in designated areas only, to accommodate housing densities greater than allowed with use of on-site systems.. ISSUE 11: COMMERCIAL FACILITIES Commercial facilities will be required to support future port/industrial and residential demand for the Point Mackenzie area. Uncertain market factors require a phased approach to the development of these facilities, reserving adequate land for future development. Goal 11.1 Location and development guidelines shall be provided for community-scale commercial and retail facilities which support and are ancillary to the industrial and residential activities. Point MacKenzie AMSA Land Management Plan Update - 9 Goal 11.2 Commercial facilities to attract and service recreational sports and other visitor groups shall be established. Goal 11.3 Site-specific design guidelines shall be developed and incorporated into a permit process in various parts of the area as needed. ISSUE 12: INDUSTRIAL DEVELOPMENT Port and industrial facilities will require land and support services. The location and placement of these facilities should be coordinated for roads, utilities, and higher priority water- dependent uses. Goal 12.1 Site-specific design guidelines shall be developed and incorporated into a permit process in various parts of the area as needed. Goal 12.2 Port-related industrial facilities shall be developed according to an approved Master Plan or Planned Unit type mechanism to make roads and utilities economically feasible. ISSUE 13: PUBLIC FACILITIES Public facilities will be required to support the Point Mackenzie community. Goal 13.1 Appropriate public facilities, such as roads, schools, emergency services, sewer, water, and parks, shall be planned for and prioritized regarding capital funding. Goal 13.2 Public lands shall be identified and placed in reserve status for schools, firehalls, parks, and other future public facilities Point MacKenzie AMSA Land Management Plan Update - 10 LAND MANAGEMENT PLAN Point MacKenzie AMSA Land Management Plan Update - 11 LAND MANAGEMENT PLAN This chapter is divided into the following sections: @ Purpose and Intent @ Definitions of Key Terms @ Management Policies m Description of Categories, Future Use Recommendations m Land Management Plan Diagram PURPOSE AND INTENT The Land Management Plan sets forth policies for development activities in the AMSA. The plan designates general management policies for use by the Borough, State and Federal agencies in determining the consistency of all proposed actions. DEFINITIONS OF KEY TERMS Important habitat: Discrete geographical areas that support essential life requirements of fish or wildlife species. These essential areas encompass one or more of the following: (1) puppying, calving, colonial nesting, spawning, rearing, wintering, migration, important feeding and hauling-out areas; (2) highly productive breeding and nesting areas; (3) sites providing unique population elements including high seasonal use and concentration sites or isolated occurrences; (4) habitat and use-areas regularly associated with endangered species; (5) unique ecological systems (eelgrass beds, etc.); and (6) areas supporting a large portion of the individuals in a species of a waterfowl or shorebird class during each season. Feasible and prudent: Consistent with sound engineering practice and not causing environmental, social, or economic problems that outweigh the public benefit to be derived from compliance with the standard which is modified by the term "feasible and prudent." (6 AAC 80.900(20)). An alternative is "feasible and prudent" unless it is inconsistent with sound engineering practice. An alternative is "prudent" despite the presence of increased social, environmental, or €conomic costs, unless those costs are of extraordinary magnitude, and are due to unique factors present in a particular case. Minimize Impact: An absolute term meaning to select from a comprehensive review of alternatives the one alternative which uses the best available technology to reduce environmental impact to the smallest amount, extent, size, or degree. Significant Impact: Likely to have an influence or effect greater than that attributable to mere change. A use or activity may, by itself, constitute a tolerable influence or effort, but cumulatively have a significant influence or effect. Point MacKenzie AMSA Land Management Plan Update - 12 MANAGEMENT POLICIES Section 1. General Management Policies Local Control Districts Background The AMSA contains 30,000 acres of land varying in topography, soil and wetland conditions, wildlife habitats, and resident and property owner objectives. The Mat-Su Borough seeks to develop port related, water dependent, and industrial uses within the AMSA. Private property owners desire control and flexibility regarding the economic development of their property. Consequently, management actions and local representation in the development process will be better accommodated by dividing the AMSA into workable subareas referred to as Local Control Districts (LCD) that contain commonly identified issues and/or bio-physical/jurisdictional conditions. The General Policies apply to all areas within the AMSA. Each LCD can have additional policies and guidelines allocated to it at the initiation of residents and owners providing more local control and coordination regarding development, environmental protection, roads, utilities, and public facilities. Policies 1.1 The Borough shall divide the AMSA into ten (10) sub-areas and designate each as a Local Control District (LCD)... These district boundaries are conceptual only and will be implemented by future Borough Ordinances in cooperation with the Pt. MacKenzie Community Council. These districts are labelled as follows, exact boundaries to be determined by Borough ordinance at a future date: E Northeast Goose Bay II: Northwest Goose Bay III: Point MacKenzie Agricultural Project IV: South Goose Bay Vv: Lakes District VI: Central Point MacKenzie VII: Lake Lorraine and Surrounding Area VIII: South Central Point MacKenzie IX: South Point MacKenzie East X: South Point MacKenzie West 1.2 As development pressure increases through market and user demands, the objectives and policies of each LCD shall be periodically reviewed. The districts interest groups and individuals, including local residents, property owners, borough staff and state and federal agencies, as applicable shall be included in the review. Point MacKenzie AMSA Land Management Plan Update - 13 Preferred Activity Areas (PAA) Background Preferred Activity Areas describe, in a general fashion, activities proposed within, Local Control Districts. Proposals are based upon existing use, ownership, environmental considerations, development potential, and public input. Areas consisting primarily of private lands upon which no clear trend of use has been established have been designated "Non-Designated Use Areas" indicating that a variety of activity and uses may occur in such areas. These categories are as follows: PAA Categories Service Center (SC) The area surrounding Lake Lorraine is defined within the Land Management Plan as a center for community-related support facilities, including retail and general commercial uses, housing, personal and business services, entertainment, schools, medical facilities and a government-civic complex. The management intent of this category is to set land aside for a compact and planned service base for employees and residents of the Point Mackenzie area. Agricultural Area (AA) This category designates the Point Mackenzie Agricultural Project where agricultural uses and activities and supporting agricultural uses are the prime activities. Residential Area (RA) The Residential Area has residential use previously established as the prime activity with agriculture, recreation, resort, and residential/commercial as secondary activities. Borough Land Bank (BLB) Borough Land Bank lands have multiple values including settlement, forestry, fish and wildlife, recreation, and - possibly - agriculture. In the near term, these lands will be retained in public ownership and managed for multiple resource use including forestry, wildlife habitat, and recreation. The Borough will ensure the maintenance of a continuous belt of Open space in public ownership connecting the Goose Bay and Susitna Flats State Game Refuges. Institutional Area (LA) This category denotes an existing State corrections facility. The facility has, however, been closed permanently. Potential exists for other state activities at this site. Non-Designated Use Areas (NDUA) The NDUA categories designate those areas which are primarily privately owned and in which no trend is established. Developments will be reviewed on a project-by-project basis, subject to existing local, state and federal permit requirements. Point MacKenzie AMSA Land Management Plan Update - 14 cook inlet 7 POINT MACKENZIE AMSA LAND MANAGEMENT PLAN DIAGRAM SC Service Center AA Agriculture Area RA Residential Area BLB Borough Land Bank IA Institutional Area WD Waterfront Dependent PR Public Recreation Area NDUA_ Non-designated Use Area Public Recreation Area (PRA) Public Recreation Areas (PRA) are lands set aside for recreation facilities such as parks and campgrounds. Water-Dependent/Related Uses (WD/RU) Water-Dependent Uses (WDU) include marine transportation, bulk storage, distribution, and industrial manufacturing uses which are water dependent or water related in nature. Adjacent upland areas are also in this designation. Policies 1.4 Each area shall be managed according to the list of proper and improper uses set forth in this chapter. The Federal and State Agencies shall review all applicable proposed actions and shall utilize these management area uses for consistency determinations. 1.5 The Mat-Su Borough shall coordinate and manage the use of the Point Mackenzie AMSA for business, residential, and recreation needs of Borough residents; incorporating resident and property owner input into the management process. 1.6 The Borough shall develop a Site Review Process that is reasonable and timely; that promotes water- dependent/related industry where appropriate while safeguarding wetland functions and wildlife habitats for application in certain management districts and/or Preferred Activity Areas. Section 2. GENERAL DEVELOPMENT/CONSERVATION POLICIES Waterfront Development Background The AMSA coastline is characterized by high vegetated bluffs containing Bootlegger Cove Clay; and, both the Susitna and Goose Bay Game Refuges. Construction of ramps and docks to the water edge from the bluff is costly and difficult. Feasible access to the water edge and to deep and/or navigable water is limited to three locations for marine vessels other than recreational boats. These are 1) the southern tip of Point Mackenzie (Southport); 2) the eastern site across from Cairn Point (Eastport); and, 3) the Anderson Barge Terminal site. Water-dependent activities will be given high priority at sites having feasible and prudent access. Eastport is the Borough’s priority for a deep water port. However, until deep draft users are located, the Borough will focus waterborne activity through the Knik Barge dock which is a shallow draft barge facility. Policies 2.1] All land use activities shall be based on appropriate planning and implemented in a manner that, to the maximum extent feasible, avoids or minimizes foreseeable or potential adverse effects on critical fish and wildlife populations and/or their habitats. Mitigation shall include the following: 1. Avoid the loss of natural fish and wildlife habitat, if possible. 2. Where habitat disruption cannot be avoided, minimize disruption through restoration, reconstruction or maintenance efforts. Point MacKenzie AMSA Land Management Plan Update - 15 3. When loss of habitat production and/or potential cannot be minimized, restore or reconstruct the habitat that was lost where feasible and prudent. 4. When loss or damage to existing habitat production potential is substantial and irreversible and the above objectives cannot be achieved, compensation with, or enhancement of, other habitats will be affected. In general, compensation with similar habitat in the same locality is preferable to compensation with other types of habitat elsewhere. The appropriate standard for measuring loss or damage to existing habitat production potential is the cost which would be reasonably incurred by the State to restore or rehabilitate habitat in the affected area to its pre-existing condition, or as close thereto as is feasible without grossly disproportionate expenditures. Where estimates of replacement costs differ, the burden of proof to justify any lower estimate lies with the party responsible for the loss of damage. 2.2 Water-dependent uses shall have priority in coastal areas where access to both the water edge and navigable water is feasible and prudent. In planning for and approving development in the coastal area, the district and state agencies Shall give, in the following order, priority to: a. water-dependent uses and activities b. water-related uses and activities c. uses and activities for which there is no feasible and prudent inland alternative to meet the public need for the use or activity per 6AAC 80.040(a). 2.3 Dredging and filling of coastal waters shall meet federal regulations per 33 CFR 320-330. 2.4 All shoreline development shall minimize adverse impacts to tidelands and wetlands. 2.5 Shoreline development shall not obstruct fish Passage in fresh or marine waters. 2.6 Docks and piers shall be consolidated, where feasible and prudent. Docks and piers on fresh water and coastal areas can disrupt fish habitats, wetlands, tidelands and waterfowl breeding areas. Private landowners are encouraged to jointly use private docks and piers, particularly for adjacent properties and for three or more adjacent or nearby properties. 2.7 Significant geophysical features shall be used to Separate and buffer differing and potentially incompatible land activities. Such geophysical features include bluffs, hills, ridges, water bodies, wetlands, and stands of trees. 2.8 Public access to coastal waters shall be maintained or increased, where appropriate. Industrial Activities Background Industrial activities are a very important component of the port/industrial facility. Such activities include forest product mills (i.e. for chips, lumber, plywood and other products), fishery product facilities, oil and natural gas storage facilities among others. These facilities will be located in lands adjacent to the port facility. Point MacKenzie AMSA Land Management Plan Update - 16 Policies 29 The sequence of industrial use activities shall be coordinated with feasible and cost effective public infrastructure. 2.10 Water-dependent and/or related industrial development shall be given top priority within the AMSA on Borough lands or where water-access conditions are feasible and prudent. 2.11 Water dependent/related industrial development shall be initiated and further encouraged on Borough land in conjunction with the existing barge terminal in South Central LCD where feasible and prudent. Service Center 2.12 The Service Center shall be designated as a multiple use facility programmed to meet the needs ofa Phased port/industrial/residential community. The Service Center uses and square footage requirements should be adequate to service, in a phased manner, the Point Mackenzie resident, visitor, and employee population needs. This center is not intended as a regional shopping facility. The multiple-use center should include, but not be limited to, retail uses, personal and business services, entertainment and cultural resources, outdoor recreation, boat launch access to Lake Lorraine, and research office facilities. Community-oriented retail commercial should be the major use with ancillary residential, public and semi-public support facilities. 2.13 The physical scale of the service area shall be a town center type: small scale, compact, pedestrian- oriented. The Borough has an opportunity to manage development of a small scaled town center which is responsive to site characteristics and resident needs. Design character and scale will be identified in the future planning efforts. 2.14 Commercial activities shall be located in compact controlled areas or clustered centers which may be conveniently accessible from major highway access points. Residential Uses 215 Services and infrastructure for residential use shall be Planned in a phased manner, serving residential development located in proximity to existing highways in areas designated for phased public Services; and/or areas where proposed densities make it feasible and prudent. 2.16 Residential development shall be permitted where the site is reasonably suited for utility development and structural foundations and where not limited by soils, geological drainage and critical habitats. 2.17 Residential development shall be adequately separated from hazardous and/or incompatible port/industrial activities through the use of vegetated buffer areas and other means. 2.18 Second home or recreational housing shall not compete with designated water-dependent or water- related commercial and industrial areas where such Priority uses have been designated as preferred. Point MacKenzie AMSA Land Management Plan Update - 17 2.19 Second home or other recreational residential development shall minimize conflicts with adjacent or nearby property owners. 2.20 Residential uses of all types shall share access roads where feasible and prudent. 2.21 Residential development in geologically hazardous areas shall be prohibited. Areas identified by the Borough Public Works Department and the State of Alaska DNR as being a potential hazard to life, safety or property shall be restricted from development. 2.22 Public access to the shoreline within, through, and adjacent to residential areas, shall be provided by means of public access corridors. 2.23 Public access corridors shall be established, where practicable and appropriate, prior to land disposal, along all public-owned shorelines. Recreation and Open Space 2.24 Recreational developments shall be used to preserve or enhance scenic views and vistas. 2.25 Selected Borough lands shall be set aside as open space to be reserved for wildlife corridors, recreation, vegetated buffers, and future recreational development deemed appropriate by the Borough. 2.26 Recreation facilities for organized sports shall be located in the Service Center and Phased according to growth in the AMSA. Wildlife and Habitat 2.27 Additional buffer lands shall be reserved on and around all lakes and spruce bogs which exhibit loon or trumpeter swan activity and habitat. : While the exact amount of land to be reserved is a variable, ADF&G should be consulted prior to any development action for a determination of the extent of adequate open space buffers to protect loon and trumpeter swan habitat. Loons and trumpeter swans are very sensitive to human disturbance and require adequate water surface, water depth, and upland vegetation, particularly islands, for maintenance of their habitat. 2.28 Sensitive wildlife breeding areas designated by the Alaska Department of Fish and Game shall be Protected from encroachment of all-terrain vehicles (ATV) during breeding periods. 2.29 All watersheds and drainage areas Supporting critical fish or wildlife habitat areas and/or game refuges shall be protected from siltation and run-off due to development. 2.30 Critical habitat shall be protected as necessary and appropriate. Development decisions shall incorporate mitigative measures for upland shrub areas: riparian forest and lowland bog areas for moose habitat; alder thicket and riparian forest for bear habitat; and aquatic and riparian forest with black cottonwood, willow, and black spruce for beaver activity. Point MacKenzie AMSA Land Management Plan Update -18 Transportation and Utilities 2.31 Highway and landing strip location, design, construction, and maintenance shall minimize alteration of water courses, wetlands and intertidal marshes, and aesthetic degradation. 2.32 A railroad|pipeline/utility corridor shall be set aside and protected from development. 2.33 Pipeline construction through the AMSA shall be accommodated in a utility corridor along the Point MacKenzie Highway where possible and/or along existing or proposed utility corridors. 2.34 Road and trail crossing/structures over anadromous streams shall be limited. 2.35 The Borough should consider implementing standards Providing for vegetated buffers along arterial roads, railroad lines, and pipelinefutility corridors where needed. 2.36 Development along the Point Mackenzie highway corridor shall be accessed solely from designated intersections and frontage roads. 2.37 Major arterial roads shall be provided to developing areas in a manner which permits efficient and cost-effective phasing of construction. 2.38 Road construction shall be regulated by phased development standards with gravel construction roadways occurring as Phase I, followed by higher standard construction as development needs increase. In order to provide needed access to new development, phase I roadways should be Constructed at standards which enable safe automobile and truck traffic in a cost-effective manner with gravel roadways. Advanced road standards should be applied only after the level of development has reached a point deemed appropriate by the Borough Engineering Department based on traffic volumes. 2.39 Loop arterial road systems shall be given priority, where feasible, to maximize access off of the main highway. Phased road construction should start at a number of sites to service wide ranging and dispersed development projects. 2.40 Arterial road access to industrial and/or port-related activities shall be a high priority for the Borough. The arterial system will facilitate development activities for the port/industrial complex. 2.41 Temporary road access shall be a high Priority of the Borough when such access serves water dependent and/or port and related industrial activities. These temporary roads shall be phased out as permanent arterial access is provided. 2.42 Developers shall provide high quality access roads and utilities incorporating best management practices. Access roads and utilities shall be developed of a quality and type as needed to best protect natural features and users, as identified by the Borough or State, that may be affected by pollution, noise, flooding, erosion, and other adverse effects caused or intensified by the road or utility. 2.43 All utilities shall be underground, where feasible and prudent. Underground installation of utilities shall be required to preserve areas designated as being of high recreational or scenic value as indicated as open space reserves and habitat buffers on the land management plan. Point MacKenzie AMSA Land Management Plan Update - 19 2.44 Adequate landfill sites shall be identified and set aside. 2.45 Development shall locate only in areas where utilities are either available, can be economically extended, can be developed as part of the project, or Provided by Borough and State-approved on-site systems. This policy shall not apply to recreational cabins. Fisheries 2.46 Maintenance and enhancement Of fisheries shall be given consideration in the development of port- related shoreline facilities. Woodlot Harvesting 2.47 Fuelwood cutting within three hundred (300) feet of the centerline of the Point Mackenzie Highway right-of-way shall be done in accordance with applicable silvacultural practices under management of the Borough Forester. Sand and Gravel 2.48 Sand and gravel may be extracted from tidelands and subtidal areas and Spits only where there is no feasible and prudent upland alternative to meet the public need. Air and Water Quality 2.49 Surface runoff shall be controlled on-site so that water quality and nearby shore features and Properties are not adversely affected. Where Qppropriate, such measures shall include, but are not limited 10, dikes, catch basins or settling ponds, interceptor drains, vegetated buffers, or other suitable techniques. 2.50 Oil and hazardous materials shall be disposed of in conformance with regulations of the Alaska Department of Environmental Conservation. 2.51 Land clearing, grading, filling, and alteration of natural land forms shall be limited to the minimum necessary. Topsoil shall be stored on-site and replaced after construction. Surfaces cleared of vegetation and not to be developed shall be revegetated with Plants suitable for ground cover according to Borough policies and ordinances. Filling and alteration of natural drainage features shall be prohibited, where feasible. Surface drainage systems or substantial earth modifications shall be designed to prevent maintenance problems and adverse impact on shore features and processes. 2.52 Water quality shall not be permanently lowered below State water standards by development or any other activity, whether industrial, commercial, residential, or recreational. Point MacKenzie AMSA Land Management Plan Update - 20 Hazardous Areas 2.53 Development shall be located, designed, constructed, and managed based on a detailed review of the severity of coastal slides and floods. 2.54 Development in areas identified below shall not be approved by the appropriate State authority or by the Borough until siting, design, and construction measures for minimizing property damage and protecting against loss of life have been provided: ™ the Goose Bay State Game Refuge ™@ the southwest portion of the lower Point Mackenzie District (catastrophic wave) @ the lower Point Mackenzie District bluff (seismic risk, landslide risk) 2.55 Development shall be prohibited on rapidly eroding, slide-prone, or geologically unstable substrates. Development shall be limited where there is significant probability for the loss of life or damage to Property. Any development in these areas shall be based on a geotechnical investigation attesting to the safety of the area and/or specific engineering practices or structures that would alleviate or mitigate the hazard. Open Space Buffers 2.56 Vegetated buffers shall be retained along perennial watercourses and designated trail corridors. 2.57 Breaks in the wildlife corridor shall be limited to Principal roads, utility lines, and pedestrian trail corridors. 2.58 Road segments shall be planned, whenever possible, to be an edge or buffer to wildlife areas. 2.59 Tree clearing within the AMSA shall be minimized consistent with the nature of development undertaken, and accomplished in accordance with sound forest management practices. Reforestation Shall be encouraged. Buffers should be managed to maximize their use ‘for wildlife habitat and recreation. Point MacKenzie AMSA Land Management Plan Update - 21 RESOURCE ANALYSIS Point MacKenzie AMSA Land Management Plan Update - 22 RESOURCE ANALYSIS This Chapter is divided into the following sections: Biophysical Inventory and Assessment A Cultural and Infrastructure Inventory and Assessment Port/Industrial Development Factors Present and Anticipated Conflicts BIOPHYSICAL INVENTORY AND ASSESSMENT Air Quality The Upper Cook Inlet Coastal Region is subject to temperature inversions during the winter months when frigid air currents flow from the surrounding mountain valleys and settle in the lower Anchorage area. Winter temperature inversions occur in Anchorage approximately 50 percent of the time between October and February, and as much as 72 percent of the time in January. Summer inversions are milder and less frequent with occurrences of only 22 percent of the time during June. The stagnant air masses resulting from temperature inversions lead to a build-up of ground- level air pollutants. Under the Municipality of Anchorage’s Air Resource Program, the City has been continuously monitoring the ambient levels of carbon monoxide, particulates, sulphur dioxide, nitrogen dioxide, and radiation for the past several years. Data indicates that the Anchorage area suffers from periodically high levels of carbon monoxide and particulates. Carbon monoxide is closely tied to fossil fuel combustion, primarily from operation of motor vehicles. Currently, the major problem with air quality is the high total suspended particulate (TSP) levels measured at certain sampling locations. Common contributing sources to high TSP levels are automobiles, industrial fuels, dusty roads, building and construction activities. Burning activities also contribute to air quality problems. Climate Point MacKenzie is located in a transitional climatic zone, with temperature extremes and Precipitation falling within the range of the coastal marine and the interior continental climatic regimes. Figure 1 presents climatological information on Point MacKenzie based on data for Anchorage and Wasilla. The climate of Point MacKenzie is characterized by light precipitation with mild winter temperatures, moderate to low snow depths, and dry summers. According to snowfall and wind data, snow and wind loads in the Point MacKenzie area are typically low. Ground freezing occurs in the area from December through March, although depth of frozen ground is seldom greater than 4 feet under virgin conditions, as indicated by Anchorage soil temperature data. Point MacKenzie AMSA Land Management Plan Update - 23 Figure 1. Climatological Information for Point MacKenzie (Based on Anchorage and Wasilla Data) Precipitation Temperature Wind Fog Mean annual total (inches) Mean Annual snow (inches) Mean annual (°F) Winter mean range (°F) Summer mean range (°F) Record High (°F) Record low (°F) Diurnal variation (°F) Heating degree days (°F) Mean date first fall freeze Mean date last spring freeze Prevailing direction and speed (knots) Annual average speed (knots) Extreme speed (knots) January (days) May (days) Monthly (days) Blowing snow and smoke or haze rarely obscure vision (average of 0.1 days per month). Incident of Inversions Note: Anchorage and Wasilla are in the same climatological regime. January June Anchorage 15 66 35.8 4-42 46-66 -38 15 10, 911 Sept. 17 May 12 Winter Summer 12.8 0.3 4.0 72% 22% Wasilla 19 51 43-69 N-NE_ 7-11 5.8 N-NE 53 Point MacKenzie AMSA Land Management Plan Update - 24 Cook Inlet Cook Inlet is a coastal plain estuary of the Pacific Ocean. Upper Cook Inlet extends inward from the surrounding east and west forelands. The upper inlet is characteristically silt-laden, narrow and shallow, with depths of less than 120 feet. At its head, the inlet Separates into two appendages, Knik and Turnagain Arms. Knik Arm, an estuarine bay of Cook Inlet, extends approximately 45 nautical miles, reaching depths of 50 feet for half its length and rising to form a broad mudflat. Extensive portions of Knik Arm bares at low tide. Knik Arm and part of Cook Inlet form the only coastal periphery south of the District. Coastal Habitats The eight coastal habitats identified by the Alaska Coastal Management Program include: offshore areas estuaries wetlands and tideflats rocky islands and seacliffs barrier islands and lagoons exposed high energy coasts Tivers, streams and lakes important upland habitats. Because all of these coastal habitats are not present in the Matanuska-Susitna Borough Coastal Management District, some of these classifications have been modified or combined to conform to the specific attributes of the District. For example, two classifications, barrier islands and lagoons, and exposed high energy coasts, do not exist as coastal habitats within the District. These Classifications have been replaced by the vegetated bluffs classification which was specifically identified for the District. The offshore areas and the estuaries classifications have been combined under a single classification, offshore and estuarine areas, because the two habitats are coexistent within the district. The remaining coastal habitats are present in the Point MacKenzie area and are described in the following sections. Wetlands and Tideflats Wetlands are defined as areas that are saturated or submerged by surface or groundwater with sufficient duration and frequency to support plant and animal species adapted to life in saturated soil conditions. Swamps, salt- and freshwater marshes, treeless and forested bogs, muskegs, moist and wet tundra, and wet riparian corridors are included under this general description. Substantial wetland conditions exist throughout the AMSA and require careful assessment regarding the importance as habitat. The Palustrine System is defined as all nontidal wetlands dominated by trees, shrubs, persistent emergents, emergent mosses or lichens, and all such wetland that occur in tidal areas where salinity due to ocean-derived salts is 0.5%. Also included are non-vegetated wetlands having (1) area less than 8 ha (70 acres); (2) active wave-formed or bedrock shoreline features lacking; (3) water depth in the deepest part of basin less than 2m at low water; and (4) salinity due to ocean-derived salts less than 0.5%. Point MacKenzie AMSA Land Management Plan Update - 25 Traditionally, this wetland system group vegetated wetlands and ponds. Tideflats are unvegetated areas that are alternately flooded and exposed by the rising and falling of the tide. The coastal areas surrounding Point MacKenzie contain extensive tideflats which provide critical wildlife habitat and have been designated as State Game Refuges. The Susitna Flats State Game Refuge consists of 301,950 acres of land designated for the protection of waterfowl and large game habitat. The Goose Bay State Game Refuge includes 13,262 acres of land and tideland regulated to protect waterfowl habitat. At present, most human activity in the wetlands and tideflats habitat near the Point MacKenzie area is limited to the hunting and trapping of game with sightseeing a minor but developing activity. Homesteads and recreational cabins occur within the wetland areas and adjacent to major tideland refuge areas. Future increased human settlement in or near these areas will require critical review. Vegetated Bluffs As explained previously, this coastal habitat classification replaces the Rocky Islands and Seacliffs classification of the Alaska Coastal Management Program. Rocky Islands and Seacliffs are islands of volcanic or tectonic derivation with steep, rocky shores and seafronts, offshore rocks, and capes. Habitats with these characteristics are not present within the district. Vegetated bluffs refer to high coastal banks of 25- to 300-foot elevations with vegetated slopes that are located in muddy intertidal zones. The shoreline surrounding the Point MacKenzie area from south of Goose Bay to the Susitna Flats State Game Reserve falls into this classification, These bluffs are subject to erosion, ice gouging, and slippage due to seismic activity, particularly with the presence of Bootlegger Cove Clay, an incompetent clay formation. Evidence of bluff slippage due to seismic activity resulting from the 1964 earthquake is located northeast of Point MacKenzie. Future intense development activity along and in close proximity to the bluff areas with incompetent clay soils and steep slopes could present hazards to human safety as well as precipitate additional slippage. Existing homesteading and recreational housing is of a low intensity and, while Subject to hazards, do not constitute a significant impact on the stability of the vegetated bluffs. Offshore and Estuarine Areas An estuary is defined as a partially enclosed coastal water body having a free connection to the sea, within which seawater becomes considerably diluted with fresh water originating from land drainages. Offshore areas are marine and submerged lands extending seaward of the coastline to the outer edge of the continental shelf. All of the Matanuska-Susitna Borough Coastal Management District’s offshore habitats are considered as estuarine. Consequently, the combined offshore and estuarine habitat classifications comprise all waters and submerged lands extending from mean lower low water to the offshore limits of the District. Human activities are presently limited to fishing, recreation, and mining within the offshore and estuarine habitats of the Point MacKenzie area. A small commercial fishery is located offshore of the Susitna Flats State Game Reserve to the west of Point MacKenzie. This fishery consists of gillnet sites that are fished between late June and mid-August. Most of the commercial salmon fishing occurs in central Cook Inlet and does not directly impact the Point MacKenzie environment. Commercial harvesting is managed by the Alaska Department of Fish and Game through controlled salmon escapement periods. Point MacKenzie AMSA Land Management Plan Update - 26 Rivers, Streams and Lakes All freshwater bodies within the Point MacKenzie area are included in this coastal habitat designation. As essential links between terrestrial and marine environments, freshwater systems provide permanent habitat to vegetation and wildlife, and serve as anadromous spawning areas and migratory corridors. The freshwater systems of the Point MacKenzie area include the southern extension of the Little Susitna River, Goose Creek and Mule Creek. The Little Susitna River is located 10 miles to the north, and Mule Creek is about 6 miles to the north. Most human activity within the rivers, streams and lakes habitat of the Point MacKenzie area is limited to recreational activities such as boating, sport fishing and similar pursuits. Land around Lost Lake and Twin Lakes has been subdivided with some initial seasonal dwellings. Many freshwater lakes are concentrated within the central portion of the AMSA and represent a recreational demand area. Rivers, streams and lakes also represent a source of freshwater for human activities. Assessment of water capacities of these freshwater systems for wildlife habitat is a potential development determinant. Important Upland Habitats This coastal habitat classification includes all areas upland from the mean higher water level, with the exception of the wetlands and fresh water systems located in the upland habitat. Uplands provide significant habitat to plants and wildlife and through the support of forest vegetation, protect watersheds and soils from excessive runoff, erosion, winds and avalanches. The vegetation common to the dry upland habitat includes agricultural land, willow thickets, cottonwood stands, mature white spruce stands, and mixed forests such as cottonwood/spruce/birch and cottonwood/willow/alder. Upland habitats are frequently interspersed with fresh water systems and poorly drained wetlands. The activities occurring in the wetland and the river, Stream and lake habitats often extend to the upland habitats, which may preclude clear distinctions in appropriate uses for the three coastal habitats. The important upland habitats within or near the Point MacKenzie area include the areas providing significant wildlife habitat such as the Little Susitna River, portions of the state game refuges at the north and west peripheries of the proposed AMSA study boundary, and wildlife routes connecting these upland habitats. GEOLOGY AND GEOPHYSICAL HAZARDS Geology The Point MacKenzie area is part of a geomorphic province located at the confluence of three primary Southcentral Alaska valley systems: the Susitna River Valley, the Matanuska Valley, and the Turnagain Arm. Three major mountain ranges surround the area. The Alaska Range is Point MacKenzie AMSA Land Management Plan Update - 27 located to the west, the Talkeetna Range is located to the north, and the Chugach Range is located to the east. These mountain ranges are characteristically Tugged and alpine with numerous glaciated valleys and ice fields at their highest elevations. Cook Inlet and its northernmost extension, Knik Arm, are located to the south and east of the Point MacKenzie area. Cook Inlet is one of the major marine inlets along the Southcentral Alaska Coast of the Pacific Ocean. The inlet is located in a principal structural trough overlying Tertiary rock formations and surrounded by Quaternary (glacial and recent) deposits of varying densities. The existing topography of the Cook Inlet-Susitna Lowland geomorphic province is the result of five major glacial periods which, in order of occurrence, include Mount Susitna, Caribou Hills, Eklutna, Knik and Naptowne. The two earliest glacial periods, Mount Susitna and Caribou Hills, were also the most extensive glaciations which originated as ice caps on the Chugach, Talkeetna and Alaska Ranges. These ice flows advanced across the Matanuska-Susitna valleys and surrounded the Upper Cook Inlet Region to heights of 3,000 to 4,000 feet. Subsequent glaciations invaded much of the Cook Inlet basin to produce the present topographic characteristics of the area. Local Geology Elmendorf Moraine, the primary topographic feature of the Point MacKenzie area, is the result of the last glaciation, the Naptowne period. The Cook Inlet lowland consists of north-south extending drumlins and fluted ridges interspersed with ponds and enclosed kettle lakes. The most southerly lowlands contain poorly- drained deposits from glacial lakes overlain by coalbearing Tertiary rocks over Mesozoic deposits. Local relief with Elmendorf Moraine exceeds 200 feet, with greatest heights of almost 340 feet and average depths within kettles and morainal margins about 100 feet. Knik Arm Bluff interrupts the morainal topography on the east, descending to depths of approximately 200 feet at sea level, with average bluff elevations in excess of 100 feet. The bluff area generally has steep bluffs in excess of 14° (25%). A large alluvial fan deposit has accumulated at the outer margin of the terminal moraine. Mineral Resources Metallic mineral deposits have been identified throughout the Matanuska-Susitna Borough, including copper, gold, tin, platinum, and other metallic minerals. The principal non-metallic minerals existing in the Borough are coal and gravel. Significant coal deposits exist in the Broad Pass and Matanuska Coal Fields which have been mined since the early 1900’s. The Susitna-Beluga Coal Field is known to contain substantial potential reserves of coal; however, these deposits have not yet been mined. The District appears to have limited petroleum potential, although oil and gas leases occur throughout the Susitna River Basin, with heaviest concentrations found at the south basin along Upper Cook Inlet. The Point MacKenzie area apparently contains no known supplies of oil or natural gas. Several test wells drilled in the area have turned out dry and have since been abandoned. Point MacKenzie AMSA Land Management Plan Update - 28 Geophysical Hazards The Point MacKenzie area lies within a highly active seismic zone that is responsible for approximately 7 percent of the worldwide seismic activity released annually. The plate tectonics of the area has created the potential for a Tange of geophysical hazards, including earthquakes, volcanism, and seismically-generated slope failures. Seismicity Local seismicity occurs along the Benioff subduction zone, the margin of convergence between the North American continental plate where it is underthrust by the Pacific oceanic plate along the Aleutian Trench. Several major faults cross the Matanuska-Susitna Borough coastal district, including the Border Range, Bruin Bay, Castle Mountain and Eagle River. All of these faults strike northeast and are part of an extensive arcuate fault system which include the Denali and Fairweather faults east of the Borough boundaries. The only active fault in the coastal district is the Castle Mountain Fault. Active faults are those along which displacement has occurred within the last 100,000 years. The other active fault in the near vicinity, the McKinley Strand of the Denali Fault, is located outside the coastal district boundary. Volcanism The closest active volcano to the coastal district is Mount Spurr, the most northerly in a chain of 24 active volcanos which extend along the Alaska Peninsula. Mount Spurr is located approximately 55 miles from Pt. MacKenzie. The volcano originates from the subducting plate underlying the district and produces characteristically explosive eruptions due to an andesitic composition. Mass Wasting The sea bluffs in the Point MacKenzie area that are generally considered to be unstable and particularly susceptible to failure under earthquake loading are those with steep slopes, high elevations, exposed deposits of Bootlegger Cove Clay, and relatively active erosion in evidence. However, the sea bluffs with Bootlegger Cove Clay outcroppings in the Point MacKenzie area are considered less susceptible to major failures than other Knik Arm sea bluffs with the clay exposed. Attention to slope stability is especially crucial to the development of an industrial port/park complex in the Point MacKenzie are because of the impact it will have on the long term stability of facilities and the cost of remedial slope stabilization techniques. The Matanuska-Susitna Borough Coastal Management Program has identified the Point MacKenzie vegetated bluffs and coastline as a known geophysical hazard area and an area of high development potential in which a substantial potential exists for the occurrence of geophysical hazards. The Borough Coastal Management Program has adopted the state standard for hazardous areas (6AAC 80.050) as part of its program. The following sections discuss the various seismic and non-seismic impacts on bluff stability in the Point MacKenzie area. Point MacKenzie AMSA Land Management Plan Update - 29 Seismic Impacts on Bluff Stability The frequent seismic activity of the Knik Arm has affected the overall slope stability of the Point MacKenzie area, especially along the sea bluffs where heavy deposits of Bootlegger Cove Clay are present. This potentially incompetent clay formation is the most significant sediment in the area with respect to slope stability and foundation conditions. Two large rotational land slides located approximately one mile northeast of the Sleeper landing strip are the only major slope failures associated with the 1964 Alaska earthquake. Both Slides occurred in the Bootlegger Cove Clay deposit and surged out onto the tidal mudflat in broad earthflow lobes. The larger of the two slides encompassed 700 feet of the bluff line, extending approximately 200 feet headward into the bluff. The slide advanced approximately 600 feet out onto the mudflat. Additional slope failure is predicted as wave and current action erode bluff material and remove the buttress effect of the slump material at the base of the two slides. Non-Seismic Impacts on Bluff Stability The sea bluffs along the Knik Arm shoreline are retreating as a result of vigorous coastal erosion from wave and current action. Frost heaving and meltwater-related erosion has rendered the bluff line highly susceptible to extensive gullying, minor landsliding, and slumping. Sloughing is particularly present in the Bootlegger Cove Clay outcroppings, while generalized instability of the bluff area has resulted from the removal of slump debris by waves and currents. Sediment Transport The Knik Arm area is drained twice daily by strong currents with a tidal range of 20 to 30 feet during more than 60 percent of the year. The Matanuska and Susitna Rivers flowing into Knik Arm have originated from glaciers and transport substantial quantities of suspended sediment into the estuarine bay. During April to September, when sediment loads are the heaviest, the total suspended sediment in the Matanuska and Susitna Rivers is about 16 million tons. Turbulent waters and currents carry approximately 60 percent (10 million tons per year) of the sediment out of the Knik Arm basin, while the remaining 40 percent is deposited along the Knik-Matanuska river delta. As a result, Susitna River Flats and Palmer Flats at the head of the Knik Arm receive large deposits of sediment and the surrounding shoreline and ocean floor are thickly layered with silt. The distribution and character of sediment in Knik Arm and Upper Cook Inlet is largely the result of tidal currents, river flows, and ice rafting. Tidal currents disperse most of the sediment in the area, while ice rafting and rivers transport sediment throughout the forelands. River currents transport large quantities of gravel and produce extensive sediment plumes in Cook Inlet OTHER NATURAL HAZARDS Flood Hazard Potential Most of the flood hazard potential in the District is attributed to stream overflow and local drainage problems. The District has historically experienced a low- to low-average occurrence of flooding and most communities have low flood hazard ratings. Wasilla has received low-average ratings for both flood hazard potential and frequency of flood occurrence. Most of the historical Point MacKenzie AMSA Land Management Plan Update - 30 flooding in Wasilla has been the result of local drainage problems, with only 10 percent of the community being affected. In the Point MacKenzie AMSA, Goose Creek should be recognized as a potential flood hazard. The Susitna River west of the AMSA is another potential flood zone. Ice Conditions The predominant ice movements in Knik Arm are the result of a tidal surge which flows south during ebb tide and streams back at velocities of four to six knots at flood tide. Typical ice floes in Knik Arm reach a thickness of approximately 4 feet by early winter and remain at this size for most of the ice season. Most of the ice floes in Knik Arm have been formed by shore-fast ice, or ice that has accumulated on the periodically-flooded mudflats. The larger 20 to 30 foot icebergs in Cook Inlet have been formed by an accumulation of ice layers deposited by fresh water stream drainages. When the ice has formed along the shore, tidal and current forces break blocks loose from the coastline. These ice floes are then pushed free by the tides and transported into the main current channels. The funnel shape of Knik Arm results in large tidal variations and currents which further break up the ice floes advancing into Cook Inlet. As ice is broken up during its transport up and down Knik Arm, it may vary in size between 3 and 15 feet in diameter. During lengthy cold periods, individual floes have occasionally frozen together and attained sizes as large as one-half mile square and four feet thick. At maximum coverage, as much as 30 to 40 percent of the entire Cook Inlet may be covered by ice. In the Point MacKenzie area, floe ice is typically about 2 1/2 feet thick during the ice season. The main floe size for a 100-year recurrence period in the area is 3 1/2 feet thick. Much of the ice in Knik Arm contains silt, sand and gravel from the tidal mudflats. When the ice surface melts during exposure to sunlight, a surficial deposit remains which gives it a highly abrasive character. This abrasive quality and the forceful nature of ice floe movements may lead to a range of potentially hazardous situations, including extensive shoreline gouging and erosion, and damage to marine vessels and offshore structures. The effects this situation has on development is to limit the amount and type of construction along the coastline and to require special design considerations for the structures that are built. TOPOGRAPHY The major topographic feature of the Point MacKenzie area is the Elmendorf Moraine, a glacially deposited land form. General topography of the area consists of hills and kettles, with a complexity of aggregated knobs and ridges that are interspersed with ponds and kettle lakes. Average elevations within the Elmendorf Moraine exceed 200 feet, reaching heights of nearly 340 feet and depths within kettles and morainal margins of 115 feet. Knik Arm Bluff interrupts the morainal topography on the east, dropping as much as 204 feet to sea level with average bluff elevations in excess of 100 feet. A major ridge system occurs north, east, and west of Lake Lorraine in the southeast central portion of the AMSA. A portion of the ridge, reaching an elevation of over 300 feet, separates the eastern bluff and upland from the interior upland and wetland areas south of Lake Lorraine. Point MacKenzie AMSA Land Management Plan Update - 31 Another major topographical feature, characterized by ridges, hills, and a general westerly to southwesterly down sloping, occurs west and northwest of Lake Lorraine, Twin and Lost Lakes, paralleling the eastern boundary of the agricultural project and bordering the Goose Bay State Game Refuge, significantly defining geophysical districts useful for planning purposes. These districts are described in the Land Management Plan. . SOILS Point MacKenzie soils are primarily composed of firm and moderately firm glacial tills. The lowland soils consist of glacial drift and alluvial sediments interspersed with peat deposits. Elmendorf Moraine is bordered on the east by a gradational contact with a rise of Naptowne Outwash gravel deposited by meltwater seepage from the Naptowne ice sheet. The terminal moraine has at least one alluvial fan deposit at its outer margin. Recently deposited fibrous peat bogs of sphagnum moss and sedge surround the outwash gravel apron along the lower eastern elevations. The peat deposits extend to depths of up to 4 feet. The area’s other Quaternary and recent soil deposits include the Bootlegger Cove Clay Formation which is exposed at the bluff section at the edge of the AMSA area, and the estuarine silts of the tidal flats underlying the bluff. The Bootlegger Cove Clay Formation extends to a maximum elevation of about 195 feet and is underlain by till of the Knik glaciation at approximately mean high water level (MHW). Clay densities range between 60 and 100 feet. The Knik Arm and upper Cook Inlet originate from glacial sources and are thus heavily inundated with sediments. The water floor and shorelines of the estuary consist of thickly-layered silt which is prone to varying degrees of erosion due to large tidal fluctuations and associated currents. Naptowne, Flathorn, and Homestead silt loam soils have been grouped as upland moderate to well-drained soils. Slope conditions introduce erosion factors within each of these classifications, particularly on moderately steep and steep slopes. Competent non-frost susceptible materials for development could be supplied from private land in the north central portion of the proposed AMSA site or from public and/or private lands north of Big Lake. SLOPES Slopes within the AMSA are generally subject to erosion, surface slippage and blowing depending on modifying conditions and human settlement impacts. Hilly to steep slopes in the Anchorage, Naptowne, Flathorn, and Homestead classifications are subject to erosion and blowing and require native vegetation, such as shrubs, ground cover or woodland, to remain stable. These Slopes have potential for development determinants, defining edges and zones between non- compatible land use types, and between human settlement patterns and wildlife habitats. Point MacKenzie AMSA Land Management Plan Update - 32 WATER RESOURCES Surface Water The two primary surface water sources of the Point MacKenzie area are the Susitna River and Goose Creek. The Susitna River is located approximately 15 miles west of Point MacKenzie, while Goose Creek is located about 10 miles to the north. Average discharges recorded from streams in the area indicate that adequate surface water supply is available for low to moderate sized developments. Maximum discharge occurs between May and September when rainfall, glacial melt and snow melt are the greatest. Maximum recorded discharge is 1200 cfs. Ground Water Potential ground water sources are considered to exist in the glacial deposits underlying the Point MacKenzie area. The ground water from shallow 50 - 150 foot deep wells near Goose Bay and at various sites to the north ranges between 10 to 50 gpm (gallons per minute), with some yields in excess of 100 gpm. According to data obtained from wildcat petroleum wells drilled in the Point MacKenzie area, denser deposits of water-bearing sand and gravel exist at 500 and 1000 foot depths. The best sources for potential ground water may be the glacial and alluvial sand and gravel beds of the Little Susitna floodplain. Yields from existing wells in the floodplain frequently reach 300 gpm, with deeper wells yielding volumes as high as 100 gpm. The ground water of the area is characterized as a calcium bicarbonate type with a high iron content. Ground water quality data obtained from a 187 foot deep well at Goose Bay indicates dissolved solids contents of 125 ppm, pH of 8.1, hardness of 110 ppm, silica of 13 ppm, and iron contents of 0.5 ppm. VEGETATION COVER The vegetation cover of the Point MacKenzie area consists of wetlands with Palustrine scrub- shrub and forested needle-leafed Evergreen; tidal plains with poorly-drained muskegs, small spruce, and other low-growing shrubs and swamp grasses; and moderate to well-drained areas of mixed lowland forests with mature white spruce, paper birch and black cottonwood. Forests of black spruce occur around muskeg borders. The area’s surface soils contain poorly-drained fibrous peat which is prone to freezing in the winter. Many of the silty and wet sites are interspersed with older thickets and growths of "Devils Club" or similar vegetation. The well-drained sites above the water table support an undergrowth of heather-like mat, with growths of woody and herbaceous plants and willows. The Elmendorf Moraine supports vegetated bluffs reaching elevations of 50 to 200 feet at the head of Knik Arm. The vegetation to the north and east of the site is primarily composed of lowland spruce and hardwood forests. The area west of Point MacKenzie, including the Susitna River lowlands, consists of wet tundra with dominant growths of cottongrass and sedge. Point MacKenzie AMSA Land Management Plan Update - 33 WILDLIFE The Susitna Flats State Game Refuge to the west of the POINT MacKenzie AMSA is a critical habitat for waterfowl, black bear and moose; and, to the north of the AMSA, the Goose Bay State Game Refuge is a critical waterfowl and shorebird habitat. Over 30 species of mammals and at least 75 species of birds may be found in the AMSA. The following discussion concentrates on only those species considered to be potential indicators of shifts in ecological interrelationships. TERRESTRIAL SPECIES Based on information supplied by the U.S. Fish and Wildlife Service, species of wildlife present within the AMSA include moose, black bear, beaver, common loon, trumpeter swans, lesser Canada geese, mallards, spruce grouse, lesser sandbill crane, and yellowlegs. Moose Moose occupy the area during the winter, spring and summer with the winter range being the dominant use period for Point MacKenzie and spring-summer being the dominant period for the game refuges. Moose are considered abundant on an ecoregional basis and provide the most important big game species in Alaska. Both resident and non-resident hunters are important economic factors in the state’s economy. Moose also provide an increasing source of recreational viewing value for photographers and hikers. @ Habitat type. Moose serve as a valuable evaluation species and are closely associated with upland shrub riparian zones, lowland bog climax communities and seral communities created by fire and glacial or fluvial action. Black Bear The black bear habitat is considered abundant on an ecoregional basis and are common throughout the AMSA. @ Habitat type. Black bear may be found in older thicket and riparian habitats with movement patterns related to spring green-up areas, salmon streams in the summer, and berry-producing shrubland in summer and early fall. Beaver Beaver play an important function in the area’s economics and ecosystem. Trapping for area Tesidents provides a source of revenue as well as recreational benefits to urban residents. Beaver modifications to habitat are beneficial to waterfowl and moose. m@ Habitat type. Beaver are dependent on both aquatic and riparian habitats, particularly black cottonwood riparian, willow thicket riparian, and black spruce riparian. Point MacKenzie AMSA Land Management Plan Update - 34 Common Loon Habitats for common loons are abundant throughout the project area. Loons are an excellent evaluation species for wilderness quality, requiring a minimum of disruption from human activities. Loons are valued by birdwatchers, hikers and photographers. @ Habitat type. Loons require deep water lakes for escape diving with surfaces large enough to take flight. Lakes with numerous islands are preferred for protected nesting sites. Loons are valuable monitors of lake and spruce bog habitats subject to heavy development pressures. Trumpeter Swan Habitat is available in and near the project area for the swan. Estimates on the existence of trumpeter swan in the AMSA are not available, although the Alaska Department of Fish and Game estimates that the overall Cook Inlet population is expanding. m Habitat type. Lake areas, wetlands and ponds with minimal human disturbance. Lesser Canada Geese Lesser Canada geese are present in the Cook Inlet area, valued for recreational viewing as well as hunting. @ Habitat type. Coastal marshes are used for nesting and large lake systems provide seclusion for molting. Mallards and Pintail Mallards and pintail are highly valued for hunting and viewing with substantial pressure being placed on the supply by hunters. m@ Habitat type. Mallards breed in low densities in forest and tundra wetland habitats. Nesting sites are at the edge of sloughs, lakes and reservoirs. Pintails select open areas for nesting where vegetation is either low or sparse. Spruce Grouse Spruce grouse are valued for recreational hunting. m Habitat type. The spruce grouse use medium to open density Spruce-birch stands for nesting sites. Point MacKenzie AMSA Land Management Plan Update - 35 Lesser Sandhill Crane Present in the Cook Inlet area, the sandhill crane is valued for viewing and photographing. @ Habitat type. Preferred nesting habitats are Sedge/grass meadow and wet marsh tundra with unobstructed view on all sides. The cranes are very susceptible to human activity. Yellowlegs Yellowlegs are valued for viewing and photographing. They serve as an indicator for wetland habitats. @ Habitat type. Yellowlegs nest in depressions on the ground in timbered muskeg and lightly wooded areas. They require proximity to lakes, ponds, and tidal flats for food. Bald Eagles and Peregrine Falcons Moderate numbers of bald eagles nest in the coastal areas and lower Susitna River Valley. Peregrine falcons also find habitat in the coastal areas and use the Susitna River as a migratory route. The Cook Inlet area provides habitat to populations of gulls and arctic terns. MARINE AND AQUATIC SPECIES Marine and Aquatic Habitats Point MacKenzie does not provide significant habitat to any marine wildlife species. The floor and shoreline areas of upper Cook Inlet and Knik Arm supply only marginal productivity for plankton and other benthic organisms. In combination with conditions of high turbidity this has led to extremely low concentrations of inhabitant fish and marine invertebrate populations. Although there are no major concentrations of marine mammals in the near vicinity, Beluga whales and harbor seals have been identified near the Point MacKenzie shoreline. As part of a major migratory corridor for anadromous fish, upper Cook Inlet provides habitat to all five species of Alaskan salmon. The Alaska Department of Fish and Game (ADF&G) classifies the Susitna River as a Major Anadromous Fishery Stream. The Little Susitna River provides important salmon habitat for King, Coho, Sockeye, Pink and Chum. In addition, the river supports several sport fish species such as Dolly Varden, whitefish, rainbow trout, and grayling. Goose Creek Supports population of coho salmon. The Little Susitna River is anticipated by Alaska Department of Fish and Game biologists to sustain fishing pressures similar to the Kenai and Russian Rivers. @ Habitat types --Chinook salmon: Little Susitna River; --Coho salmon: lateral tributaries and lakes throughout the area; --Sockeye salmon: Fish Creek; --Rainbow trout: Little Susitna River; --Dolly Varden: Little Susitna River. Point MacKenzie AMSA Land Management Plan Update - 36 Most of the commercial salmon fishing occurs in central Cook Inlet and does not directly impact the Point MacKenzie environment. The salmon fishery is managed by the ADF&G through the controlled escapement of salmon. A CULTURAL AND PHYSICAL INVENTORY AND ASSESSMENT POPULATION According to the Alaska Department of Labor (Research and Analysis, Demographic Unit), the Matsu Borough population increased from 37,985 people in 1988 to __ people in 1989. Population in the borough peaked at 39,974 in 1986 and then tapered off due to loss of jobs. However, a modest recovery is currently underway in the borough with employment up by 301 jobs in 1989 relative to 1988. Population impacts on the Point MacKenzie area could change with improved access from the proposed inter-borough ferry system or in the longer run the Knik Arm Crossing. LAND MANAGEMENT The Matanuska-Susitna Borough is responsible for the planning and zoning of lands within the Borough boundary, including Point MacKenzie land. The legislation governing land holdings in the Point MacKenzie area is discussed in the following sections. State Land Status The University of Alaska and the State of Alaska have acquired federal public domain lands through several federal land grants including the Act of 1915 (P.L. 330), the Act of 1929 (P.L. 679), the Alaska Statehood Act of 1959 (P.L. 85-508) and the Submerged Lands Act of 1953 (P.L. 85-303 and 508). Borough Land Status Upon its incorporation in 1964, the Matanuska-Susitna Borough received selection rights to 10 percent of the vacant, unappropriated, unreserved State lands within the Borough’s boundaries. Except for a few school sites and administrative facilities, all Borough lands are from State acquisitions. The Borough land entitlement has since been limited to a maximum of 355,210 acres of State land through the Municipal Land Entitlement Act of 1978 (AS 29.18.201-.213). Borough lands are categorized by whether they are selected lands, tentative approved lands and patented lands. Lands are categorized as tentative approved when they lack patent documentation for technical reasons. The Borough does not possess title to mineral rights, navigable water bodies, or public access to and along all water bodies. Point MacKenzie AMSA Land Management Plan Update - 37 Native Land Status Land holdings of Alaska Native Corporations have been acquired through the Alaska Native Claims Settlement Act (ANCSA) of 1971 (P.L. 92-203) and its Amendment, Terms and Conditions for Land Consolidation and Management in the Cook Inlet Area. Native land holdings consist mostly of small parcels selected by village corporations. Private Land Status Private land acquisitions are through Federal land allocation laws, State land sales and Borough land sales. Private lands acquired under the Federal Homestead Act included mineral rights prior to 1958. Reserved mineral rights of private lands are now under State acquisition where a mineral potential exists. Private land acquired through State and Borough land sales do not include mineral Tights. Permits, Claims and Lease Land Status Offshore prospecting applications have been filed on all submerged and tide lands surrounding Knik Arm. Offshore prospecting permits give the permittee exclusive mining rights to all minerals located offshore of the site. Mining is not authorized until the permit is converted to a lease. All mineral rights to conveyed or purchased land is retained by the State. The right to prospect and stake claims on surface lands exists unless the State has closed the mineral estate to location and entry. Shore fishery leases for tidelands area available through the DNR for a priority area for salmon set netting. Competing uses are required to consider the possessory interest of these shore fishery leases. Other tideland uses (such as docks) require applications. Oil and gas leases are available for all onshore and offshore land in State ownership, although the only significant gas discoveries have occurred in the Theodore Creek Area, west of the Susitna River. ARCHAEOLOGICAL RESOURCES At least three sites containing archaeological resources have been identified in the area northeast of Goose Creek, with a possible fourth site whose existence and location is as yet unconfirmed. There are no confirmed archaeological sites within the AMSA boundaries. Point MacKenzie AMSA Land Management Plan Update - 38 HISTORICAL RESOURCES No sites of historic or archaeological value have been identified within the immediate boundary of the proposed Point MacKenzie AMSA; however, several identified sites are concentrated in an area due northeast of Goose Creek near Knik Arm. Most of the site identifications have been the result of excavations performed during the late 1960’s and the 1970's by Frederica DeLaguna and Dumond and Mace. RECREATIONAL RESOURCES A range of outdoor recreation opportunities exist in the Point MacKenzie area, including boating, fishing, hunting and wintertime sports such as snowmachine racing. The most popular outdoor pursuits include sightseeing and waterfront recreation activities. The Point MacKenzie area is well-known for its views of Surrounding mountain ranges. The Chugach Mountains stretch to the east, Mount Susitna is located to the west, and Mount McKinley and the Alaska Range rise to the northwest. With the Telatively flat terrain of the area, uninterrupted vistas of the surrounding scenic beauty are frequently possible from roadways and ridges. Additional sightseeing opportunities are possible within the range of the expansive tidal marsh surrounding Cook Inlet and Point MacKenzie. These wetlands provide spring and autumn habitat to a variety of waterfowl and shorebird species, including ducks, geese, swans and cranes. Outstanding bird watching Opportunities are possible during the nesting and feeding seasons of the fall and spring. Recreational boating opportunities exist on the many lakes adjacent to the Point MacKenzie area. Recreational opportunities in the area include wildlife observation and hunting. At off-migration periods, duck hunting is possible in the tidal areas surrounding Point MacKenzie and Cook Inlet, while moose hunting is available in the Susitna River Valley. Wildlife observation is possible at the major wildlife habitats found at the Goose Bay State Game Refuge to the north and the Susitna River Flats State Game Refuge to the east of Point MacKenzie. LAND OWNERSHIP The Point MacKenzie AMSA consists of approximately 33,000 acres of land within the Upper Cook Inlet Coastal Region of which over 7,700 acres is Borough owned land. Land within the AMSA has been selected and patented from Federal domain into State of Alaska, Matnauska-Susitna Borough, Alaska Native Corporations, and private land holdings through the legislation of the Alaska Statehood act and the Alaska Native Claims Settlement Act These public and private land holdings are intermixed throughout the AMSA. Much of the land is undeveloped, with existing use limited to a few private airstrips, recreational sites and a scattering of homesites. The public domain and agricultural land holdings of the State of Alaska are predominantly concentrated along the border of the Susitna Flats State Game Reserve at the west of the AMSA. State land holdings by the University of Alaska are found within a section of Borough-patented land concentrated along Knik Arm. Point MacKenzie AMSA Land Management Plan Update - 39 Mat-Su Borough patented lands are located adjacent to Knik Arm. Land sites that the Borough has either selected or tentatively approved for selection are dispersed throughout the AMSA. Alaska Native Corporation land holdings are also located throughout the general area, with key sites near Point MacKenzie on Knik Arm and within the Lakes District. Private land holdings are located in the vicinity of the Twin Island Lake and Lost Lake areas, and at Point MacKenzie’s south shore. TRANSPORTATION The Point MacKenzie area is accessible by land, water and air modes of transportation. Although most of the land and marine travel in the vicinity of Point MacKenzie is limited at present, development potential exists for diverse means of transportation to the area. The locational advantages of the Point MacKenzie area with its proximity to the Anchorage metropolitan center has provided it with ready access to a full range of major transportation facilities and services. The Port of Anchorage lies directly across from Knik Arm and Point MacKenzie. Major aviation facilities and services are available at the Anchorage International Airport and at Elmendorf Air Force Base; and at Merrill Field for smaller private aircraft. The area is also within close range of major links to the southcentral Alaska highway system. The principal modes of transportation and the associated facilities and services of each are discussed in the following sections as they relate to the Point MacKenzie area. Road Transportation Surface transportation to the Point MacKenzie area is provided by the Goose Bay Road. The Goose Bay Road is a paved, high-quality road that extends 20 miles from Wasilla to Goose Bay north of Point MacKenzie. A number of unpaved roads and trails are also located within the Point MacKenzie area; however, access to these surface links is usually limited to four-wheel drive vehicles or snowmachines, particularly during the winter and spring. In addition, a number of proposed access routes have been considered for the Point MacKenzie area. A highway right-of-way corridor extending from the Knik-Goose Bay Road at the northern AMSA boundary to the southeastern shoreline at Knik Arm has been acquired by the Matanuska-Susitna Borough. The final engineering design and field work for road construction of the right-of-way has been completed and is awaiting further site selection developments. It is believed that site-specific access requirements for the Point MacKenzie area could reasonably be met in two construction seasons. The Knik Arm Crossing proposal is the single most important transportation project Proposed to impact the future growth and development of the Point MacKenzie area. After being under consideration for the past 15 years, the study has been put on hold due to cost factors. It’s implementation is not assured as of winter 1990. Ferry service is currently being evaluated by the Municipality of Anchorage, Matanuska- Susitna Borough and the Kenai Peninsula Borough. This service could also increase development pressures in the Point MacKenzie AMSA area. Point MacKenzie AMSA Land Management Plan Update - 40 Rail Transportation A Tight-of-way for a proposed railroad spur extends to the northern boundary of the proposed AMSA study area but no longer extends into the project area. The extension of this spur into the AMSA to service a port industrial facility(s) would improve the range and type of industrial uses locating there. Air Transportation Air transportation provides one of the major forms of access to the Point MacKenzie area, and a number of airstrips for small passenger aircraft are located nearby. A private 1600-foot dirt airstrip referred to as Sleeper Strip is found near the southeast shore at Knik Arm. There is one State-owned airstrip, which is a 5000-foot gravel runway located near Goose Bay to the northwest. Other landing areas in the Point MacKenzie vicinity include cleared land on homesteads for small private aircraft operations, and the nearby lakes such as Lost Lake and Twin Lakes which are used for landing ski planes and float planes. Water Transportation Water transportation is limited in the area, and no passenger service is currently in Operation. At present, most of the waterways around Anchorage are only used for limited pleasure craft and recreation. Studies have been completed which evaluate the feasibility of using air cushion vehicles for commuter services on Knik Arm. UTILITIES Although the Point MacKenzie area presently lacks public services, a full range of public utilities and services exist in the Matanuska-Susitna Borough that could readily be made available to Point MacKenzie users. If significant growth were to occur in the area, the Matanuska Telephone Association would be prepared to furnish telephone services. A minimum of 4,000 new subscribers would justify the installation of a telephone switchboard facility and office. Plans to extend existing telephone services to the Point MacKenzie agricultural area are currently in progress. Electricity A good supply of readily available, inexpensive electrical power is currently available to the Point MacKenzie area. The Chugach Electric Company’s natural gas-fueled power station is located nearby at Beluga which supplies power for the entire Upper Cook Inlet area. A Chugach Electric Association substation and three of the power station’s transmission lines pass through the Point MacKenzie area, including two 138 kV lines of 150-megawatt capacity and one 230-kV line of 400- megawatt capacity. A Matanuska Electric Association substation is located at Settler’s Bay with a 115-kV delivery point to supply power for future industrial development. The present capacity of these substations is considered adequate to supply preliminary construction needs. If an industrial complex was developed in a Point MacKenzie location, power could be supplied by the existing transmission lines in the area. Point MacKenzie AMSA Land Management Plan Update - 41 Two hydroelectric power plants have been proposed for development along the Susitna River north of Talkeetna, which could supply the Point MacKenzie area in the future. The potential production capabilities of the proposed Watana and Devil Canyon facilities would include 6.1 billion kilowatt hours (Kwh) firm annual energy, 800 million Kwh average annual secondary energy and 1,392,000 kilowatts of dependable capacity based on a 50 percent system load factor. Power from the two plants would be delivered via a single 365-mile transmission line. Approximately 75 percent of the power would be delivered to the Upper Cook Inlet area and 25 percent would be provided to the Fairbanks land centers. Natural Gas Gas supply could be provided to the AMSA by the pipeline that ENSTAR Natural Gas Company has recently completed to Wasilla, Palmer and the Point MacKenzie Agricultural Project. Water and Sewer Water and sewer services could be supplied to initial developments in the area by means of private and public water and sewer facilities. Water supply for a major industrial project probably will require water transmission lines to be constructed from an adequate distant source to the industrial site. Determination of the water capacity/water demand requirements can only be made with a specific industrial feasibility study of types and scale of potential industrial users. Schools School and emergency services would be provided by the Mat-Su Borough. The Matanuska-Susitna Borough would furnish the area’s school facilities and emergency services including public medical service volunteer fire protection, and police protection through the Alaska State Troopers. The extent and type of residential development within the AMSA will have a direct bearing on school costs and quality of facilities. Communications Point MacKenzie is located within the reception area of Anchorage’s numerous communication facilities, including two newspapers, ten radio stations, and four television stations. Three local newspapers also serve the Matanuska-Susitna Borough. The Point MacKenzie AMSA is also located within the Matanuska Telephone Association service area. Point MacKenzie AMSA Land Management Plan Update - 42 INDUSTRIAL AND COMMERCIAL SERVICES The Matanuska-Susitna Borough has experienced an upturn in employment in 1988 and again in 1989 after the economic downturn from peak employment in 1985. Employment currently stands at twice the level of employment in 1980 (i.e., 3,265 in 1980 versus 6,580 in 1989). At present, the Matanuska-Susitna Borough supports only marginal industrial activity, although the City of Wasilla contains limited lumber, industrial, and heavy equipment facilities. The City of Palmer has a developing industrial park presently utilized for bulk storage and small distribution facilities. COMMERCIAL FORESTRY Most of the forested sections of the Point MacKenzie area are classified as lowland spruce- hardwood forest. There are no commercially-valuable forest lands currently identified in the area. The Matanuska and Susitna valleys in combination contain one of the three largest remaining interior forests in Alaska, with most of the 6 million acres of commercial stands. However, timber production has not developed into a major industry in the Borough due to a number of constraints including high operations costs, lack of infrastructure, and poor access to timber lands. PREVIOUS DEVELOPMENT PROPOSALS The Point MacKenzie area has been considered as a potential location for several development schemes both recently and in the past. Some of these development proposals include: m The Dow-Shell Group evaluated Point MacKenzie as one of six potential locations for a petrochemical refinery facility. Dow-Shell estimated that the development would generate significant levels of new and permanent employment for the resident population, including over 2,400 jobs during the project’s construction phase, and approximately 1,000 jobs during the operation phase. It has been estimated that oil and natural gas production from identified sites in Upper Cook Inlet, and from Outer Continental Shelf tracts in Lower Cook Inlet would adequately supply a locally-based petrochemical facility. USGS estimates reveal existing recoverable reserves in the Cook Inlet Petroleum province to. be approximately 807 million barrels of oil and 8.812 trillion cubic feet of gas. The 1976 anticipated production levels of developed fields in the province have peaked at 62 million barrels of oil and 367 billion cubic feet of natural gas. Point MacKenzie is considered a prime location for the development of petroleum-related facilities because of its proximity to the Cook Inlet production sites. m A West German firm considered the Point MacKenzie area as the potential location for a Beluga coal export center. This development scheme involved the generation of electricity to local industries by burning low-grade Beluga coal in a coal-fired generation plant in conjunction with the export of a high-grade Beluga coal to foreign markets. The identified resources of the Yentna-Beluga Coal Field consist of 10,200 million short tons of sub-bituminous grade coal. Coal deposits of the greatest potential value are found in the Beluga and Chulitna river basins. Development of these deposits in Point MacKenzie AMSA Land Management Plan Update - 43 conjunction with a coal-powered generation station at Beluga could furnish the Point MacKenzie area with power for a variety of industrial purposes. The Usibelli Mine in the Nenana Coal Field near Healy is the only active coal operation in Alaska, although unmined bituminous coal exists in the Matanuska Coal Field. Mining operations in the Matanuska Field could be reopened, or coal could be purchased from the Healy Coal Mines as alternatives to the development of the Beluga Coal Fields. Coal deliveries to the Point MacKenzie area could be made by the Alaska Railroad. The State of Alaska Department of Transportation has put on hold any plans for a rail link from a short spur originating in the Point MacKenzie area. m@ Point MacKenzie is presently being considered as the future site for a major industrial port/park complex to serve the South Central and Interior Alaska Regions. The Matanuska-Susitna Borough has identified the Point MacKenzie area as a primary location for the development of industrial activities to provide for the future well-being of the borough. The industrial complex would function as the primary regional facility for the export of resources such as coal, petroleum products, timber and ore, and for the import of supplies and equipment for the Interior Alaska Region. PORT/INDUSTRIAL DEVELOPMENT FACTORS Recent studies regarding the feasibility of a port at Point MacKenzie indicate that the development of deep draft facilities should await the discovery of a major potential user. However, these studies also indicate that a port at Point MacKenzie would be the lowest cost transportation facility for logs, minerals and other resources and manufactured products in Southcentral and Interior Alaska. The planning approach to date has been to develop concepts for the port that are as flexible as possible. In the long run, the port could serve as one (or a combination) of the following activity centers at full development: m A Major Industrial Port (supplying the inbound commodity requirements of a major industry and outboard movements of its products). Energy-intensive industries, as well as major processing plants, have been mentioned in this regard. These types of facilities could be in excess of 1,000+ acres. m A Resource Export Port serving outbound commodity movements (e.g., Coal, hardrock minerals, etc.). This type of facility could range from 100 to 300+ acres, depending upon the storage requirements of the resource. m A Port Serving Construction and Population-Related Cargo Requirements. This type of port could range from 50 to 200+ acres using existing barge operations as an initial phase and until market demand increases. In the short run, marine traffic can be focused at the existing Knik Barge Dock. As the market dictates, development of deep draft facilities and related upland storage should be pursued. Point MacKenzie AMSA Land Management Plan Update - 44 Water Dependent Site Requirements The port/industrial area should be sized for approximately 1,000 acres on Borough land as close to the eastern port berth as possible, with adjacent expansion potential. SITE LOCATION FACTORS Two sites have previously been identified by past studies as prime port location sites, assuming a port facility is feasible: 1. Site A: the southern tip of Point MacKenzie 2. Site B: the eastern site at a point located directly across from Cairn Point Either site can accommodate the largest vessels likely to ply Alaskan waters (i.e., 40-foot draft). The decision to locate at one site rather than the other depends upon an evaluation of individual site characteristics, and development costs. Borough land ownership at the eastern site makes that site the preferred location for any port development, recognizing Knik Dock (the existing barge facility) in the short run. @ Site Specific Characteristics Navigational factors (site B preferred). Eastport is preferred because it minimizes trestle development to reach water of sufficient depth to support Panamax vessels (i.e., 40 feet). Berth factors (no preference). Site A has better mooring capabilities, while Site B is closer to deep water. Both have minimal dredging requirements. Upland factors (Site B is preferred). Although Site B has a larger bluff to transverse, it is preferable to Site A in most upland location factors. It is closer to the road network and, hence, will reduce costs for utility, highway, and rail connections. Site B also has better soils and drainage and interferes less with fish and wildlife habitat. It is located in close proximity to Borough uplands for future development. ™@ Potentially Adverse Impacts to Fish and Wildlife Habitats and Resources of the Area: Concern has been expressed over the potential recreational and developmental pressures that might be imposed on local fish and wildlife habitat, game refuges, and resources of the area as a result of the development of new residential areas, support facilities, and new transportation routes. Point MacKenzie AMSA Land Management Plan Update - 45 Determinants Affecting Development Air quality within the AMSA and in the Anchorage bowl may be impacted by increased motor vehicle traffic, industrial development, and other factors. This, of course, depends upon the intensity and type of development that occurs. Procedures would need to be implemented to measure air quality and control emissions that may pose a health hazard. The existing climatological data indicate that climate should not place a constraint upon industrial development at a Point MacKenzie location. Conditions providing adequate ground access should be possible for most of the year as well. Based on existing data, the minimum structural design suggested for the Point MacKenzie area would need to be capable of supporting a snow load of approximately 40 psf (pounds per square foot) and a wind load also of approximately 40 psf. Much of the vegetation in the area provides habitat to waterfowl. Although only limited numbers of waterfowl use the area as a nesting habitat, the wetlands bordering Point MacKenzie area support heavy waterbird concentrations during migration season. It has therefore been suggested that development of residential areas, support facilities, and new transportation routes would place additional recreational and developmental pressures on the resources and habitat of the area as well as those of the adjacent State game refuges including the Susitna, Palmer Hay Flats and Goose Bay. According to existing information, drainage and foundation-bearing capacity of soils in the Point MacKenzie area is suitable for industrial development. The till soils underlying Knik Arm are highly stable and able to stand in deep slopes such as those of the study area’s west channel. U.S. soil conservation service analyses indicate that there are about 11,000 acres of land with moderate to high capability for residential development within the Point MacKenzie area. Although clay exposed at the lower bluff is prone to some instability, the clay does not extend below sea level and grading and drainage of the site to mitigate bluff instability should be a fairly easy and inexpensive procedure. Site-specific soils data is available in soil surveys of the area prepared by the USDA Soil Conservation Service, "Susitna Valley Area, Alaska" and "Matanuska Valley Area, Alaska". Existing deep hole ground hydrology for the area is limited. Additional development drilling may be required to determine capabilities for supporting industrial activities. Future development of timber near the Point MacKenzie area would Significantly affect existing land use patterns. However, in view of the present constraints and resource capabilities, commercial timber development in the vicinity appears unlikely. Development of new residential areas, support facilities and new transportation routes would Place additional recreational and development pressures on wildlife in the area. Displacement of some moose would occur, although this would not be considered a critical loss of habitat. Development of the project area is not considered to have a potentially adverse impact on resident wildlife because the most critical habitat is found in the Susitna Flats State Game Reserve to the west, and adequately buffered from the Point MacKenzie project site. Industrial wastewater effluent could potentially have an adverse impact on the fisheries resources of the area. However, the Point MacKenzie site has a number of locational advantages to reduce these impacts. Knik Arm and Upper Cook Inlet have the greatest tidal ranges and velocities in Cook Inlet, with 70 percent of freshwater discharge supplied by the Susitna, Knik, and Matanuska Rivers. Adverse impacts to the fishery are presently being minimized due to the dispersion and diffusion of pollutants by these high tidal current velocities and freshwater inflow levels. Point MacKenzie AMSA Land Management Plan Update - 46 Consideration has been given to increasing hunter accessibility to the tideflat and wetland areas in an effort to disperse concentrated hunting pressures. However, relief of one source of pressure on the habitat may in turn lead to new pressures on moose and waterfowl populations as a result of the increased access. Another issue considered critical to the management of the wetlands and tideflats habitat is the effect of agricultural activities on water drainage. Agricultural development can potentially impact the habitat by altering stream flow regimes, increasing surface tunoff, destroying vegetation along stream banks, and facilitating erosion and sedimentation processes. Because the vegetated bluffs of the Point McKenzie area are surrounded on both sides by the Susitna Flats and Goose Bay State Game Refuges, future development of the bluff area could potentially impact wildlife habitat and game refuge use. Potentially adverse impacts to the inlet, rivers, streams, and lakes habitat could result from the development of industrial and urban facilities and the establishment of transportation and other utilities in the Point MacKenzie area. The probable and possible impacts of these development activities include: alterations of stream flow regimes, loss of vegetation along stream embankments, increased surface runoff, increased sedimentation and pollution of stream beds, and loss of habitat with displacement of fish and wildlife species. . Previous studies of the area have indicated that adequately stable slopes to support development activity exist in the Point MacKenzie area. Competent slopes may be found in places where bluff elevations are relatively low or where Bootlegger Cove Clay deposits are thin or absent. PRESENT AND ANTICIPATED CONFLICTS The Borough believes that a bridge across the Knik Arm connecting Anchorage and Point MacKenzie will become viable as port, industrial and associated commercial development proceeds at Point MacKenzie. A potential interborough (Mat-Sue, Anchorage, Kenai) ferry crossing would increase pressure for Anchorage-related housing, thereby increasing Mat-Su Borough population levels and demand for support services and increased traffic and recreational impacts. However, the carrying capacity of the ferries (100 vehicles per load) would not present an immediate impact of sizeable proportions. With the addition of a major port/park industrial facility, the AMSA could change substantially from its present low-intensity use status. @ Ownership Conflicts Present conflicts center upon the differing motivations and objectives of private property Owners regarding the present and future uses of the land. Families and individuals with homesteads and recreational cabins differ with those owners desirous of more intense use of the land, particularly in the South Point MacKenzie Planning District. Owners of farms within the Point MacKenzie agricultural project have expressed reservations regarding public trespass on their property, as well as potential impacts from proposed residential developments on adjacent lands. This conflict could increase as traffic volumes, population levels, and the scale of development increases. Point MacKenzie AMSA Land Management Plan Update - 47 m@ Wetland Soil Suitability - Capability Conflicts The AMSA soils vary from well or moderately drained uplands to scrub and emergent- forest wetlands. Competition for lands suitable for development, assuming appropriate infrastructure, is developing among residential, commercial, industrial, and recreational uses. The requirements for close proximity of industrial uplands to the port site may generate conflicts between industrial land and wetland areas, which serve primarily as habitat for waterfowl and moose. Large-scale port/industrial development may have the economic, technical, and physical resources to modify lands unsuitable for that development. Development bonuses for port/industrial uses may be considered by the Borough as a means of influencing development to preserve and/or maintain, in a quality state, significant wetland areas within intense development impact areas. @ Population Conflicts Based on assessments of soils and slopes, and applying densities of four dwelling units per acre, the residential development within the AMSA could well exceed a 30,000 population. Population increases could generate demand for services and public facilities that could exceed the Borough’s financial abilities. Housing demand is contingent upon an improved transportation system to Anchorage. @ Waterfront Use Conflicts Residential waterfront "view" sites, commercial visitor-industry facilities, and industry are all competing for coastal waterfront lands. Conflicts are anticipated within the privately owned South Point MacKenzie Planning District between owners desiring to live along the bluff in low-densities and those who desire commercial and/or industrial use of their land. : m@ Recreation Conflicts Improved access to the Point MacKenzie AMSA will generate conflicts between habitat management and seasonal and weekend visitor industry demands. Sports fishing and hunting pressures are anticipated to increase and could potentially infringe on limited open space areas. Point MacKenzie AMSA Land Management Plan Update - 48 Appendix A IMPLEMENTATION PLAN Point MacKenzie AMSA Land Management Plan Update - 49 IMPLEMENTATION PLAN This Appendix is divided into the following sections: @ Consistency Review Process ™@ Consistency Review Criteria This appendix is provided for information purposes only and is not adopted as part of this Plan. CONSISTENCY REVIEW PROCESS All development requiring a federal, state, or local permit; site plan review; or plat approval will undergo consistency review. Development projects include, but are not limited to, road and building construction, utility installation, agricultural development, and renewable and non- renewable resource extraction and/or processing. The consistency review process is described below. Step 1: Project Identification and Description The proponent will identify the type and location of project being proposed, i.e., road, utility, building, dock, resource development, etc. This identification shall include a physical description including intensity and use as well as a scaled drawing(s) depicting the location and site configuration of the proposed project. Step 2: Identification of Required Project Permits The proponent must obtain a Coastal Project Questionnaire (questionnaire) from the State Division of Governmental Coordination (DGC), State Department of Natural Resources (DNR), Fish and Game (DFG), Environmental Conservation (DEC), Matanuska-Susitna Borough or Army Corps of Engineers. The questionnaire contains a list of questions which will help the proponent determine which State and Federal agency permits will be needed for the proposed project. A list of agency contacts is included with the questionnaire. The agency staff person will provide the proponent with an application for any required agency permit, and can assist the proponent in completing the application. The proponent may request a preapplication meeting coordinated by DGC to assist in determining which State and Federal agency permits will be required for the project. A proposed project may require Borough subdivision approval (Title 16), a special land use permit, a conditional use permit, or other Borough Title 17 authorization, which undergoes a review process separate from the AMSA plan _ review process. Proponents must contact the Borough Planning Department Planning division for all AMSA projects to determine what local permits are required, if any. Point MacKenzie AMSA Land Management Plan Update - 50 Step 3: Consistency Review Process: All projects proposed within the Pt. MacKenzie AMSA requiring a federal, state, or local permit; site plan review; or plat approval must undergo a review to determine if the project meets all of the requirements contained in this plan and applicable State and Federal requirements. This is known as a “consistency review". The process followed for the consistency review will depend on the number and type of permits required. If State or Federal permits are required for the project, the teview will be coordinated by a State agency using the procedure outlined in State regulation 6 AAC 50. If only Borough approval and authorization is required, the project will undergo consistency review by the Mat-Su Borough only. A. State Review Process: 1. Single State Agency Reviews: The review of projects requiring approval by one State agency, and no Federal approvals, will be conducted by the State agency. Proponents must submit required permit applications directly to the State agency, who will then contact the Borough and other parties for comments regarding the project. The State agency will coordinate the Borough’s response to the project with its own findings, and will issue a consistency determination within the time limits contained in State regulations (6 AAC 50). The time schedule for State-coordinated consistency reviews is listed in Part 4 of this section 2. DGC Coordinated Reviews: If a proposed project will need permits from two or more State resource agencies, or a permit from one or more Federal agencies, the consistency review will be coordinated by DGC. In this case the proponent will submit copies of all required State and Federal permits and the completed questionnaire to the DGC regional office. DGC will distribute the packet to the appropriate agencies and to the Borough after reviewing the packet for completeness. All Borough, State and Federal agencies will submit their comments and recommendations regarding the proposed project to DGC, who will render a final consistency decision within the time limits contained in State regulations (6AAC 50). These time limits are the same as those that apply to single agency reviews, and are listed in Part 4 of this section. 3. Categorically Consistent and General Concurrence Activities: The State has determined that certain activities will not have a significant impact on the coastal area) DGC maintains a list of these activities, known as "categorically consistent approvals", which do not require State consistency review. DGC also maintains a list of activities known as "general concurrence" activities, which are routine activities that can be made consistent with the AMSA plan and the ACMP by imposing standard stipulations on a permit issued by another State agency. Although no State consistency reviews are required for "categorically consistent" or "general concurrence" activities, resource agency permits may still be required and the proponent should contact each agency to determine permit requirements. Local consistency review may also be required. 4. Review Time Schedule: A consistency review will be conducted within either a 30 or 50 day schedule in accordance with State regulation 6AAC 50. The same review schedule applies to both single agency and DGC coordinated consistency reviews. The 50 day schedule is used for projects requiring public notice and comment periods, and for any projects requiring a Federal permit. The following chart outlines the procedural steps for both schedules. Point MacKenzie AMSA Land Management Plan Update - 51 Time Schedule 30 Day 50 Day Schedule Schedule STEP DAY DAY Early contact with agencies and Borough --- --- about projects when possible. Proponent submits complete packet; 1-2 1-2 coordinating agency distributes packet and review schedule. Review period. 3-17 3-34 Last day for additional information 15 25 request via coordinating agency. Last day for public hearing requests and 17 34° deadline for comments (verbal comments must be followed up in writing within 5 days). Coordinating agency develops 18-24 35-44 preliminary position; notifies proponent, agencies, and Borough. Last day for written statement 29 49 Tequesting elevation to director level. * ** If a consensus is reached, 30 50 consistency determination prepared and distributed. ee ee If project is elevated, issues 30 50 paper distributed. * Coordinating agency must decide within 7 days whether to hold hearing. If so, agency must provide 15-30 days of notice, and provide summary of hearing 5 days afterwards. Parties have 7 days after receipt of summary to provide additional comments. ** Agency permits to be issued 5 days after consistency determination received unless statutorily gency pi ys cy impossible. *** Elevation can take up to 15 days at each level. If no consensus reached during elevation to directors, then elevated to commissioners for policy direction. Consistency determination prepared and distributed at end of review. Point MacKenzie AMSA Land Management Plan Update - 52 B. Local Review Process: Projects will be reviewed by the Borough for consistency only if they also require applicable Title 16 (Subdivision) authorization or Title 17 (Zoning) authorization. Step 4: Appeals A. Consistency determinations made by the Borough on projects which require only local approval may be appealed to the Planning Commission if the proponent does not concur with the determination. Decisions of the Planning Commission regarding consistency reviews can be appealed to the Board of Adjustment and Appeals, if necessary. The Board will issue a written statement of finding within ten working days of the close of the hearing and decision of the Board of Adjustment and Appeals. B. Ifa proponent or the Borough does not concur with a proposed consistency determination to be issued by a coordinating State agency at the regional staff level, the proponent or Borough may Tequest elevation of the review to the agency directors by submitting a written statement which describes its concerns and includes a proposed alternative consistency determination which would meet its concerns. The party requesting the elevation must distribute the written statement to the coordinating agency, the resource agencies, and the Borough or proponent (as applicable), with the time limits contained in State regulations (day 29 or 30 day review period, date 49 of a 50 day review period, or within five days after receiving notice of a proposed determination, whichever is later.) The coordinating agency, or DGC upon request if not the coordinating agency, will arrange a meeting in an attempt to formulate a consistency decision which is acceptable to all concerned parties. The coordinating agency shall render a determination based on direction given by the agency commissioners or the Governor. Point MacKenzie AMSA Land Management Plan Update - 53 CONSISTENCY REVIEW CRITERIA The following criteria are the basis for Consistency Review decisions: 1. Land Management Area Designation The management plan specifies the appropriate management category. AMSA Policies The Policies of the AMSA are stipulated in the Land Management Plan, pages 13 through 22. Future Uses The Future Use categories list uses and activities by Proper, Improper, and Accessory uses on pages 23 through 29. These are defined as follows: a. Proper Use: Uses which are permitted in a category as the primary or major uses for a developmental entity, subdivision, or planned unit; b Improper Uses: Uses which are not permitted in a category as either primary, major or a secondary, minor use or activity; c. Accessory Use: A use which aids or contributes support to a primary, major use is considered an accessory use. Point MacKenzie AMSA Land Management Plan Update - 54 APPENDIX B SURVEY OF OWNERS Point MacKenzie AMSA Land Management Plan Update - 55 INTRODUCTION During the month of September, BST Associates mailed a survey form to each of the 151 property owners in the AMSA area. Thirty-four (34) owners responded accounting for a 22.5% response rate. The results of the study are shown below. #4. IS PROPERTY OWNER OCCUPIED? Area Yes No No Answer Total % Lower Pt 5 5 4 14 46.7% Lakes Dist. 1 0 0 1 3.3% Agricultural 0 0 1 1 3.3% N Goose Bay 3 4 1 8 26.7% S Goose Bay 1 3 2 6 20.0% Total 10 12 8 30 100.0% % 33.3% 40.0% 26.7% 100.0% Source: BST Associates #5. IS IT USED SEASONALLY? No No Answer Total % Lower Pt 5 6 3 14 46.7% Lakes Dist. 0 1 0 1 3.3% Agricultural 0 0 1 1 3.3% N Goose Bay 1 3 4 8 26.7% S Goose Bay 2 2 2 6 20.0% Total 8 12 10 30 100.0% %o Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 56 #6. IS IT USED PERMANENTLY? Lower Pt 1 6 7 14 46.7% Lakes Dist. 1 0 0 1 3.3% Agricultural 0 0 1 1 3.3% NGooseBay 3 3 2 8 26.7% S Goose Bay 1 2 3 6 20.0% Total 6 ll 13 30 100.0% % 20.0% 36.7% 43.3% 100.0% Source: BST Associates #7. IS PROPERTY TO BE USED PERMANENTLY IN THE FUTURE? Area No No Answer Total % Lower Pt 8 3 3 14 46.7% Lakes Dist. 1 0 0 1 3.3% Agricultural 1 0 0 1 3.3% N Goose Bay 6 1 1 8 26.7% S Goose Bay 5 0 1 6 20.0% Total 21 4 5 30 100.0% Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 57 #9. PRESENT USE OF PROPERTY North South Lower Lakes Agri- Goose Goose Use Point District cultural Bay Bay Total % 0 No Answer* 0 0 0 1 0 1 3.2% 1 Recreation 11 0 1 1 4 17 54.8% 2 Residence 1 0 0 2 1 4 12.9% 3 Commercial/Industrial 1 0 1 0 2 6.5% 4 Roads 0.0% 5 Reasonable 0.0% 6 Subdivide 0.0% 7 Dock 0.0% 8 Investment 1 0 0 1 0 2 6.5% 9 Port Facility 0.0% 10 Public Services 0.0% 11 Airport 0.0% 12 No Zoning 0.0% 13 Multi-Use 0.0% 14 Vacant/Undeveloped 1 0 0 2 2 5 16.1% 15 Gravel Extraction 0.0% 16 Knik Arm Causeway 0.0% Total 14 1 1 8 7 31 100.0% % 45.2% 3.2% 3.2% 25.8% 22.6% 100.0% * Also defined as not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 58 #104. PROPERTY RECOMMENDATIONS (1-5 YEARS) North South Lower Lakes Agri- Goose Goose Use Point District cultural Bay Bay Total % 0 No Answer * 6 0 0 1 1 8 27.6% 1 Recreation 2 0 1 1 1 5 17.2% 2 Residence 3 0 1 2 1 7 = 24.1% 3 Commercial/Industrial 1 0 0 1 3 5 17.2% 4 Roads 0.0% 5 Reasonable 0.0% 6 Subdivide : 0.0% 7 Dock 0.0% 8 Investment 0.0% 9 Port Facility 1 0 0 0 0 1 3.4% 10 Public Services 0.0% ll Airport 0.0% 12 No Zoning 0.0% 13 Multi-Use 0.0% 14 Vacant/Undeveloped 0 0 0 0 1 1 3.4% 15 Gravel Extraction 0.0% 16 Knik Arm Causeway 0.0% none 1 0 0 0 0 1 3.4% as zoned 0.0% See comments 0 0 0 1 0 1 3.4% Total 14 0 2 6 7 29 100.0% % 48.3% 0.0% 6.9% 20.7% 24.1% 100.0% * Also defined as not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 59 COIAANAWNFBFOS eee eee AwWRWNHE SG #10B. PROPERTY RECOMMENDATIONS *also defined as not meaningful (5-10 YEARS) North = South Lower Lakes Agri- Goose Goose Use Point District cultural Bay Bay Total %o No Answer * 7 0 0 1 0 8 21.6% Recreation 0 0 1 1 3 5 13.5% Residence 4 0 1 1 4 10 27.0% Commercial/Industrial 2 0 0 2 4 8 21.6% Roads 0.0% Reasonable 0.0% Subdivide 0.0% Dock 0 1 0 0 0 1 2.7% Investment 0.0% Port Facility 1 0 0 0 0 1 2.7% Public Services 0.0% Airport 0.0% No Zoning 0.0% Multi-Use 0.0% Vacant/Undeveloped 0.0% Gravel Extraction 0 0 0 0 1 1 2.7% Knik Arm Causeway 0.0% none 1 0 0 0 0 1 2.7% as zoned 0 1 0 0 0 1 2.7% See comments 0 0 0 1 0 1 2.7% Total 15 2 2 6 12 37 =100.0% % 40.5% 5.4% 5.4% 16.2% 32.4% 100.0% Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 60 #10C. PROPERTY RECOMMENDATIONS (10 YEARS PLUS) North = South Lower Lakes Agri- Goose Goose 0 No Answer * 4 0 0 0 0 4 14.3% 1 Recreation 1 0 1 1 1 4 14.3% 2 Residence 3 0 1 2 1 7 25.0% 3 Commercial/Industrial 1 0 0 2 4 7 25.0% 4 Roads 0.0% 5 Reasonable 0.0% 6 Subdivide 0.0% 7 Dock 0.0% 8 Investment 0.0% 9 Port Facility 1 0 0 0 “0 1 3.6% 10 Public Services 0.0% 11 Airport 0.0% 12 No Zoning 0.0% 13 Multi-Use 1 0 0 0 0 1 3.6% 14 Vacant/Undeveloped 0.0% 15 Gravel Extraction 0.0% 16 Knik Arm Causeway 0.0% none 1 0 0 0 0 1 3.6% as zoned 0 0 0 1 0 1 3.6% See comments 0 1 0 1 0 2 7.1% Total 12 1 2 7 6 28 100.0% % 42.9% 3.6% 7.1% 25.0% 214% 100.0% * Also defined as not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 61 #11A. DEVELOPMENT/NON-DEVELOPMENT RECOMMENDATIONS WITHIN YOUR PLANNING DISTRICT North = South Lower Lakes Agri- Goose Goose Use Point District cultural Bay Bay Total % 0 No Answer * 1 0 0 1 0 2 5.9% 1 Recreation 0 0 0 1 1 2 5.9% 2 Residence 2 0 0 1 1 4 118% 3 Commercial/Industrial 2 0 0 0 3 5 14.7% 4 Roads 3 0 1 0 1 5 14.7% 5 Reasonable 0.0% 6 Subdivide 0.0% 7 Dock 0.0% 8 Investment 0.0% 9 Port Facility 2 0 0 2 0 4 11.8% 10 Public Services 0.0% 11 Airport 0.0% 12 No Zoning 1 0 0 0 0 1 2.9% 13° Multi-Use 0.0% 14 Vacant/Undeveloped 0.0% 15 Gravel Extraction 0.0% 16 Knik Arm Causeway 0.0% none 0.0% as zoned 0.0% See comments 5 1 0 5 0 11 32.4% Total 16 1 1 10 6 34 100.0% % 47.1% 2.9% 2.9% 29.4% 17.6% 100.0% * Also defined as not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 62 #11B. DEVELOPMENT/NON-DEVELOPMENT RECOMMENDATIONS (ON BOROUGH LANDS) North = South Lower Lakes Agri- Goose Goose Use Point District cultural Bay Bay Total % 0 No Answer * 5 0 1 1 1 8 19.0% 1 Recreation 1 0 0 1 3 5 11.9% 2 Residence 0 0 0 1 1 2 4.8% 3 Commercial/Industrial 1 0 0 0 1 2 48% 4 Roads 2 1 0 0 2 5 11.9% 5 Reasonable 1 0 0 0 0 1 2.4% 6 Subdivide 0.0% 7 Dock 0.0% 8 Investment 0.0% 9 Port Facility 2 0 0 2 0 4 9.5% 10 Public Services 0 0 0 0 2 2 4.8% 11 Airport 0 0 0 0 2 2 4.8% 12 No Zoning 0.0% 13 Multi-Use 0.0% 14 Vacant/Undeveloped 0.0% 15 Gravel Extraction 0.0% 16 Knik Arm Causeway 0.0% none 0 0 0 1 0 1 2.4% as zoned 0.0% See comments 5 0 0 4 1 10 23.8% Total 17 1 1 10 13 42 100.0% % 40.5% 2.4% 2.4% 23.8% 31.0% 100.0% * Also defined as not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 63 #1 1C. DEVELOPMENT/NON-DEVELOPMENT RECOMMENDATIONS (WITHIN THE OVERALL PROJECT AREA) North South Lower Lakes Agri- Goose Goose Use Point District cultural Bay Bay Total % 0 No Answer * 4 0 1 0 0 5 20.0% 1 Recreation 0 0 0 1 1 2 8.0% 2 Residence 1 0 0 2 1 4 16.0% 3 Commercial/Industrial 1 0 0 0 1 2 8.0% 4 Roads 2 1 0 0 2 5 20.0% 5 Reasonable 1 0 0 0 0 1 4.0% 6 Subdivide 0.0% 7 Dock 0.0% 8 Investment 0.0% 9 Port Facility 2 0 0 2 “1 5 20.0% 10 Public Services 0.0% 11 Airport 0.0% 12 No Zoning 0.0% 13 Multi-Use 0.0% 14 Vacant/Undeveloped 0.0% 15 Gravel Extraction 0.0% 16 Knik Arm Causeway 0 0 0 1 0 1 4.0% none 0.0% as zoned 0.0% See comments 6 0 0 4 3 13, 52.0% Total 11 1 1 6 6 25 100.0% % 44.0% 4.0% 4.0% 24.0% 24.0% 100.0% * Also defined as not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 64 #12. WHAT SERVICES OR FACILITIES DO YOU FEEL THE BOROUGH SHOULD PROVIDE FOR YOUR PLANNING DISTRICT North South Lower Lakes Agri- Goose Goose Services/Facilities Point District cultural Bay Bay Total %o Water 6 0 0 2 1 9 8.4% Sewer 4 0 0 1 1 6 5.6% Power 7 1 0 4 5 17 15.9% Roads 8 1 1 7 6 23 21.5% Air Field 3 1 0 3 5 12 11.2% Other 4 1 0 1 0 6 5.6% Boat Launch 2 0 0 2 1 5 4.7% Fire 4 0 0 2 4 10 9.3% Police 3 1 0 4 2 10 9.3% Schools 3 0 7 1 3 7 6.5% Community Center 1 0 0 0 1 2 1.9% Total 45 5 1 27 29 107 100.0% % 42.1% 4.7% 0.9% 25.2% 27.1% 100.0% * Not meaningful Source: BST Associates Point MacKenzie AMSA Land Management Plan Update - 65 Density No Answer 1 dwelling/S acres 1 dwelling/acre 2 dwellings/acre Other ** 1 dwelling/10 acres mix Total % ** See Comments Source: BST Associates #13. DENSITY PREFERENCE North South Lower Lakes Agri- Goose Goose Point District cultural Bay Bay Total % 2 0 0 2 0 4 12.5% 4 0 1 3 1 9 28.1% 3 1 0 0 1 5 15.6% 2 0 0 2 1 5 15.6% 3 0 0 1 3 7 21.9% 1 0 0 0 0 1 3.1% 0 0 0 0 1 1 3.1% 1S 1 1 8 7 32 100.0% 46.9% 3.1% 3.1% 25.0% 21.9% 100.0% Point MacKenzie AMSA Land Management Plan Update - 66 COMMENTS (1). No comments (2). No comments (3). #12 power and natural gas (4). #9. Wish to sell it (5). This property is held by the estate of G L Martin - our father (Mr. Martin) was the original homesteader. We are taking a "wait & see" position - but could see this used as a annex to the port of Anchorage or other related use. E. Kaneshege (6). This Goose Bay is the best deep water port on Cook Inlet. Develop a port facility to acomadate the vast minerial wealth of the interior. If this had been what you had been doing with all that oil money right now we would not miss the oil money at all. Alaska is rich beyond our dreams. Let’s get with it. How about it. (7). #11. deep water ports - airports - road system - causway to connect to Anchorage - Matsu-Borough Headquarters. #12. Make Ingress, Egress possible for development. #13. hotel - condo’s apartments ect. #14. This area needs State or Borough funded road system for development. (8). #11. deep water ports - airports - road system - causway to connect to Anchorage - Matsu-Borough Headquarters. #12. Make Ingress, Egress possible for development. #13. hotel - condo’s apartments ect. #14. This area needs State or Borough funded road system for development. (9). #10 Crossing for future development port facilities etc, (10). No comment (11).#10. It would make a lovely community sometime - within flying distance of Anchorage but yet away in the woods for those who seek that type of life. #11. I’m not in favor of development meaning lots & blocks - etc. but a rural concept of development - perhaps around an air field- a golf course, - a school - as the central or focal point on 5 acre lots one doesn’t need many restrictions. (12). #9. process of building retirement home. #11. I do not recommend development, especially do not support any zoning changes. The borough may do whatever it likes on its own property. I see no reason for the Borough to interfere with private property owners. #12. Most property owners on the South Point don’t really expect or really want any Borough services. #13. Probably 1 unit per 5 acres, but, again it should be up to the private property owner. #14. The South Point is in general agreement, we don’t want any zoning change. We also don’t want any zoning change. We also don’t want the Borough to interfere with our lifestyle. We all agree the Borough may feel free to start any project they wish on their own land... and they have lots of it! (13). #13. 1/5 acres at present, then possibly 1 dwelling per 2 acres.. #14. Number one priority would be to improve a substandard access road to minimum standard to go directly east on 1/2 sec. @ E22,23,24 directly to Goose Bay would enhance development, provide boat launch and service facilities to the entire S. G. B. District. (14). #11c. supporting development. #14. Point Mackenzie needs sound development. (15). #10. Residential. We do not want any changes in the present condition. Do not want any zoning. #14. If the Borough wants to do something do it on Borough land & do not impact South .Point MacKenzie. (16). #11. Residential (no zoning. The Borough owns very little land in my district (South Point) what they do own should be left wetlands. Develop more of the present North Dock owned by Anderson (Knik Dock). #14. If any development takes place, it makes sence it should be taking place at the end of the Borough road where there is presently a dock. The people in the south pt district I believe favor no government, borough, or state involvement of the uses for private land ownership in the south pt. district. (17). #12. bank erosion control. #14. I have had a cabin on my land for 40 years and would like it left as is, (18). #11. Residential - no zoning. Borough- as they wish. Overall - no zoning On South Pt MacKenzie. #14. The majority of South Pt. MacKenzie owners prefer no zoning! No zoning since the Borough has no definite plans! Only looking for an excuse to up our TAXES! Point MacKenzie AMSA Land Management Plan Update - 67 (19). #13. commercial or light industrial (20). No comments (21). #11c. Protection of the existing wildlife refuge. (22). #12. (liquified nat’l gas) at a price competitive w/Wasilla & Palmer. #13. 1 res for 2 acres. #14. 1) Before anyone can consider developing this property, Pt. MacKenzie Road must be upgraded and or paved. The traffic at present is so heavy that noise & dust pollution is a problem. Maintenance is terrible because there is no surface material on the top. In summer we probably have the heaviest traffic on a gravel road in N. America. 2) We need some type of fuel (probably natural gas) to compete with Palmer & Wasilla. 3) Sell repossed farm land to the highest bidder (for farm use only) and perhaps some day we will have a farm community. (23). No comment (24). #11a-c. Since not resident, do not have knowledge of community needs. (25). #9. Unloading barges - electric lines. #14. I’ve been waiting for 35 years for causeway - bridge - etc. (26). #11a. Pavement on State Road out to Goose Bay Airport. #12 floatplane slips. #14. Having been involved in engineering on both sides of the Knik Arm since 1939-I feel that a port at Pt MacKenzie can only be made successful with #1 Knik Arm Causeway Crossing and #2 Port dredging t Point Mackenzie. (27). #9. newly built facility for fixed base operator in aviation. #10 a)aviation, heavy equipment overhaul or general contractors headquarters not in use as of Sept 1990. #11 Airport extension & paving of state road to C.B. Airport. Knik Arm Causeway. #12. float plan slips. #14. Having been involved in engineering on both sides of the Knik Arm since 1939-I feel that a port at Pt MacKenzie can only be made successful with #1 Knik Arm Causeway Crossing and #2 Port dredging t Point Mackenzie. (28). #12. 4 Ferry 3 Port (29). #11a-c. Logging & mineral export/import docks & Staging area of interior needs. #14. A major dock facility "in place" will open many doors that are now not feasable - once “in place" business will "believe" & commitment will follow. (30). #11.b. all public projects. c. roads, drainage, port facilities & other improvements. #13. that density be relative to the use. (31). #11. The Borough should not attempt to tell the Home Steaders ( and land owners) how to best use there own land. Do not zone. Same as above. Open up a road over the Lillle Su River on to and beyond the Big Su River. #12. This questionnaire is miss leading as it implys that if enough people want these services the borough "(can)" furnish them. The Borough does not furnish water, sewer, power, etc. in this borough. The developer and land owner does his own. The Borough does not furnish police service. #13. At this time 9-13-90 the area of this survey is filled with homesteads and homesites. And a small unlived in subd. To Say what should be or not be done at this time will do a injustice to the property owners of this area. And by zoning the area may even create a financial burden on the property owners to the extent they may not be able to sell. 1. If the Borough trully wishes to help Develop this area, "Point Mackenzie - Goose Bay~, they should push our state senators and reps into insisting that the Knik Arm Causeway be extended & built NOW. 2. And because the Area is Central to all the towns and villages (in Alaska), - make the Point Mackenzie area the new and best located capital Alaska has ever had. 3. Open up more rds to the Little Su and Big Su and to Susitna Mtk. for multipurpose use. Loup Rd around Mtk Susitna to Glacier and over to Collinsville Mine to Petersville Rd. 4. I would ask the borough to take a stand on the "No Net Loss" on wetlands. If a "no net loss" policy is implemented in this area, most developable lands will be devalued, especially those owned by native Corporations and coastal land owners. Expensive mitigation measures add unreasonable burdens to the landowner to the point that the property may be worthless. A "no wet loss" wetlands policy hangs as a dark cloud over this borough and its future. I urge you to use every available means at your disposable to work for a solution to this dangerous problem. Write: Teresa Gorman - chairperson, Wetlands Coordination Team, Room 5138, Main Interior Bldg., 1849 C Street, NW Washington, D.C. 20240. Thank you, Carolyn Crusey. 5. If you are really interested in neighborhood development, consistent with service & safety, I would sincerely Point MacKenzie AMSA Land Management Plan Update - 68 urge you to consider a paved pedestrian pathway down the side of Goose-Bay Knik Road. This is one of the few developed areas in the boro that is still lacking this safety facility. Dane Crusey. (32). #11.a. None. You leave us alone, we leave you alone. Chads little as possible. #14. Dear Paul, It was a pleasure for us to have you visit West Rhodesia’ and to be rewarded with your common sense approach. YOU said it perfectly, as we feel it, leave us out of the plan. They.have all they can handle and finance now...why destroy a Utophia with tank farms, warehouses and railroad turnarounds. Our places were constructed out of Inlet dories traversing the fifth highest tides in the world and built upon an 80 foot cliff. We’ve been there since 1947...nearly a half century. We cherish the land, have never violated it and rollick in the splendorous and magnificent wilderness that is one of the apexs of our existence. The borough has never had to spend a dime on us other than the stamp to send out our annual tax bill. Where else can you live three miles, as the Raven flies, from a city of a quarter million and have pet ermine, magpies, moose, and even bears who will talk to you, along with an occasional wolf, scores of coyotes, fantastic shrubbery, the colors of four seasons and an uninhabitated beach except for jumping salmon and snorting belugas. You have the right approach. We would to the last drop of blood fight any development approach or appropriation by the borough. I do know what fighting is all about. I have two bullets from Iwo Jima and in Anchorage as a newspaperman and publisher once got the entire police dept. fired, booted a crooked judge, uncovered crooked purchasing practices at the state and university and stopped and exposed some Teally bad hombres seeking public office. As a result, four times I was a finalist for Alaskan of the year....but like Harold Stassen, I never won. But if necessary, we can fight...on the landing fields and beaches, from spruce tree to birch...in the newspapers and courts if need be. You are right on course...please do not let your hand deter at the tiller. Please come see us again...any time. Most sincerely, Herb Rhodes ’The Sourdough’ of West Rhodesia. (33) #10. Now- Cargo transit & storage. Short- Dock Development. Passenger Ferry Terminal. #11a. Rail Main Line. b. Road Paved. c. Same as above #12. Rail. : (34). #11a. Public utilities such as water, electricity & telephone. No other development. b. Same as above. Point MacKenzie AMSA Land Management Plan Update - 69 PROPERTY OWNER SURVEY FOR POINT MACKENZIE 1. Name: 2. Property Location: T. R. Sec. Lot. 3. General Physical Description of Property; A SSS 4. Owner Occupied Yes__ No. 5. Seasonal: Yes__ No. 6. Permanent: Yes__ No, 7, Future Permanent: Yes No. | 8. Within what physical area of Point MacKenzie is your property located (see map)? Lower Point Area North Goose Bay Area Lakes District South Goose Bay Area Agricultural Area 9. What is your property presently used for? 10. What use(s) do you recommend for your property? Now (1 - 5 years), Short Term (5 - 10 years) -.ARh9ph9] SSS Long Term(10 years plus), ee 11. What general development (or non-development) direction do you recommend for the project area? a. Within your planning district: eS b. On Borough lands: SSS c. Within the overall project area: ——... eee 12. What services or facilities do you feel the Borough or State should provide for your planning district: (Please prioritize 5 items from within this list with #1 as your highest priority). Water Boat Launch Sewer Fire Power Police Roads Schools Air Field Community Center Facility Other 13. As a land owner living in the area, what density do you prefer, if residential development occurs in your planning area? 1 dwelling unit per 5 acres 1 dwelling unit per acre Point MacKenzie AMSA Land Management Plan Update - 70 2 dwelling units per acre Other 14, Please feel free to make any other comments that you feel would be helpful to the study team on the back side of this survey. Point MacKenzie AMSA Land Management Plan Update - 71