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HomeMy WebLinkAboutAnchorage Energy Facility Siting Plan 1982ANCHORAGE ENERGY FACILITY SITING PLAN i) ANCHORAGE ENERGY FACILITY SITING PLAN January 1982 Municipality of Anchorage Tony Knowles, Mayor Prepared by Municipality of Anchorage Planning Department Physical Planning Division Pouch 6-650 Anchorage, Alaska 99502 Michael J. Meehan, Planning Director The preparation of this report was financed in part through a Coastal Zone Management Program grant from the U.S. Depart- ment of Commerce under the provisions of Section 306 of the Coastal Zone Management Act of 1972, as amended, and the Division of Community Planning, Department of Community and Regional Affairs of the State of Alaska. THE ANCHORAGE ENERGY FACILITY SITING PLAN TABLE OF CONTENTS INTRODUCTION SECTION I BACKGROUND DEFINITION OF MAJOR ENERGY FACILITIES IDENTIFICATION OF ENERGY FACILITIES LIKELY TO AFFECT THE COAST ENERGY FACILITY PLANNING PROCESS POLICIES AND IMPLEMENTATION MECHANISMS SECTION II ANCHORAGE ENERGY FACILITY SITING PLANNING METHODOLOGY ANCHORAGE ENERGY FACILITY SITING PLAN AND POLICIES SECTION III APPENDIX A CONDITIONAL USE PERMIT STANDARDS AND CRITERIA SECTION IV APPENDIX B_ IMPACTS ASSOCIATED WITH LARGE ENERGY FACILITIES POSSIBLE OR LIKELY TO BE LOCATED IN ANCHORAGE Introduction The Anchorage Energy Facility Siting Plan is intended to provide a rational approach and planning methodology to the issue of siting energy facilities within the municipality. The plan is divided into four sections. Section I provides the legislative intent, rational, justification, authorities and regulations pertinent to energy facility siting from both a federal and state perspective. Section II describes the methodology Anchorage has used to develop capability/suitability Siting models. Rather than take an approach at developing additional permits and regulations, the methodology focuses on two aspects. The first is Capability - a site capable physically, biologically and environmentally of supporting an energy facility. Second, 1s site suitability. Is the site compatible and appropriate for the siting of a facility based upon social values, existing development, and local desires. Section II then proceeds with a plan that basically establishes and for- malizes a procedure that would be required to be followed by industry's desiring to locate in Anchorage. The plan sets forth the procedures and requirements that would need to be followed. It is envisioned that existing zoning and the conditional use permit would be satisfactory as regulatory mechanisms. Appendix A sets forth the zoning and con- ditional use permit criteria, standards and requirements. Appendix B provides a summary of impacts associated with large scale energy facilities possible or likely to be located in Anchorage. This section is intended as reference and background reading for the general public so that they may be aware of possible impacts and be better prepared to participate in public hearings that would be required of industry. It 1s felt that this plan fully complies with the require- ments set forth by the State of Alaska which require local governments to develop and implement energy facility siting plans. Section I BACKGROUND The Coastal Zone Management Act of 1972, as amended in 1976, requires that states develop a planning process for energy facilities likely to be located in, or which may signifi- cantly affect, the coastal zone, including, but not limited to, a process for anticipating and managing the impacts from such facilities. Section 305(b)(8) of the Act requires coastal states to pay special attention to energy facility siting and to address the following procedural elements: (1) An identification of energy facilities which are likely to locate in, or.which may significantly affect the coastal zone; (2) a procedure for assessing the suitability of sites for such facilities; (3) articulation of State policies and the techniques for the management of energy facilities and/or their impacts; (4) a mechanism for coordination and/or cooperative working arrangements, as appropriate, between the State coastal planning or management agency and other relevant State, Federal and local agencies involved in energy facility planning and/or siting; . (5) identification of legal and other techniques that can be used to meet management needs. The possibility of major energy facilities locating along Alaska's coast captured much attention during the formative stages of Alaska's coastal program developent and focused a large segment of the work accomplished on the siting of energy-related facilities and the mitigation of significant impacts. The result was the development of an objective that would build a unified state position which recognized both the national interest and the State's desire to manage onshore and nearshore activities associated with energy development. To satisfy one half of this objective, the state incor- porated national objectives for energy selfsufficiency into its oil and gas leasing program for state-owned lands. The other half of the objective to manage onshore and nearshore activities associated with energy development is built into the Alaska Coastal Management Act of 1977 where the legislature directed the Coastal Policy Council to, i.e.: “uses of national interest, including the use of resources for the siting of ports and major facilities which contribute to meeting national energy needs, construction and maintenance of navigational facilities and systems, resource development of federal lands, and national defense and related security facilities that are dependent upon coastal locations;" and [AS 46.40.210(6) (A)] "the siting of major energy facilities or large scale industrial or commercial development activities which are dependent on a coastal location and which, because of their magnitude or the magnitude of their effect on the economy of the state or surrounding area, are reasonably likely to present issues of more than local significance." [AS 46.40.210(6)(c)] The uses so defined, the Standards and Guidelines of the Alaska Coastal Management Program require the State in cooperation with coastal districts to identify sites suitable for major facilities and to approve actual siting decisions on the basis of State policies concerning the onshore and nearshore aspects of oil and gas development (6AAC 80.070). DEFINITION OF MAJOR ENERGY FACILITIES In the context of the framework established by the State Act and. the Coastal Management Standards and Guidelines a major - energy facility is defined as a development carried out in, or in close proximity to, the coastal zone, which meets one or more of the following criteria: ‘ (a) a facility required to support energy operations on federal and state lands leased for exploration and pro- duction purposes; (b) a facility utilized to produce, convert, process or store energy resources and marketable products; (c) a facility utilized for transferring, importing or exporting energy resources and marketable products; (d) a facility utilized for in-State energy uses of more than local conern; or (e) a facility used primarily for the manufacture, produc- tion, or assembly of equipment, machinery, products or devices which are involved in any activity described in (a) - (d). IDENTIFICATION OF ENERGY FACILITIES LIKELY TO AFFECT THE COAST Since 1976, the State of Alaska has maintained an on-going program to identify the demand and requirements for coastal energy facilities and coordinate local government and state agency response to this demand. Major energy facilities determined as likely to locate in, or significantly affect Alaska's coastal zone include: onadnog (£) (g) (h) (i) (3) (k) (1) (m) (n) (0) exploratory drilling vessels petroleum production platforms marine service bases and storage depots pipelines and rights-of-way petroleum or coal separation, treatment and storage facilities LNG plants and terminals oil terminals and other port development for the transfer of energy products concrete platform fabrication yards refineries and associated facilities petrochemical plants hydroelectric projects other electric generating plants transmission lines uranium enrichment or nuclear fuel processing facili- ties geothermal facilities ENERGY FACILITY PLANNING PROCESS The energy facilty planning process is integral to both State coastal management activities and district coastal management programs. The Act and Standards and Guidelines lay out the basic steps of the process: (a) (b) Site Identification: The State, in cooperation with the districts, will identify sites suitable for the development of major energy facilities [6ACcc 80. 070(a)] Discussion Prescreening is a first step in the site identification process which can reasonably precede the decision to develop or further process an energy resource. Once development decisions are made, however, the state and coastal resource districts have yet to determine their role in detailed feasibility studies, evaluation of alternative sites and actual site selection and approval. District Programs: District programs are required to inventory major land and water uses, assess present and ianticipated demands for coastal habitats and resources, assess the environmental capability and sen- sitivity of the habitats and resources to support these demands, and describe which uses and activities are proper and improper within the coastal area (6AAC 85.050, 060, & 080). Since use designations must be consistent with uses of state concern and since the state must cooperate with districts when identifying sites suitable for major energy facility development, approved district coastal programs will contribute significantly to all siting decisions. (c) Siting Approval: The siting and approval of major oil and gas facilities will be based on the State's poli- cies concerning the onshore and nearshore aspects of oil and gas development [6AAC 80.070(b)]. It is the intent of the State to analyze the demand for future energy facilities and to prescreen potential sites in advance of siting decisions to determine whether they are capable of serving the national interest and meeting industrial requirements, suitable in terms of existing laws and state and local polcies, and available for development. Discussion Policies for evaluating specific energy-related facili- ties are mandated for coastal resource districts in the Guidelines and Standards (6AAC 85.090). However, there is no formal site certification process. POLICIES AND IMPLEMENTATION MECHANISMS The policies and implementation measures which follow are the major ways the State of Alaska plans to manage energy development within the coastal areas of the State. The policies constitute the administrative policies for the State on lthe nearshore and onshore aspects of energy devel- opment. POLICIES Policy 1. Optimum Location: The State shall insure that any site chosen for major energy facilities mini- mizes adverse environmental and social effects while satisfying industrial requirements. Where possible, siting decisions should not foreclose other land and water uses, current or subsequent. Discussion An informed public must be involved in the industrial siting process before firm proposals are prepared by developers. To insure that the most suitable sites are chosen, the petroleum industry, government and local communities must cooperate closely to develop prelini- mary siting criteria. If the public can obtain reliable advance information from industry, siting cri- teria will reflect industry's requirements as well as public concerns. Policy 2. Consolidation: Major energy facilities shall be consolidated to the maximum extent practicable unless consolidation produces greater adverse environ- mental or social consequences. Discussion In the strictest sense, consolidation refers to the development and operation of an individual facility as a unit by a single company or group of companies or the sharing of the same facility. Broadly, however, con- solidation refers to the concentration of different industrial activities in a single location, as in an industrial park. This policy means the State will discourage new energy facilties as long as existing sites can handle antici- pated industrial needs. Since the effects of consoli- dation may not always be desireable, consolidation of energy facilities shall be discouraged if the capacity of existing facilities cannot be expanded. Policy 3. Compatibility: Industrial and Commercial use of land shall be compatible with adjacent uses and projected community needs as stipulated in district coastal management programs. Policy 4. Concurrent Use, Reuse, Conversion and Senait The State shall encourage any possible con- current use of energy facilities for other economic or public purpose, the reuse or conversion: of these faci- lities after primary use or the removal of the facility if it cannot be used for other purposes. The State shall further encourage reclamation and restoration of disturbed areas immediately upon termination of active use. ENERGY FACILITY PLANNING...IMPLEMENTATION Siting Criteria In order to identify sites suitable for the development of major energy facilities, the State will develop siting cri- teria that consider the national interest, satisfy industrial needs, capitalize on the public benefits and reduce adverse effects. Preliminary siting criteria have been developed for oil and gas facilities most likely to be built in support of devel- opment of federal OCS lands. These particular criteria relfect resource management concerns and specific geophysi- cal conditions in the Gulf of Alaska. No specific criteria have yet been developed or formulated for Upper Cook Inlet. AUTHORITY AS 46.40.040(4) Duties of the Alaska Coastal Policy Council PRELIMINARY SITING CRITERIA: SERVICE BASE, OIL TERMINAL & LNG PLANT ONSHORE VS. OFFSHORE EXPANSION INFRASTRUCTURE NAVIGATIONAL SAFETY SITE PREPARATION TSUNAMI PIPELINES SHIPPING ROUTES FIRE AND EXPLOSION RESOURCE PROTECTION Site facilities onshore until alternatives offhshore are proven safe and meet State and federal envirormental standards. Encourage efforts to perfect the safety of offshore servicing, storage, processing and transshipment of facilities. Select sites with sufficient acreage to allow for reaso- nable expansion of facilities. If possible, site facilities where existing infrastruc- ture (e.g. roads, docks, airstrips) is capable of satisfying industrial requirements. Avoid harbors and shipping routes with reefs, shoals, drift ice and other obstructions. (Navigational safety cauld also be imperiled by congested vessel traffic, adverse weather conditions and human error. Consequently, the State encairages the use of vessel traffic control and collision avoidance systems.) Select sites where develqoment would entail minimal site clearing, dredging and construction in productive wetlands, estuaries, deltas and other sensitive areas. Site fuel, crude oil and LNG storage tarks at elevations sufficiently above mean sea level to escape the highest tsunani run-up. Align pipelines away fran active faults and areas of potential ground failure (slides or slumps). Site oil terminals so as to minimize the probability of oil spills along shipping routes affecting fishing grounds, spawning grounds and other biologically produc- tive or vulnerable habitats, e.g. marine mammal rockeries and hauling out grounds or waterfowl nesting areas. Site fuel, crude oil and LNG storage and transfer areas downwind fran populated areas to reduce the hazard of fire and expolosion to human populations. (Proper func tioning of safety systems also reduces these hazards. ) Site facilities so that unique einvirorments and areas of particular scenic, recreational and cultural value will be protected. WATER QUALITY AIR QUALITY COMPATIBILITY LOCAL ACCEPTANCE Site facilities in areas of least biological prodic-— tivity, diversity and vulnerability and where effluents and spills can be controlled or contained easily. Site facilities where winds and air currents freely disperse pollutants, thereby reducing concentrations. (The most effective way to prevent air pollution is, or course, to captue pollutnats before they escape into the atmosphere. ) Select sites designated for industrial purposes or well separated (buffered) fran residential, recreational, can- mercial and institutional land uses, where industrial traffic will not pass through population centers, and vessel movements will not result in overcrowded harbors or interfere with fishing operations and equipment. Site facilities at locations acceptable to local can- munities provided there is no overriding and opposing statewide, regional or minority interest. HARBOR, ACREAGE & INFRASTRUCTURE REQUIREMENTS: SERVICE BASE, OIL TERMINAL & LNG PLANT HARBOR DEPTH (£t. below mllw) HARBOR WIDTH(‘ft. ) ACREAGE INFTRASTRUCTURE SERVICE OIL LNG BASE TERMINAL PLANT Access channel 20 66 46 Turning basin ; 19 61 42 Berthing area 18 58 40 Turning basin diameter 420-840 2,000-4 ,000 2,100-4, 200 Level lam near waterfront 4-88 70-500 40-500 Airstrip (ft.) 5,000 5,000 5,000 Dock frontage (ft.) 200-2 ,000 1,000 1,000 Road network (dock-airstrip-town) yes yes yes Planning Provisions To meet the objectives of the Alaska Coastal Management Program (AS 46.46.020), the State will encourage energy facility planning that recognizes the primacy of energy development and related coastal dependent industrial uses. Such planning will identify suitable locations for enery facilities and allow for reasonable expansion in designated or zoned areas. Zoning is a major mechanism for ensuring consolidated and compatible development. Under existing statutes, the Department of Natual Resources and Transportation and Public Facilities have the authority to zone the unorganized borough and land surrounding airports respectively. Although to date, the State has not used this authority extensively, it may be used to insure that major energy facilities and associated activities are compatible with other land and resource uses. In incorporated areas, the State will abide by local ordinances and be consistent with district coastal plans. AUTHORITY AS 29.33.070 Planning, Platting and Zoning lst and 2nd . Class Boroughs ; AS 38.05.037 Plannign and Zoning in the Unorganzied Borough AS 40.15.075 Platting in the Unorganized Borough AS 29.43.040 Planning, Platting and Zoning in lst and 2nd : Class Cities in the Unorganized Borough : AS 35.30.020 State Compliance with Municipal Ordinances AS 46.40.1100 State and Municipal Compliance with District Coastal Management Programs INFORMATION NEEDS FOR EVALUATING PROPOSALS To adequately evaluate proposals for major energy facili- ties, the State will require at least the following infor- mation from prospective developers: FACILITY PROPOSED E.g., service base, marine terminal, LNG plant. LOCATION Of all facilities and activities associated with or expected to be attracted to the proposed develocnment, e.g., helicapter operations, construction camps, motels. DESCRIPTION OF E.g., acreage, site plans, technologies to be used, PROPOSED FACILITY probability and anticipated causes of systen failure. EXPANSION SCHEDULE LAND STATUS AND OWNERSHIP MANAGEMENT CONTRACTORS AND SUBCONTRACTORS RESOURCE REQUIREMENTS “TRANSPORT EMPLOYMENT POPULATION PUBLIC SERVICES ENVIRONENTAL IMPLICATIONS SITING AND DESIGN Probability of additional demand on the proposed faci- lity in the future, provisions for expansion and sharing of the facility with other campanies, plans for unitization of OCS leases and/or shared pipelines to landfall. Proposed construction schedule and anticipated opera- tional timetable over the life of the facility, e.g., type and level of seasonal activities, anticipated years of peak usage. Of development site and other land affected by the pro- posal, e.g., private, piblic, unpatented, in litiga- tion. Of the project, e.g., an oil campany; a Native cor- poration, joint management. For all or portions of the project. Quantities and probable sources of power, waters gravel and other materials. Frequency and routes of boat and aircraft movements and expected level of vehicular traffic in the region resulting fran construction or operation of the faci- lity. Anticipated number of persons to be employed by job description, tenure (permanent/temporary), and place of employment. Approximate addition to the population of Alaska by place. Extent of need for and means of providing public ser- vices, e.g., roads, sewers, water, solid-waste dispo- sal, medical care, police and fire protection, and other health and social services. Potential envirormental benefits, conflicts and mitiga- tive measures, particularly concerning solid-waste management and air and water quality. Features to canpensate for natual processes (e.g., floods, earthquakes, storms, erosion and sedimentation); to provide for safe and effective mana- gement of sewage and solid waste; and to minimize noise and visual impacts. ECONOMIC IMPLICATIONS E.g., public cost and revenues resulting from the pro- posed proejct, potential conflicts with existing industry; anticpated expenditures in Alaska by place. SOCIAL IMPLICATIONS E.g., training programs, local hiring policy, housing, health care. ARRANGEMENTS FOR E.g., traffic control systems, oil-spill contingency REDUCING SOCIAL, plan, orientation plan, orientation program for ECONOMIC AND imported workers. ENVIRONMENTAL CONFLICTS ALTERNATIVE SITES For the required facilities and operations and reasons for rejecting alternative sites. AUTHORITY AS 31.05.040 Prescribing Rules and Regulations Governing Oil and Gas Activities on Alaska Lands 30 CFR 250.34 Federal Regulations for Exploration Development 30 CFR 252 Outer Continental Shelf Oil and Gas Information Program Siting Mechanisms Through consistency requiremnts and the issuance of permits and leases, the State will ensure that suitable sites for major energy facilities are chosen and developed according to State policies and the standards of the Alaska Coastal Management Program. The following are among the most impor- tant means through which the State will guide energy develo- pent. (a) State Concurrence with Consistency Certifications According to the regulations promulgated in the Federal Register, lessees of federal OCS lands must submit explora- tion, development and production plans to the U.S. Geological Survey. States have the opportunity to comment on the adequacy of the plans and concur that the proposed activities are consistent with the State's coastal manage- ment program. State concurrence with consistency certifications will be used to ensure that exploration, development and production plans conform to Alaska's energy facility planning process. Sites proposed by offshore operators for major onshore energy facilities must correspond with sites identified by the State; proposed operations within the 3 mile jurisdic- tion will abide by Alaska's coastal management regulations, policies and procdedures. The Division of Policy Development and Planning, Office of the Governor will pre- pare statements of concurrence with consistency cer- tifications. AUTHORITY 43 U.S.C. 1331 et seq. Outer Continental Shelf Lands Act of 1953, as amended 16 U.S.C. 1456 Coastal Zone Management Act of 1972, as amended 42.U.S.C. 4332 National Environmental Policy Act of 1969 30 CFR 250.34 Exploration, development and produc- tion plans (b) Leasing of Lands Land to which the State holds title or to which it may become entitled may be leased through an upland lease, a grazing lease, a tideland lease or a shore fisheries lease. The director of the Division of Lands, Department of Natural Resources will determine the land to be leased and the con- ditions, limitations and terms of the lease. In some instances, local municipalities own the tidelands and have the authority to lease or dispose of the property according to the terms and conditions set by the assembly or council. Where appropriate, the State will facilitate the con- solidation of energy activities and will specify concurrent use, reuse, conversion or removal of facilities as stipula- tions on leases. When active use of these lands is ter- minated, the State will also require immediate reclamation or restoration of disturbed areas. AUTHORITY AS 38.05.020 Authorities and Duties of the Commissioner AS 38.05.070-107 Leasing of Lands Other Than for the Extraction of Natural Resources AS 38.05.300 Classification of Lands AS 29.48.260 Municipal Properties 11 AAC 58 Leasing of Lands 11 AAC 60 Grazing Leases 11 AAC 62 Tide and Submerged Lands 11 AAC 64 Shore Fisheries Leasing (ce) Tidelands Permit Projects conducted on State-owned tidelands and submerged lands require permits issued by Division of Land and Water Management, Department of Natural Resources and the U.S. Department of the Army, Corps of Engineers. Most onshore facilities supporting offshore energy operations will require these permits in conjunction with a lease. AUTHORITY AS 38.05.035 Powers and Duties of the Director AS 38.05.330 Permits 11 AAC 62.7.0-800 Tide and Submerged Lands 33 usc 403 Obstruction of Navigable Waters, Generally, Wharves, Piers, etc; Excavation and Filling In 33 USC 1413 Dumping Permit Program for Dredged Material (d) Right-of-Way Lease or Easement "The State of Alaska reserves unto itself all rights, powers, privileges and immunities not preempted by federal interstate commerce laws and regulations in the right-of-way leasing of any State lands for pipeline construction, transmission, or operation within its boundries." Any construction or operation of oil, oil products or natural gas pipelines will commence only after a right-of- way lease and the necessary easement are obtained. Easements or right-of-way leases for crude oil and natural gas pipelines are granted by the Commissioner of Natural Resources on a non-competitive basis under conditions spe- cified by him/her. While right-of-way leases will only affect that portion of the pipeline crossing State lands, they may influence the location of marine pipeline routes destined for onshore installations. (See policy sections on Resource Management and Coordination. ) AUTHORITY AS 38.05.035 Powers and Duties of the Director AS 38.05.330 Permits AS 38.35.010 Legislative Declaration of Policy 11 AAC 58.200 Right-of-Way or Easement Permit (e) Land Exchange When a large parcel of land suitable for development is held in varied ownership by the State, P.L. 92-203 corporations (Native), and/or a municipality, the parties may enter into an agreement to sell, lease or exchange lands and thus encourage consolidated development at a particular location. AUTHORITY AS 38.95.050 Contracts Between Department of Natural Resources and P.L. 92-203 Corporations AS 29.48.260 Municipal Properties (£) Air Quality Control Permit to Operate Under certain topographic and meterological conditions that trap and concentrate pollutants or when there is con- siderable development already at a particular location, the siting of an energy facility may cause air quality and related health and nuisance problems. The U.S. Environmental Protection Agency (EPA), the Alaska Department of Environmental Conservation (ADEC), and the Anchorage Air Pollution Control Agency share responsibility for regulating air emissions. Under the Clean Air Act, EPA and ADEC jointly review appli- cations for all facility development subject to the Prevention of Significant Deterioration Program. Each agency then issues separate permits. Construction or modi- fication of a major emitting facility (as defined in the Clean Air Act) which emit or have the potential to emit more than 100 tons per year of any air pollutant requires a pre- construction permit. All other tee which have the potential to emit 250 tons per year of any pollutant requires an air discharge permit. Piepe ed is granted if: 1. The apeded facility will not violate the air quality increment allowed for that geographic area; 2. The proposed facility will meet the best available air emission control technology; 3. The proposed facility will not violate National Ambient Air Quality Standards. 4. The proposed facility's associated growth will not violate the Nation Ambient Air Quality Standards, or the allowable increments for the geographic area. Presently the Alaska Department of Environmental Conservation has not promulgated regulations to implement the Prevention of Significant Deterioration Program. When regulations are adopted, the State will take over this per- mit function. All other air emissions permits required under the Clean Air Act are issued by the Department of Environmental Conservation and the Anchorage Air Pollution Control Agency. - AUTHORITY AS 46.03.010 Declaration of Policy AS 46.03.140 Emission Control: Requirements AS 46.03.150 Classification and Reporting AS 46.03.160 Additional Contaminant Control Measures AS 46.03.170 Variances 18 AAC 15 Administrative Procedures 18 AAC 50 Air Quality Control Clean Air Act, Part 2 Secs. 160-169 Clean Air Act, as amended in 1977 40 CFR Part 51 Requirements for Preparation, Adoption and Submittal of Implementation Plans (g) Anadromous Fish Protection Letter of Objection/Non- Objection Any developer (public or private) who wishes to construct a hydroelectric project, onshore pipeline or engage in other energy activities which could affect the natural flow of a specified anadromous river, lake or stream must obtain approval from the Department of Fish and Game before beginning such a project. The siting of a major energy facility on, across or near an anadromous river, lake or stream could result in significant changes in the stream including: ° siltation and sedimentation altering spawning and rearing habitats; : blockage of migration routes; spillage of oil and other toxic materials; water withdrawal and dewatering of the system and asso- ciated entrapment/impingement. The Department of Fish and Game will review proposed deve- lopments and may place stipulations on the siting, construc-— tion and operation of the proposed facility. AUTHORITY AS 16.05.870 Protection of Fish and Game 5 AAC 95.010 Waters Important to Anadromous Fish (h) Critical Habitat Letter of Objection/Non-Objection Under Title 16, the Departmet of Fish and Game can require a public or private entity to submit full plans, specifica- tions and schedules for any proposed activities within a critical habitat. Prior to commencing any work or develop- ment, the person or governmental agency must receive written approval or conditional approval from the Commissioner. Areas where the siting of major energy facilities may endanger the biological, physical and chemical charac- teristics of the habitat, the State will consider recom- mending to the legislature that these areas be designated critical habitits, thereby enhancing the opportunities for effective management of the impacts. AUTHORITY AS 16.20.230 Fish and Game Critical Habitat Areas AS 16.20.260 Submission of Plans and Specifications AS 16.20.270 Additional Critical Habitat Areas 6 AAC 80.130 Habitats RESOURCE PROTECTION...POLICIES Policy 5. Protection of Environmental Quality. The State shall in all cases consider the effects of energy develop- ment on: vulnerable or unique populations and habitats; renewable resources having a high commercial, recreational, cultural and/or aesthetic value; subsistence areas; areas of high biological productivity and/or diversity; areas of high development hazard. Consideration of these determine opti- mum locations of development activities (Policy 1), appropriate design of major facilities and compatibility of the proposed development with maintenance of a high level of environmental quality (Policy 3). 5a. Sensitive Areas. The State shall protect ecologically sensitive areas, including but not limited to: estuaries; wetlands; river deltas; fish spawning grounds; intensive use habitat; bird nesting areas; waterfowl and shorebird staging. areas; migration routes; wildlife wintering habitat; and sea mammal rookeries and hauling-out grounds, by requiring environmentally acceptable technology or, if necessary, recommending alternate sites. 5b. Facility Design. The State shall encourage design, construction and operation of facilities that will maintain a high level of environmental quality through such methods as: 1. Use of existing facilities and consolidation of new facilities (Policy 2); 2. Minimizing dredge and fill, clearing and other sur- face alterations; 3. Use of proven technology to minimize risk of environmental degradation; 4. Adherence to Alaska's environmental quality laws and regulations pertaining to air quality, water use, water quality and solid waste disposal. 5. Proper burial of submarine pipelines, particularly in trawling areas; 6. Operations of helicopters and airplanes at suf- ficient altitudes above residential areas, seabird colonies, denning areas and rookeries to minimize disruption; 7. Reclamation or restoration of disturbed areas (including habitats) upon termination of active industrial use. Discussion The State recognizes the necessity for energy development both to satisfy local demand and to contribute to the national need for energy resources. However, some coastal resources have an inherent vulnerability that makes protec- tion especially critical. Fish spawning and rearing grounds, bird nesting and staging areas, sea mammal rokeries and hauling-out grounds and wildlife wintering areas are among the well-defined and limited habitats that must be protected if valued resource diversity and productivity are to be maintained. Both habitat requirements and resident populations at risk must be recognized when siting, constructing and operating energy facilities. Policy 6. Shoreline Development. The State shall encourage reservation of the shoreline for water-dependent or water- related uses. . Discussion Increasing and competing demands are made on coastal lands and waters of Alaska by industrial development, commerce, transportation, extraction of renewable and non-renewable resources, residential development, recreation and waste disposal. Meeting these demands unavoidably alters the balance of coastal ecological systems to some extent. Essential habitat may be physically lost, diversity and pro- ductivity reduced and populations of mammals, fish and birds disturbed. This policy would discourage locating major facilities on the coast that do not inherently require coastal sites without preempting activities like shipping that need waterfront facilities. Storage tanks, processing facilities, offices and warehouses can often be located at inland sites. RESOURCE PROTECTION. ..IMPLEMENTATION Environmental Guidelines and Standards The Guidelines and Standards of the Alaska Coastal manage- ment Act provide direction for major energy facility siting and design in hardous or ecologically sensitive coastal areas: (a) Geophysical Hazards. Special measures for minimizing property damage and protecting against loss of life in areas of known geophysical hazards are required for approval of any major energy development [6 AAC 80.050(b)]. (b) Transportation Routes. Unless a transportation route or facility is water-dependent or no feasible and prudent inland alternative exists, it should be sited inland away from beaches and shorelines [6 AAC 80.080(b)]. (c) Habitats. The siting of a major energy facility must, at a minimum, maintain or enhance the biological, physical and chemical characteristics of the affected habitat(s) which contribute to the support of living resources con- tained within (6 AAC 80.130). (d) Air, Land and Water Quality. All energy facilities must conform to the statutes, regulations and procedures of the Alaska Department of Environmental Conservation with respect to the protection of air, land and water quality (6 AAC 80.140). Administrative Procedures Through its regulatory authorities, the State will ensure that major energy facility developments conform to the environmental quality standards set in the Alaska Administrative Code. Many of these standards are enforced through permits and applications required of a prospective developer. (a) Certificate of Risk Avoidance A Certificate of Risk Avoidance is required of anyone who plans to operate a tank vessel in Alaskan waters, an oil terminal or a marina with storage capacity for refined petroleum products or their by-products. Tank vessels and terminal facility owners will be charged annually a risk assessment which is deposited in the Coastal Protection Fund. The certifcate is a means to assure that the operator of a facility or carrier has assumed a minimum level of financial responsibility for unlawful discharge of oil, has adopted and fully implemented a Spill Prevention Control and Countermeasure Plan, and has complied with all applicable regulations issued under AS 30.25 or AS 46.03. - AUTHORITY AS 30.25 Oil Terminal Facilities: Transfer of Crude Oil, Refined Petroleum Products or Their By-Products AS 46.03 Environmental Conservation 18 AAC 15 Administrative Procedures 18 AAC 20 Certificate of Risk Avoidance (bo) Discharge into Navigable Waters - Certificate of Reasonable Assurance Any energy-related activity which may result in a discharge into navigable waters of Alaska will need a federal license or permit and a Certificate of Reasonable Assurance from the Department of Environmental Conservation. Service bases, oil terminals and LNG plants will discharge effluents into nearby waters. Liquid waste is produced from sewage treatment, ballast treatment and cooling water that is significantly warmer than the receiving waters into which it is discharged and often contains biocides and rust inhibitors. The chronic introduction of soluble hydrocar- bons into receiving waters adjacent to ballast treatment facilities could impose long-term toxic effets on sensitive marine organisms. This Certificate will assure compliance with the requirements of Sections 401 and 404 of the Federal Water Pollution Control Act Amendmentrs of 1972 as modified by the Clean Wate Act of 1977. AUTHORITY PL 92-500 Federal Water Pollution Control Act. Amendments of 1972, Section 401 Title 33 U.S. Code Rivers and Harbors Actr of 1899, as Section 403 amended 18 AAC 15 Administrative Procedures 18 AAC 70.081-085 Certificate of Reasonable Assurance (c) Waste Water Disposal Permit Any developer who builds or operates a facility which dispo- ses waste water into or upon the waters or surface of the land or into a publically operated sewerage system must first procure a permit from the Department of Environmental Conservation. Hazardous wastes and effluents from major energy facilities raise serious concerns as to the proper disposal and sub- sequent effects on water quality, biota and human health. Proper management of these wastes and effluents will require well-designed sanitary landfill sites, effluent standards and monitoring systems. This permit is a means to require the appropriate waste water practices. AUTHORITY AS 46.03.100 Waste Disposal Permit AS 46.03.090 Plans for Pollution Disposal AS 46.03.110 & 720 Waste Disposal Permit Procedure 18 AAC 15 Administrative Procedures 18 AAC 70 Water Quality STandards 19 AAC 72 Wastewater Disposal (ad) Water Use Permit Many energy-related facilities require dependable sources of fresh water in large quantities. Fresh water is used for domestic purposes, electrical power, drilling, fire protec- tion and cooling. Increased demand in coastal areas raises concerns about potential impacts on ground and surface water (such as lowering of the water table, saltwater intrusion and reduced streamflow), adverse effects on fish and wildlife (if surface water sources are reduced below the minimum flow necessary to sustain them) and possible com- petition with municipal water systems and other users. The water use permit is a means to facilitate the appropriation of water for energy-related uses and at the same time to avoid the adverse effects of excess demands on limited water supplies. A developer who needs to appropriate water must first obtain a permit from the Division of Land and Water Management, Department of Natural Resources. i AUTHORITY AS 46.15.030-185 Appropriation and Use of Water 11 AAC 72 Water Use (e) Air Quality Control Permit to Operate See Siting Mechanisms (f). (£) Anadromous Fish Protection Letter of Objection/ Non-Objection See Siting Mechanisms (g). (g) Critical Habitat Letter of Objection/Non-Objection See Siting Mechanisms (h). PUBLIC INVOLVEMENT AND COORDINATION. ..POLICIES Policy 7. Public Information and Opinion. The State will inform the public about the details and ramifications of energy development and obtain public opinion on industrial growth and technological options. Discussion Because of the uncertainty which accompanies energy develop- ment, it is difficult to assess with accuracy the implica- tions of energy-related activities for a community or region. The State's approach will be one of contingency planning, anticipating a range of activity levels and their implications. This type of advanced preparation will be developed in concert with the industry, federal agencies and affected coastal resource districts. Policy 8. Local Management of Energy Development. The State shall seek to strengthen local planning, fiscal and management roles, including human resources, planning and program development. The State shall also offer assistance to communities in coping with the adverse effects of devel- Opment. Discussion Major energy facility development will place new and complex demands on local governments. Typically, local governments are left with the task of managing energy developments within their jurisdiction and in some cases, they do not have the management capabilitiees’ to deal with this type of development effectively. Through this policy, the State intends to help local governments prepare for the new local demands energy development generate. Policy 9. State-Local Concerns. If a district makes a concerted effort to develop and act on its position regarding energy development, the State shall adapt its actions (e.g., capital investments, leasing, permit issuance) to local preferences to the extent that such actions also respect statewide, regional and minority interests. Discussion This policy affirms the State's intent to cooperate with coastal resource districts. Recognizing that energy deve- lopment decisions will sometimes affect more than one district, the State must balance its support of local pre- ferences with considerations of statewide and regional interest. Furthermore, where there are different views expressed within a community, the State must consider the effects of its actions on minority interests. Policy 10. Coordination Among State Agencies. The State shall seek to cordinate at the outset the actions of all state agencies that must eventually act on major development proposals. Discussion State agency actions that would affect energy development range far beyond granting permits and leases although these are two of the State's most significant authorities. Also included are land sales, land exchanges and capital invest- ments. Early coordination of State actions facilities deli- berate and consistent decision-making, which will benefit public and private sectors alike. The State shall improve the transfer of information among its agencies and establish a mechanism for joint review of major State actions. Policy ll. State-Federal Coordination. The State shall seek to coordinate State and federal development decisions. Discussion In addition to its substantial regulatory powers, the federal government plays a key role in energy development in Alaska. It owns millions of acres of land, some of which could be used for onshore facilities or the extraction. of building materials. It grants easements, the most important of which are pipeline rights-of-way. It also sets the OCS lease sale schedule, conducts lease sales and promulgates offshore oeprating orders. The State has been very active in its effrots to influence leease sale schedules for federal OCS activities and pro- posed legislation. As energy development in Alaska pro- ceeds, it will become increasingly important for the State to cooperate closely with the federal government in the management of Alaska's land and resources. Policy 12. Cooperative Management and Development. The State shall seek to cooperate with landowners, developers and government agencies in the development and management of major energy facilities. Discussion Cooperative management and development agreements are constructive ways of coordinating the many different deci- sions that contribute to successful development. The State is willing and seeks to enter into cooperative management and development agreements and to manage its lands and resources accordingly. PUBLIC INVOLVEMENT AND COORDINATION. ..IMPLEMENTATION While in some cases, public involvement and coordination are mandated in the statutes and regulations, successful cooperation depends on the generous flow of information and willingness of local, State and federal agencies as well as the industry itself to jointly discuss the issues, mediate differences and satisfactorily resolve conflicts. The implementation measures suggested below suggest some of the ongoing means by which the State is involving the public and encouraging timely, coordinated development decisions. Information Dissemination (a) Attitudinal Surveys and Workshops The State has and will continue to anticipate and plan for energy developments and the demands they might place on local communities. Much of the analyses are contained in reports circulated to affected groups. In addition, the Department of Community and Regional Affairs and the Alaska Coastal Management Program have an ongoing program of infor- mation dissemination, workshops and attitudinal surveys. (b) Orientation of Non-Resident Employees The State will encourage development companies to conduct orientation programs for non-resient employees on community values to minimize misunderstandings between temporary resi- dents and permanent members of a community. Strengthening Local Management (a) Technical Assistance The State will assist communties in directing energy-related growth according to local preferences. The Coastal Energy Impact program has and will continue to be a main vehicle for providing grant and loan assistance to communties impacted by energy-related development. The Department of Community and Regional affairs is the pass-through agency. Other progams including manpower traning, technical plannig assistance, public facility grants and bond authorizations will also be used to strengthen local management. AUTHORITY PL 94-370, Sec. 302(i) Coastal Energy Impact Assistance AS 44.47 : Department of Community and Regional Affairs (b) State Land Disposal The State will to the maximum extent feasible, lease, sell or exchange State land in the vicinity of existing com- munities if such actions enhance local control over develop- ment and the site satisfies the State's siting criteria and if an approved municipal or district plan establishes the desirability of expansion onto State-owned parcels and pro- vides for phased growth. Although local preference is a significant factor in deciding whether to lease, sell or exchange State land near existing communities, it is not the only factor. Additional considerations are specified in the Alaska Statutres and Administrative Code. AUTHORITY AS 38.05.020 Authorities and Duties of the Commissioner AS 38.05.070-107 Leasing of Lands Other Than for the Extraction of Natural Resources AS 38.05.300 Classification of Lands AS 29.48.260 Municipal Properties 11 AAC 58 Leasing of Lands 11 AAC 60 Grazing Leases 11 AAC 62 Tide and Submerged Lands 11 AAC 64 Shore Fisheries Leasing State and Local Coordination District coastal programs are a principle vehicle for State and local coordination. The State in cooperation with coastal resource districts wil identify sites suitable for major ener facilities. These uses of State concern will be incorporated into the district plan which identifies appropriate land and water uses within the district and develops policies and regulations that apply to those uses. All district programs will be reviewed and appoved by the Alaska Coastal Policy Council. The Council will mediate State and local differences. The Agency Advisory Committee on Leasing (AACL) has already proven to be an effective link between State leasing deci- sions and local government. In each area where a State lease is scheduled, local government representatives are invited to join with State agencies in providing information and advice to the Commisioner of Natural Resources on oil and gas leasing. AUTHORITY 6 AAC 80.070 Energy Facilities 6 AAC 85.050 Resource Analysis - District Coastal Program Agency Coordination There are three principal mechanisms for agency coordian- tion used to review and monitor energy-related activities: (a) A-95 Review The A-95 system provides a structural mechanism for coor- dinating the review of environmental impact statement, federal assistance programs and development projects, OCS exploration, development and production plans and environ- mental reports. No explicit or procedural criteria are applied to the reviews. However, Alaska does use A-95 as a major vehicle for soliciting and coordinating agency response to proposed energy-related activities. The Division of Policy Development and Planning is the lead agency. (b) Master Permit Application The 1977 Legislative Session enacted a law esablishing a simplified procedure to assist those who must obtain a per- mit from one or more federal, state or local government agencies. Whil not mandatory, a person proposing a project may submit a single master application to the Department of Environmental Conservatioan who will then circulate the application to the other appropriate regulatory agencies for comment. Final decisions will be made on a coordinated basis. Permits to be included in this process are: Waste water disposal permit - AS 46.03.100, 18 AAC 72; Solid waste disposal permit - AS 46.03.100, 18 AAC 60; Air emissions permit - AS 46.03.1500, 18 AAC 50.120; Pesticides permit - AS 46.03.320, 18 AAC 90; Surface oiling permit - AS 46.03.740, 18 AAC 75; Open burning permit - AS 46.03.0020, 18 AAC 50.120; Anadromous fish protection permit - AS 16.05.8700, 5 AAC 95.100; Critical habitat area permit - AS 16.20.250 - 16.20.260; State game refuge land permit - AS 16.20.050 - 16.20.060; Encroachment permit - AS 19.25.200; Utility permit - AS 19 25.200; Driveway permit - AS 19. 05.020, 17 AAC 10.020; State park incompatible use permit - AS 41.20.0200, 11 AAC 18.010; Access roads permit - AS 41.20.020, 11 AAC 18.020; ° Water well permit - AS 31.05.0300, 11 AAC 22.140; Brine or other sale water waste disposal permit - AS 31 05.070, 11 AAC 22.250; ° Coal development permit - AS 27.20.010, 11 AAC 46.010; ° Right-of-way and easement permits - AS 38.05.330, 11 AAC 58.200; °© 0 © © © © Oo © 0 0 © © oO ° Special land use permit - AS 38.05.035, 11 AAC 58.210; ° Tidelands permit - AS 38.05.320, 11 AAC 62.710; Tidelands right-of-way or easement permit - AS 38.05.320, 11 AAC 62.810; Limited personal use permit - AS 38.05.320, 11 AAC 62.820; Permit to appropriate water - AS 38.05.0400, 11 AAC 72.050; Dam construction permit - AS 46.15.040, 11 AAC 72.060; Preferred use permit - AS 46.15.040, 11 AAC 72.160; Permit for use of timber or materials - AS 38.05.110, 11 AAC 76.185; Authorization for tidelands transportation - AS 38.05.110, 11 AAC 76.185; ° Special material use permit - AS 38.05.115, 11 AAC 76.540; Mineral and geothermal prospecting permits - AS 38.05.145; Tide and submerged lands prospecting permit - AS 38.05.250; ° Surface use permit - AS 38.05.255, 11 AAC 86.600; Burning permit during fire season - AS 41.15.050, 11 AAC 92.010; ° Miscellaneous. State land use permit - AS 38.05.035, 11 AAC 96.010; ° Right-of-way permit - AS 38.05.330. ° 0 0 0 0 o (c) Regional Planning Activities The Alaska Coastal Management Act mandates that the council establish continuing coordination among: State agencies to facilitate the development and implementation of the coastal management program [AS 44.19.893(2)]. Coastal resource planning is to be accomplished on a regional basis and is to include: ° Assisting the Council in identifying uses of State concern within specific areas of the coast and developing manage- ment policies and practices for these uses and ‘areas; Providing resource, social, and economic information on a coordinated regional basis as necessary for development and implementation of the Alaska Coastal Management Program; and Assisting the Council in identifying, avoiding and mini- mizing existing or potential conflicts between coastal resource districts and State and national interests. [6 AAC 80.020(c)]. State and Federal Coordination Federal consistency and memoranda of understanding (M.O.U.) are two key ways that State and federal agencies can cooperate on energy-related issues at the policy, procedural and implementation levels. Federal consistency is discussed elsewhere in the Anchorage Coastal Management program docu- ment. Two instances of State and Federal coordination are: (a) Memorandum of Understanding Regarding Procedures and Practices Affecting Oil and Gas Leasing in the Beaufort Sea Prior to consideration of a joint Federal-State lease sale in the Beaufort Sea, Federal and State representatives nego- tiated an M.O.U. to meet the following objectives: ° Identify general policies and procedures for joint leasing and administrative activities associated with an oil and gas sale in the Beaufort Sea. ° Develop guidelines for allocating costs and respon- sibilities associated with pre-sale and post-sale admi- nistration. ° Describe a means of refining the principles cited in this document into specific processes and responsibilities. (b) Cooperative Agreement Between the Governor of Alaska and the Alaska State Director, Bureau of Land Management, U.S. Department of the Interior This agreement establishes a mechanism for the State and BLM to cooperate in the development and implementation of land use plans and policies for -the management of public lands and resources within Alaska. Since many public lands, sub- ject to future energy development, fall within federal jurisdiction, this agreement holds promise for cooperative planning on both federal and non-federal lands of mutual concern, SECTION II ANCHORAGE ENERGY FACILITY SITING PLANNING METHODOLOGY The Alaska Coastal Management Program (ACMP) requires (6 AAC 85.010-110) that local coastal resource districts conduct a comprehensive resource inventory which describes natural resources, land use and land status in a manner sufficient for program development and implementation. In Anchorage, the resource inventory was conducted and the results were published as a series of coastal resource atlases. The ACMP also requires a resource analysis of sufficient detail so that ACMP standards can be met and plans implemented at the local level of government. In the case of coastal manage- ment, the diversity of subjects that the standards address required development of detailed analysis procedures to fully satisfy compliance with them. The standard that addresses energy facilities (6 AAC 80.070) requires that "sites suitable for the development of major onshore, nearshore, offshore, and outer continental shelf facilities must be identified..." To accomplish this task in a manual approach would not be prudent considering: 1. the vast amounts of data that must be analyzed 2. the vast amount of data that must be examined and in- terrelated : 3. the vast array of siting criteria and requirements applicable to different types of energy facilities. The approach deemed most appropriate was to automate the entire data base so that the data could be examined and ana- lyzed in an interrelated mode, so that it could be weighed and modeled to produce energy facility siting capability/suitability maps. The process of automation used by Anchorage is called Integrated Terrain Unit Mapping (ITUM). This process is fully described and explained in other documents. This con- cept is briefly described below. In the Unites States the principle method of resource stock- taking and analysis has been the single factor (parametric) survey. However, the characteristics of land are not unre- lated parts but are in reality, interdependent components of a natural system. Landscapes are intricate, fourdimensional entities composed of: 1) organisms; 2) physical environ- ment factors; 3) interacting processes that operate among the components over; 4) time. A single factor survey, by itself, excludes usage of these important concepts. The ITUM concept, then, is one of integrating the available single factor data into an interpreted form that can be rationally used in land planning. ITUM or integrated methods of resource stocktaking are based on the concepts of interrelatedness of resources and that similar natural areas having similar attributes are subject to similar natural processes. By classifying land areas by their site variables, a determination of land capability/suitability can be made. The ITUM manuscript is composed of the following data: slope, landform type, surficial geology, soil type, and vegetation. Each of these are mapped as independent overlays to the plotting base map as derived from the processes of field survey, data acquisition and photo interpretation. Data are mapped in relation to the general patterns evident on the aerial photography and are registered to known features and coordinates on the base maps. Fundamental geographic units, termed terrain units served as the basis for the integration, resolution and delineation of a wide range of geographic attributes. The slope, soils, landform, geologic, and vegetation manuscripts are combined and integrated onto a composite map called an integrated terrain unit map. The ITUM project for Anchorage required a substantial number of input maps associated with natural resources and cultural geography, and included such variables as soil, slope, land- form, geology, hydrology, land use, street networks, etc. These geographic maps display polygons, lines, and points of geographic distinction. The polygon maps defined the bor- ders of homogeneous features, as well as characteristics associated with these features. Data can also be transformed into a grid format for alter- nate and complimentary display and analysis. A uniform grid, 11% acre cells, is overlayed atop the data in the point, line and polygon files and all of the computerized data are automatically transferred into the grid structures. A grid cell size smaller than the minimum polygon resolution is used. In this project polygons were mapped at a minimum resolution of 214 acres whereas the grid cell captured the geographic data in 114 acre cells. This provides for the preservation of the scale and quality of the point and line data and the capture of the general form and boundaries of the polygons. Once completed, the grid files join the existing point, line, and polygon files in comprising the fundamental geographic data bank for computer mapping and analysis. Such a composite data bank can be recalled or manipulated in either the polygon or grid form. Utilizing a grid format, geographic phenomena can be easily manipulated and modeled to produce a wide variety of deriva- tive maps for various planning purposes. A series of maps which illustrate the location and distribu- tion of baseline environmental conditions can be produced. These maps show the distribution of all of the basic environmental phenomena which bear on the description and analysis of an given study site, and encompass both maps and statistical tabulations. In conjunction with an accom- panying explanatory text, they provide a comprehensive description and illustration of baseline environmental con- ditions. In addition, they provide an illustration of the content and reference for the opportunity/constraint maps and land capability/suitability maps which are subsequently produced. The opportunity and constraint maps generally comprise data which has resulted from analytical procedures and which are inclusive of or relate to a number of environmental con- siderations. Analytical procedures were employed in the definition and mapping of environmental opportunities and constraints. The modeling process involved the selection and relative valuation of basic environmental data in rela- tion to well-defined objectives. Once the baseline maps were completed the next step established the interpretive environmental framework for the general evaluation of land capability/suitability within the Municipality. The task involved the analysis and interpretation of basic environmental data. Theoretical models were developed and applied to the automated data base. These models provided for the legible and systematic evaluation of environmental conditions which may serve as opportunities or constraints in relation to the location and conduct of human activities. Individual models were designed to rank areas within the Municipality according to such phenomena as geologic/seismic hazard, flood hazard, erosion potential, ecological sensitivity, slope stability, visual quality and extractive mineral (sand, gravel) poten- tial. The application of each final model to the automated data base resulted in the creation of both a data file which was subsequently drawn upon in the process of land capability/suitability analysis and of a map which displayed the direct results of the interpretive process. The opportunity/constraint models developed under this task were designed to expand the environmental information which was Mapped and to broaden the environmental data base used in the evaluation of specific land capability/suitability in the Municipality. These models provided basic and practical interpretations of enviromental patterns and processes. The basic concept underlying the development and application of this methodology is that of land capability and land suitability. Land capability means the capacity of the land to sustain development, taking account of natural factors : that may constrain development. More specifically, land capability is the inherent capacity of an environmental com- ponent or components to sustain a specific type of develop- ment without experiencing or promoting degradation of hazards. Land suitability means the appropriateness of land for development, taking account of land capability, com- patability of development with environmental and social values, and the presence of existing development. This task was conducted in relation to three phenomena: basic geographic data; interpreted environmental oppor- tunities and constraints; and select types of planned human activity. In this instance, the planning for energy faci- lity siting in Anchorage was the intended goal. This effort culminates the long process of data selection, classifica- tion, mapping, analysis, and interpretation. It represents the basic step in the application of environmental con- siderations in the process of land use planning. Each land capability/suitability model was developed by means of an interactive process in which both environmental and planning expertise were required. The application of each final model to the automated data base resulted in the creation of a series of maps displaying various levels of land capability/suitability for various development activities. Together with the area calculations for each of the classi- fications, these maps serve as the fundamental input in the determination of land supply in the processes of land allo- cation and planning. Collectively, these maps provide a coherent and consistent environmental direction and fra- mework for the formulation of all of the elements of a comprehensive plan. Mathematical modeling represents the fundamental process whereby automated environmental data can be used in the determination, areal definition, and designation of areas of differing land capability/suitabilty in any given study area. . The process may be conceptualized as the establishment of a set of mathematical scales and relations among geographic phenomena and between these i phenomena and some projected elements or process. Because of the complexities of land use processes, it is not nor- mally practical to construct a single model to describe a host of land use capability and suitability interpretations. The questions of land use are sufficiently complex to warrant the development of a series of independent models that can stand alone or be used in combination during the planning process. This has been the case in this study. Each model consists of three fundamental elements: definition of a specific objective; ° specification and inclusion of data variables that are pertinent and significant; and ° enumeration of data relationships and weightings which objectively express some natural and cultural process, or which are responsibe to a legitimate set of subjectively derived criteria or policies. The maps of general land capability/suitability integrate basic data, natural constraint analysis, and use con- siderations in order to provide municipal planners and decision-makers with spatial guidelines for plan for- mulation. The ITUM file created for the capability/suitability study for the Municipality of Anchorage provides an information source not available prior to this study. All data is mapped on the same base map and at the same scale, and it is displayable in many graphic forms. Perhaps the greatest innovative potential is the possible interaction of any or all of the related data variables through models to derive implied patterns of environmental sensitivity, capability, and suitability. Additional map models can be developed to input socio- economic infrastructure, and political subdivisions. Once this data is incorporated refinements can be made and new models displayed. It should be noted that a methodology is a management tool, not a cookbook approach to solving a problem. It is a suggested series of procedures for estimating ahead of time what might happen, what sites may be capable of supporting a facility, and arriving at some strategies for making the process more manageable. ANCHORAGE ENERGY FACILITY SITING PLAN Of the fifteen energy facility types identified by the State as likely to locate in, or significantly affect Alaska's coastal zone, only a few have some possibility of being located in the Municipality or within the general region. Each of these facilities have different siting requirements and it is not unreasonable to expect that any model devel- oped for any one of these facility types would be different. Each model must consider different types of data necessary to meet the information needs and requirements of each par- ticular facility type. For example, a hydroelectric project has different siting requirements than does a petrochemical plant. The model developed for this project should only be considered a generalized model identifying in a very broad context the sites most capable of supporting some types of land based energy facilities. The model demonstration that the Municipality has the capability to conduct energy faci- lity siting planning. The model should be used as a prese- lection device to broadly identify sites where such an activity could take place. However, since modeling is an iterative process they should be refined to meet special siting requirements as development proposals are submitted. What the model does not presently include is the suitability of locating such a facility (energy related) in one of the presites determined to broadly be capable of supporting an energy facility. The model presented in this report should be used as part of the planning process and should only be considered as one step in the actual siting of any energy facility. What is important, however, is that the Municipality has the tools and the data base in an automated format and it can be used to develop detailed models for any given situation that arises. The Municipality has the capability to develop models that incorporate the needed information to site faci- lities when it is necessary to do so. Secondly, the Municipality has developed a planning process for iden- tifying sites that are both capable and suitable for energy facility siting. And third, existing Municipal ordinances (Natural Resource Extraction & Conditional Use Standards) are adequate to effectively carry out and implement develop- ment plans as deemed appropriate by the community. What is required of the Municipality is agreement upon and adoption of a planning process for energy facility siting. It is reasonable for industry to have a list of Municipal requirements and procedures so they know at the initial preplanning phase what is expected of them, what process they must go through, and what procedures and steps are required of them. The purpose is to define what is required and to add predictability to the planning process. For purposes of carrying out this goal the following requirements, processes and procedures are presented. Policy I Each energy facility (as defined by the State) that desires to locate in the Municipality of Anchorage must submit to the Planning Department an Industrial Profile. The Industrial Profile is defined as an itemized minimum industry siting requirement list. Minimum or threshold require- ments are defined as those basic physical require- ments which, if not met, preclude an area or site from further industry interest. Discussion: The Municipality cannot begin to identify sites capable of supporting such activi- ties until industry supplies a profile of its site requirements. Once this is done, the data base can be examined and analyzed to identify potential sites meeting these requirements. Step 1. The Municipal Planning Department will conduct a capability analysis to identify sites potentially capable of supporting a proposed energy facility. Policy 2 Step 2. Step 3. Step 4. Step 5. Each site identified as potentially capable of supporting an energy facility will be reviewed with representatives of the industry proposing the development. Those potential sites most exhibiting the requirements of industry will then be identified for further analysis. The Municipal Planning Department will conduct a suitability analysis of the sites identified in step 2. The analysis will include an analysis of infrastru- cture requirements, social/cultural fac- tors, compatibility, and an analysis of existing legal and institutional require- ments. For large scale energy facility projects that may result in major environmental, social and economic impacts the Municipality will submit both the capabi- lity and suitability analyses to the appropriate Federal and State agencies for review and comment. These agencies will identify federal and state laws, plans and policies which may affect the proposed development, and identify per- mits required of the proposed project. The candidate sites will be presented to the public for review and comment. Early public involvement is the key to successful impact mitigation. Involvement in power plant and transmission line siting, for example, should begin in the preplanning planning Or prescreening stage and continue through the entire certification process. With other energy facilities, public involvement should begin as soon as development plans are announced, so that citizens and local officials may par- ticipate in environmental screening deci- sions and in the scoping phase of environmental impact statement prepara- tion. In conjunction with the Municipality, the industry proposing the development will participate in public meetings as specified in step 5. Concerns expressed by any private individual, organization or agency shall be properly recorded and industry will be responsible for commenting on these con- cerns, proposed alternatives if feasible and outline mitigation actions that could be used to resolve any major identified problems. _Step 6. Of the candidate sites presented to the public, one site should be identified for site specific planning. At this step industry shall submit a formal proposal to the Municipality and appropriate Federal and State agencies. All appli- cable Federal and State policies, laws, permits, regulations and procedures shall be complied with. The formal submittal of a development proposal will set in motion the process necessary to obtain a buiding permit, and obtain a conditional use permit and/or a natural resource extraction permit. Standards and cri- teria are specified and outlined in Title 21 of the Anchorage Municipal Code. Issuance of any permit will be subject to compliance with all Federal and State requirements, policies, permits, regula- tions and resolution of major conflicts identified as a result of federal, state, local or public review. Policy 3 Proposals for development of energy facilities that may significantly affect the coastal zone shall be subject to a minimum of two public hearings with the Municipality. One will be held before the Planning and Zoning Commission and one before the Municipal Assembly. Other public hearing may be called for by appropriate federal and state agencies. Policy 4 Energy facilities, except transmission lines and electrical substations, will be restricted to those lands capable and suitable for such facili- ties and must be located in one of the following zoning classifications: I-2, I-3 and PLI or unrestricted providing a conditional use permit is obtained. The following diagram/flowchart is recommended as a for- malized planning process that should be used at the local level to assess the capability/suitability, feasibility and desirability of locating a major energy facility within the Municipality of Anchorage. Adoption of the process will standardize a planning process and provide uniformity in evaluating all such development proposals. Once site capability/suitability and opportunity/constraint analysis has been completed, industry must comply with local government regulations, e.g. conditional use permit require- ments, criteria and standards. Prior to the issuance of a conditional use permit, a full environmental impact state- ment must be prepared. The criteria and standards required for a conditional use permit for energy facilities (as defined by the State) are contained in Appendix A. Appendix B contains, in summary format, an identification of impacts that may be associated with large energy facilities possible or likely to be located in Anchorage. In conclusion, virtually all large-scale energy facilities will cause some negative impacts at the local level. Careful planning is necessary to minimize these impacts. Economic benefits may help offset these negative impacts to some degree. Citizens and local officials should explore the possibilities of offsetting negative environmental impacts by urging industrial developers (energy related) to incorporate community needs into their facility design and planning. For example, a coal-fired power plant might be built with refuse-derived fuel capability, thereby reducing local land requirements for solid waste disposal, or built with district heating capabilities. The siting process for many energy facilities, especially power plants and transmission lines, may take several yars. Citizens and local officials who-want to influence the pro- cess must be willing to follow it through to the end. Even after the siting process is completed, they must be prepared to monitor events to make sure that agreements and con- ditions are implemented. , [ENERGY FACILITY SITING PLANNING PROCESS] LOCAL GOVERNMENT SITING PROCEDURE INDUSTRIAL PROFILE REQUIREMENTS @ Facility Type Proposed @ Description of Proposed Facility © Expansion @ Schedule @ Management @ Rescource Requirements @ Transportation @ Employment @ Population @ Public Services © Environmental Implications © Economic Implications @ Social Implications © Site / Siting Requirements —- INDUSTRIAL PROFILE FACILITY TYPE SITE AND SITUATION REQUIREMENTS CONDUCT CAPABILITY ANALYSIS DEFINE BASELINE DATA REQUIREMENTS @ Landforms @ Geology © Soil © Vegetation ©Slope © Hydrology @ Habitat ®@Land Use PREPARE OPPORTUNITY/ CONSTRAINT MAPS @ Water Quality © Foundation Conditions © Soil Limitation @ Wetlands © Important Habitat © Seismic Hazards © Slope Stability © Archaeological / © Bathymetry Historical Sites © Air Quality ; Coastal Processes ® Noise . Erosion ® Drainage @ Floodprone © Very High Capability @High Capability Moderate Capability @Low Capability © Unsuitable PREPARE CAPABILITY SITING MODEL & MAP INOUSTRY REVIEW MEETINGS COMPOSITE MAP CANDIDATE SITE SELECTION POTENTIALLY CAPABLE SITE(s) MAP CONDUCT PUBLIC MEETINGS FEDERAL AND STATE AGENCY REVIEWS PRIORITY DETERMINATION AMONG SITES FOR SUITABILITY ANALYSIS Continued on Sheet Two : Sheet One of Two Continued from Sheet One CONDUCT SUITABILITY ANALYSIS Industry Defined Acreage ond Facility Requirements CONSTRUCTION PHASE Industry Defined Acreo ond Facility Requiremen OPERATIONAL PHASE Infrastructure / Site Requirements: Analysis " Community Surplus or Ex- Community Deficit or Focility Requirement Industry Minimum My ee geen ee Existing Community Anolysis Requirements quirements Requirments Infrastructure fi J 1 t @ Transportation @ Schools @ Medical © Police @ Fire @ Access @ Labor @ Expansion Ability @ Distribution @ Docks @ Gravel @ Solid Waste PUBLIC MEETING Community Infrastructures Cannot Meet Facility Require - ments- Select Alternative Site Community Infrastructures Can Meet Facility Requirements Continue Suitability Analysis Compatable With Muni- EXISTING ZONING }—[LAND OWNERSHIP LAND USE cipal Comp Plan, Water Quality Plan, CZM, Air Quality and Wetlands Plan and Adjacent Land Uses Identification and Selection of Suitable Site Industry Proposal Submittal Begin EIS Process Initiate Detalied Site Planning and Combined Capability / Suitability Analysis PLANNING COMMISSION MUNICIPAL ASSEMBLY Conduct Public Hearing at re | Compliance With All Fedral ond Local Level biranaheree tet te: State Requirements Initiate Permit Application Process Preparation of Site Plan: Preparation of Plans to meet Conditional Use Permit Siting Approval Be; Sheet Two of Two APPENDIX A Chapter 21.15 PROCEDURES FOR OBTAINING VARIANACES, CONDITIONAL USES, SUBDIVISION APPROVAL AND OTHER SPECIAL LAND USE PERMITS Sections: C 21.15.010 Procedures for Obtaining Variances. ; 21.15.020 Procedures for Obtaining a Special Flood Hazard Permit. 21.1§.030 Procedures for Obtaining a Conditional Use — Appeal, Conditions Enforcement 21.18.040 Sign Permits. 21.15.050 Land Use Permits Required. + 21.15.060 Land Use Permit — Agpiication. 21.1§.070 Mobile Home Parks — Annual Permit Required. 21.15.0800 Mobile Home Parks — Annual Permit Application. 21.15.00 Mobil Home Park Permit — Continuation of Prior Law. 21.15.100 Procedure for Obtaining Subdivision Plat Agproval — Vacations. 21.15.110 Preliminary Plat — Application and Submission Requirements. 21.18.1915 Preliminary Plat — Action. 21.18.120 Final Plat — Filing Procedures, Suomission Requirements and Conditions. 21.15.125 Abbreviated Plat Procedure. 21.18.130 Vacations. 213.18.138 Fees. 21.15.010 Procedures For Obtaining Variances a. special conditions exist wnich are pecu- , liar. to the land, structure or Suiiding A. Authorization. A variance from the provisions of involved and which are not applicable to C the zoning or floedpiain regulations (Chapters other land, buildings or structures in the 21.35 through 21.60) may be granted by the same district: and Zoning 8card of Examiners and Appeais. A variance from the provisions of the subdivision regulations (Chapters 21.80 and 21.85) may be bd. strict interpretation of the provisions of granted by the Platting Board. Any variance the Zoning Ordinance would ceorive the granted shail be the minimum variance that will applicant of rights commonly enjoyed make possible a reasonable use of the land, by other properties in the same district building, or structure equivalent to, but not uncer the terms of the Zoning Ordi- exceeding, the use of simiiar land or structures nance: and permitted generally in the same zoning districts. A variance from the floadpiain regulations must be in accordance with Section 21.80. c. special conditions and circumstances do not resuit from the actions of the applicant and such conditions and cir- B. Aoplication. An application for a variance shail cumstances do not merely constitute be submitted on a form orepared by the Munic- pecuniary hardshio or inconveniences; ipatity. A request for variance may be initiated and : only sy the property owner or his authorized / recresentative. The aociicatian must state with d. granting the variance would Sein har- particularity the relief sought and must scecity mony with the objectives of the Zoning the facts or circumstances that are aileged to Ordinance and not injurious to the neign- smow tnat the apolicaticn meets the following torhood or otherwise ¢etrimentail to the stancarcs: pudlic weifare; and @. granting the variance wiil not sermit a ‘ 1. with rescect to variances from the zoning use thatis not otherwise cermittec in the ( reguiaticns: district in wnich tne orocerty lies: anc 21-27 Cc. the variance sranted is the minimum variance that will make possible a rea- sonasie use of the land, Suilding or structure, 2 with rescect to vartancas to the subdivision reguiations: a. there are sceciat circumstances cr condi- tions affecting the precerty such that the strict apoticaticn of the orovisions at the subdivision reguiations wouid Clearly be impracticai, unreasonasie or undesirabie to the generai public; and o. the granting of the scecitic variance will not be detrimental to the public weifare Or injurious to other property in the area in which such property is situated: and ¢. Such variance wiil not have tne effect of nullifying the intent and purpose of the suodivision reguiations or tne Comere= nensive pian of the Municipality; and ¢. uncue hardship would resuit from strice compliance with scecitic provisions cr requirements of the subdivision regu- lations. The applicant may supciement the form with susporting decuments. Pubtic nearing. The date shai! e set for public nearing on the variance after the application for suca is recaived. Not less than 14 days sefore tne hearing, notice snail se cubtisned in a newsoacer of general circulation. The erecerty for wnica the variance is sought shail be sosted, and cue notica shail te maiied to parties of interest “Parties ot interest” snail te construed to Sereal property cwners of record on the Munici- pal Assessor's records within a 300-feot geri- gnery of the property for which a variance is scugnt, cr the owners of tne nearest 30 parceis of land, whichever is the greater numcer of aries. When a sarcai fer which a variance is sougnt lies within the Scuncary ot an ofticially recognized community csuncii, the csuncii snail Se culy notified at least 14 ¢ays cefere the sustic Nearing. Stancares. Uniess ctherwisa scecified sy Crei- Manca, the stancarcs to Se aopiied ta the con- siceration of a variance request snail Se as set fern in suesection 3 nerect. Acsrevail. The Soarc emccwerec to hear the request forthe variance small concuct an inquiry sesignec ic fing wnetner the stancarcs for issuanca of ime variance nave seen met. The Scare must make generat fincings of fact sutt- Gent ts succert its csc:sion 2s scecitied in subsection @ hereot. A concurring vote of a majority of the fully constituted memcersnio of the Scard shal ce required to grant 2 variance. In granting any variance eacn Scarce may are- scribe conditions anc satequarcs to assure conformity with the surtese ane intent of ail raievant pianning and lane use orainances. Violation of any sucn condition or safeguarc wnen made a gart of the terms of tne variance snail 6e deemed an uniawtul act ang snail ect to suspend the effect of the variance. Any variance granted shail cecome null ana vie if the var- iance is not exercised within one year ofthe cate it is granted or it any structure or cnaraczarr of UsSe@ permitted Sy variance is moved, aitersd or ciscontinued. F. Aogpeal. An acpeal from a decision of the Flat- ting Board shail be Srougnt in accoreance with Sections 21.30.010—.100. An acceal from a Gecision of tne Zoning Soare of Sxaminers snail be Srougnt in acesrdance witn Seezion 21.30- .180. (Adacted from GAA 21.08.C80F anc 21.10- 970). 27.15.020 Precadures for Obtaining 2 Speciai Fieed Hazard Permit. A. Any use, structure or activity listed in the feed. plain regulations as requiring a soesial ‘ood hazard permit is orenibited until the issuance of such permit. Aaptications for sseciai flecd nazar¢ permits may se mace to tne ofticiai administering the floecsiain raguiaticns on forms furnisned by the Municigaiity. 3. Any apciication for 4 special Hood mazare cer- mit must contain the failowing material: 1. Slevation in relation te mean sea levei, ofthe lowest floer (inctucing sasement) of ail structures; 2 Gievation in relation to mean sea level to whicen any structure nas seen floecsrociad: 3. Certification Sy a registerec srefassionai engineer or arcnitect that the Hoecercating methods for any acnresicential structure meet the feecsreeting criteria in Secnon 21.80.063(A); ana 4. Ceseristicn of tne extant to wnicn any watercsursa wiil Se altered cr raiceatsc as z result of sresesed ceveicement. C. Usen receict cf an asciicatien ‘or a sceciai Niece Nazare sermit, the official snail transmit oscies of tne acctication. tegermer witn ser:- Ment information :s interastec amc aiteciec ( mn om Geoartments and agencies within the Municipal- ity requesting technical assistance in evaluating the proposed application. The official shail require more detailed information ‘rom the applicant where special circumstances necessi- tate. Such additional information may inctuce: 1. a valley cross-section showing the channel ofthe stream, elevation of land areas adjoin- ing each site of the channel, cross-sectional areas to be occupied by the proposed development. and high water information: 2. specifications of proposed construction and materiais, flood proofing, tilling, dredging, grading, channei improvement, water supply, and sanitary facilities: 3. a profile showing the siope of the bottom of the channel or flow line of the stream: 4. areport of sail types and conditions. Criteria for issuance of floed hazard permits. Permits shail be issued if the application and supporting material demonstrate that: 1, the proposed use or structure poses a min- imai increase in probable flood heignt or velocities Caused by encroachment: 2. the prososed water supoly and sanitation systems and the ability of these systems to prevent disease, contamination and unsani- tary conditions wiil net te impaired by floocing; 3. the susceptibility of the proposed facility and its contents ta flaed ¢amage is minimal: 4. there will be adequate access to the prop- erty in times of flood fer ordinary and emer- gency venicies; S. the proposed use, structure or activity is in conformance with all applicable land use regulations; 8. allnecessary flocd proofing will be provided. Time for acting on application. The official snail act on an apolication in the manner described acove within 30 days trom receiving the apolica- tion, except that where additional infermation is reguired the official shail act within 30 days of the recsiot of sucn additional requested intor- mation. Notice of Ficod Hazare Cistrict. Where any sor- tion of the suécivision is situatea within the Piece Hazare Cistrict 2 note snail ce olacea on ime ciat wien reacs: Portions of this subdivision are situate within the Ficod Hazard District as it exists on the date hereof. The soundaries of the Ficed Hazara District may be altered from time to time in accordance with tne orovisions of AMC §21.80.020. All construction activities and any land use within the Fiood Hazarc District shall contorm to the requirements of AMC Chapter 21.60. G. Appeal. An acpeai from a decision of an admini- Strative official regarding a flood hazard permit shail be brought in accordance with Sections 21.30.110 - .160. (Adapted from OR 75-111). 21.15.9030 Procedures tor Obtaining a A. 27-23 Conditionai Use — Appeai, Conditions, Entorcement. Authorization. The Planning and Zoning Com- mission may, in its sound discretion, grant a Concitionai Use permit tor those uses or struc- stures specified within the “Conditional Use” Paragrapn of the district regulations for each Zoning district in accordance with the Comore- hensive Plan and subject to the standards pro- vided by Ordinance. Pre-agplication conference (for FUO eniy). Sefore an apptication for a Conditional Use fora Planned Unit Development may Se suomittec, the prospective applicant shail meet with the staff of the Municipal Planning Cepartment to review the proposed project. At the pre-application conterence, the staff snail review the evelopment procosail and shali advise the prospective applicant concerning the compatibility of the proposal with tne intent and Stancards of this chapter. Within seven days from the date of tne cre application conference, the staff shail furnisn the orospective applicant with comments and recommencations in writing to inferm and assist the applicant in meeting the intent and stanc- arcs of this title. The Planning Cirector may promuigate regula- tions pertaining to ore-acolicaticn conferences tor other Concitionai Uses. C. Application. An application for any Conditional Use may be mace by a property owner, nis attorney-in-fact, a lessee, contract surchaser, or government agency.. 1, Within 30 days after receiving an acciica- tien, the Planning Oecartment snail sche- Gule 4 post-apciication conferencea with the apoticant. The sest-acctication conterencs shall afford the appticant an ceportunity to meet with reoresentatives of other affected Municigal cepartments. The affected Muni- cipal departments shall have reviewed the application prier to the pest-anpiication conference, and at the conference shail advisa the applicant as to the acceptability of the application necessary te render it acceptable. 2 In orcer to determine the possible acceota- sility of a prepesed Conditional Use, anpti- cation may 5e made fer concent approval. At the option of the applicant. conceot accrovai may be avoiced and the orcposed Conditional Usa may ce suamitted for finai approvai. The fee fer an agptication forcoan- cast approval snaii be the same as and in addition to that charged fer a fina! asprevai of a Conqitionai Use. 3. A cate snail beset ter public hearing. Notice of sualic nearing on the propesed Candi- tionai Use shail te published 14 days pricr to tne hearing in any newsoaper of generai Circulation within the Municisality. The notice snail indicate the time and siace of a suclic hearing, and shail inctuce an apcro- priate descripticn of the srocesed Conci- tional Use and a4 statement that the pro- posed deveionment may inciuda land uses or structures not otherwise allowed in the zoning districz. The Planning Cirecter shail causa asignor signs to Oe eraczed on the praperty at least 14 cays prior ts the public hearing incicat- ing the mature of the ereccsed special excacticn, identifying tne grocerty and stat- ing ‘Re Cate. time anc piace of spuciic hearing. In aacitien te the naticas incicated above, Gue Actice shail se maile¢ tc sarties of interest at least 14 cays Sefore tne suctic Rearing. “Sarties of interest’ small 3e construed ic Se real srecerty cwners cf racorc on ihe Municical Assesscer3 -secre a no within a 30Q-foot zerionery of the area sro- posed for the Conditional Use or the owners of the nearest 50 parcets of land. wnicnever is the greater numcer ct sarties. ‘When a oropesed Concitional Use lies within the Counaary of an otticiaily raceg- nized community council, the community council snail de duly notified at east 14 cays before the suaiic hearing. O. Concest apcroval — submission requirements. written documents. a alega!l description of the tctai site cro- posed for deveiogment. inciudcing a statement of present cwnersnio and zoning of the proposed site: 0. a statement of planning ccjeczives to 3e achieved by tne Conditional Use. inciuc- ing a Ceserption of tne cnaraczar of ine procesed ceveloement anc an exsiana- tien of the facters that cetermine tne farticuiar scneme oropcsed: c. a development schecule incicating che aporoximate cates in wnich const tion or phases of construction wiil cegin and the cates in which constructicn genases wiil ce comoietec: o ao Ce ¢. 4 statement of intent as to final owner- ship of the arcject. inciucing any ziens for rental, sale or combinations tnereot a sucn other infermation as may cesceci- fied under stancares tor Conditional Uses set forth in the zoning reguiaticns: f. such other intormation as may 3e deemed necessary oy the Flanning Commission or Flanning Ceoarment staft or such information as the accii- cant may wish to suemit: g. an apoticaticn for a Planned Unit Ceval- opment shail, in adciticn. seaccemcan- ie@ by infermaticn regarcing aumcer and types of structuras. accreximat gross and net resicential cansities. amount of srivate ccen soaca, amcunt of precosed uses nat otherwise sermit- ted in the zoning Gistrict, tne tyses of ewelling units ertccsac. 2. site slam ane succerting macs. a vicinity macs showing tne orsccesec Ceveiogmentin ratation co tmesurrs ing ceveiccoment anc Malcr streets anc utilities: existing site conditions, inciuding topo- graphical maps showing contours at least every 10 feet: ¢. generalizied land use map showing location and types of all proposed uses and structures and height and bulk of ail prososed buildings: existing and proposed vehicular circula- tion system, inciuding parking areas. storage areas, service areas. loading “areas and major points of access, inciuding street width and right-of-way; @. proposed pedestrian circulation system, it any, and its relation to outside circulation; ft. such other information as may bespeci- . fied under applicable standards for Conditional Uses set forth in the zoning reguiations; an application for a Planned Unit Devei- opment snail incitude the location and arrangement of ail open space. common recreational space, private open space; pedestrian ways and preliminary lancs- cape treatment. g. &. Final acproval — sudmission requirements. written documents. a All information listed ds written docu- ments necessary for concept approval. An application for a Planned Unit Oevelogment shail include the number of bedrooms proposed for each type of dwelling unit: If the Planning Commission finds that the proposed development is of such magnitude or location that its effect on Natural or artificial features of the sur- rounding area may de substantial, the Commission may require any or ail of the following analyses. The Commis- sion may require that particular ana- lyses be prepared and signed by per- sons with specific expertise and crecen- tiais required to make such analyses. These analyses may inciude Sut arenct limited to: (1) am analysis of the haiding cacacity oftneland within the procosed cevel- opment and the imoact of the cro- posed cevelooment on the natural environment: 21-31 4 “. F. fe wm (2) a detailed soil test report: (3) a traftic impact report: (4) an economic impact recort: (§) an air quality impact report: (6) a noise impact resert. site plans and suoperting mags. a all information listed as slans and maps necessary for concect aporovai: a detailed site pian showing tne exact location of ail buildings and structures on the site, access points, venicular and pedestrian circulation, parking and a special layout of the uses proposed within the develcoment. Approval. Concept apcroval and finai acoroval fer a Conditional Use shail be granted only sy resolution of the Planning Commission. The resolution must specify that the approval is subject to compliance with ail standards for Conditional Uses. the site sian and any additional cancitions wnicn may bea cartof the aocrovai. Conceot approval shall act only as an approval of the general types of uses pro- posed. Concept approval shail not ocerate as an approval of precise design. site plancr intensity of usa. Concept acprovai for a Flannec Unit Oevel- opment shail not operate as aoproval of ore- cise densities. heights or locations of resi- dential, commercial or industrial uses. Before final aoproval is granted. tne Com- mission may require modifications of the site plan and add or ¢siete concitions of approval. The Commission may apgrove minor revi- sions to 2 PUO site plan following ‘inal approval without a public nearing. The Cammission may approve major revisions to aPUD site cian only after netcing a puolic hearing in the same manner 2s for tne initial application. Requests for tinal apereval must Se macein writing to the Commission within 18 montns after the cate of tne resoiution granting ¢oneest acpreval. If no such request is received within 18 months, unless otherwise specitiee ty the Commission, concest - aporcoval snail ce ceemed excired. 6. A resolution granting final aoprovai may be accpted onty if it inciuces the following fingings: a (Nat the orocosed construction and use of tne Conditionat Use wiil not Se cetri- mental to the general weifare of the ommunity; &. that the Canditional Use meets the standard for the propcsed use set fortn in Chapter 21.30 and any reguiations governing the use promuicated under this Title; c that there are adequate existing sewage cacacity, transportation facilities, ener- Sy supcly and water suoply to serve the oronosed Conditional Use: ¢. that the Conditional Use centerms te the intent of the zoning reguiations: 2. (Mat the use or uses proposed are appropriate to the character of tne area . in.wnien the project will be located: #, that the devetooment wiil net have a suostantiai negative aesthetic effect cn the locale of the project g. that the Conditicnai Use is in accorc- anca with the Comorenensive Plan; mn. tMat the srosesed use wiil not subject surrounding procerties anc pedestrians to nazarccus traffic conditions. G. Conditions. Final acerovai may Se granted sub- ject to comeliance with such concitions as the Commission may require. Such csnditions as are required Sy Ordinance and such other con- ditions as the Commission tinds necessary shail be mace a part of the terms under whicn the Cencitional Use is granted. and viciations of sucn terms snail Se deemed 2 viciation of this title. The Commission may require any or ail sucn ¢sncitiens to Se inciuded as esvenants. onditions or rastricticns in any sufsequent conveyances of tne suaject srecerty. Such csv- gnants, conciticns and restrictions must 6 recerceac with the Cistrict Recercer. Time limitations, Final accreval cf 2 Canciticnal Use small scecity sctnm commencement anc comecieticn cates ‘cr tne srecesed cevelicc- ment. Concitionai Uses fortamecrary orintarim wses small terminate in tnres years, srovicad tnat 27-2: two-year extensions may 5e granted sy the Commission following a suslic nearing on tne matter. The Commission may grant extensions for good cause only. Failure to camaly with a specific completion date or extencec cates shail ocerate as a revocation of final aocrovai and shail sugject tne owner and ¢ceveiocer to civil and criminal cenaities. Enforcement 1, Im granting final acprovai for a Concitional Use, the Commission snail require acequate guarantees of comcliance with ail conci- tions of approval ang the standarcs of this title. Sucn guarantees may inciuce. Sut are not limited to, pertermance sends, lien agreements or escrow decosits in an amount sufficient to ensure comeliancea. 2 The deveicoment ot 2 Conditional Use, sro- ject cr site following final aoprovai snail oe in accordance with the resciution cf acerc- val, ail standards of the zoning reguiations (Chapter 21.30) and the aocrovec site cian. Failure to ooserve such conditions or standarcs snail be deemec avioiation ofthe zoning reguiations. Platting tor Conditionai Uses. 1. A plat must be suomitted’ ang aocroved ir conjunction with final apercval of any Conditional Use where the sro- posed deveicoment will result in a succivi- sion as cefined in this title. 2. Either the Platting Officer of the Planning Commission snail be the alatting autncrity tor plats required uncer this sugsecticn. The Platting Officer snail be the platting autnor- ity untess the Flanning Commission orders in its final acereval of tne Conciticna Use that the Planning Commission snail 2c as the platting autnerity therefor, or uniess in Conditional Use aopticant requests in writ- ing prior te the granting of finai aocrovai that the Planning Commission act as tne Siatting authority therefor. Flats recuirec uncer this sucsecticn snail ce reviewed uncer the aporeviatec siatting srececurea in Section 21.15.125. 2. The Planning Commission may racuirs tna ail cr cart of any utility corridor, roacway, waikway, Sicycte way, aark. glaygrcuns 2 other suclic area shown on 2 siannec seit seveioement sita sian ce cecicatec ‘cr Suc- li¢ use. The Planning Commnissicn snail idantify on ime site stam any areas weicn it required to Se so cecicatec. K. Appeal. An appeal from a decision of the Plan- ning and Zoning Commission regarding an application for a Conditional Use shall te Srougnt in accerdance with Sections 21.30.010— 100. (Adapted from GAAB 21.08.080 and .060). 21.18.0490 Sign Permits Procedures for ostaining a sign permit shail be as set fortn tn Chapter 3 of the Uniform Sign Code. (Adapted from GAAS 21.0§.060). 21.15.050 Land Use Permits Required. A land use permit shail be required for any construc- tion of a building of 100 square feet or more if and only if the construction is not subject to the requirements of the Uniform Building Code. (Adapted from GAAB 21.05.080). . 21.15.060 Land Use Permit — Appiication Application for a land use permit shail be made in writing upon farms furnished by the building offi- cial. Such application shail contain the legal des- cription and the dimensions of the property, the proposed use of the duilding or structure, and the name anc address of the land owner. The building official shall require the filing of a scaled site pian and such other pertinent intorma- tion as may be necessary to assurecompliance with . the regulations of this Title. The administrative ofti- cial shail not issue 2 land use permit unless the procosed use, Suilding or structure and its location are in compliance with the provisions of this Title. No permit issued hereunder may be assigned or transterred. A land use permit shail expire in 180 days if actual construciton has net commenced on the site. (Adapted from GAAS 21.05.080). 21.15.070 Mobile Home Parks — Annuai Permit Required. No person may construct, operate or maintain 2 mobile home park within the Municipality of Anchorage without first obtaining an annual permit im acsorcance with this chaoter. (Adapted from CAC 6.80.029 and GAAS 21.20.0420 and .950). 21.15.6080 Mobile Home Parks — Annuai Permit Apoiication A. Initial sermit. An agalication for an annual mecile nome Sark sermit snail Se sugmitted to the suilcing official or Ris cesignee on a form freviced sy the Municicality. The agotication form small se accomoaniec Sy a sit2 Sian crawn ime fetlowing: 1. aspecific layout of mobile nome scaces sat- ting forth the dimensions of each saace: 2. a depiction of all permanent suildings and structures, inciuding a descriotion of the Purpose or function of each sucn building; o a specific layout of all streets. access soints. and parking areas; 4+. a depicition of ail storage and recreationai areas including common open space, and landscaping features; 5. a specific utility layout indicating the loca- tion of ail sewer, water, gas, alectrical and telephone utility placement: 6. such other information as may be required by the building official as reasonably neces- sary for the enforcement of tnis title. 3. Renewal permit. The building official may waive those submission requirements listed apove which are found to be unnecessary fer tne renew- al of an existing permit. C. Fees. The application shail be accampanied cya fee establisned by the Assembly by resalution. ° O. Transferability. Mobile home park permits may be transferred to a new owner or Operator if and only if the Guilding official is notified of such intent to transfer and is supclied with the name and address of the new owner or operator. (Adapted from CAC 6.60.020 and GAAB 21.20.0580, 060 and new). 21.18.08 Mobile Home Park Permit — Continuation of Prior Law. The annual mobil home park permit required dy this chapter is a continuation of the requirements of former City of Anchorage Code Section 6.640.010 et seq. and former authority of those sections shail remain in effect until the expiration date proviced under the terms of issuance of such permit. Follow- ing the expiration of sucn prior permits, initial aocli- cations or renewai acplications shall se arccessed in accorgance with this cnacter. (new). 21.15.100 Procedure for Obtaining Subdivision Plat Approvai—Vacations. A. Authorization. The Platting Authority snail review ail sugcivisions of land within the Munici- pality in accercance with the procecures set forth in this cnaoter anc the stancarcs anc requirements set forth in Chacters 21.75 throucn 21.87. 21-33 Chapter 21.25 ENFORCEMENT — VIOLATIONS AND PENALTIES Sections: 21.25.010 B8uilding Permit — Compliance with Title. 21.28.0209 Entercement Orders. 21.28.030 Violations, Penalties and Remedies. 21.25,010 Building Permit — Compilance with Title. No building or land use permit may be issued unless the proposed use or structure conforms to ail plan- ning and land use reguiations contained in this Title. If a proposed land use or structure is permitted only by Special Permit, Conditionai Use orvariance must be provided. Building permits may be revoked if the terms and conditions of any Conditional Use or var- iance are violated. (Adapted from GAAB 21.05. 080C). 21.25.020 Enforcement Orders. Pursuant to Section 21.10.005 of this Title, an admin- istrative ofticial designated to enforce or administer planning and land use ordinances may order: the discontinuance of uniawtul uses of land, buildings or structures; the removal or abatement of uniawfui buildings or structures or any uniawtui additions or alterations thereto; the discontinuation of construc- tion or preparatory activity leading to an uniawfuil structure or use of land: or any other action neces- sary to ensure comoliance with ail planning and land use reguiations inciucing, Sut not limited to, suspension or revocation of building permits, Con- ditional Uses or other Municipal land use permits. Any enforcement order subject to review by the Zoning Board of Examiners and Appeals in accor- dance with the provisions of Section 21.30.110 which is issued in writing and served personally or by certified mail shail be final unless appealed to the Soard within 30 days of service under the provisions otf Section 21.30.1390. An official enforcement order need not be issued prior to the commencement of legal action. (Adapted from GAAB 21.05.0808, .100 and new.) , 21.25.030 Violations, Penaities and Remedies. A. Civii remedies. If there is a violation ofthe terms of any chagter within this Title or of any conci- tion, regulation or safeguard acopted in con- junction with the granting of any Conditional Use, subdivision slat, variance or other permit authorized uncer this Title, the administrative cfticial, the municipal attorney, the Assemciy or any aggrieved citizen may institute or cause to Se instituted any acorcoriate civil action to gre vent, enjoin, abate, estco. remeve or punisn sucn viciation ¢r ta obtain monetary camaces m 21-51 suitered by such party. In addition to injunctive and compensatory relief, each violation shail be subject to a civil penalty not to exceed $1,000.00. An action to enjoin any violation of this title may be brought notwithstancing the availability of any other remedy. Uson applica- tion for injunctive relief and a finding of an exist- ing or threatened violation, the superior court shail grant injunctive relief to restrain the violation. Criminal remedies. Every act or the mainte- nance of any condition oronitited by this Title or by any condition, safeguard or regulation adopted in conjunction with the granting of a Canditionai Use, subdivision plat. variance or other land use permit authorized by this Title is unlawful, and the wiilful commission of such act or maintenance of such condition is a misde- meanor. Every person convicted of a violation of any provision of this Title or any administrative condition, regulation or safeguard referred to above shail be punished by a fine or not more than $1,000.00. Each unlawful act cr condition and every day upon which an unlawful act or condition shail occur shall constitute a separate violation. Parties. A proper party for any enforcement action under subsections A and 8 hereof shail inciude, but shail not Se limited to: 1. any individual, association, or corporation who owns, occupies, controls cr has the tignt to contro! any premises, building or structure or any part therect on wnicn avio- lation of this Title has Seen committed or exists: 2 any individual, association or corporation who participates in, assists in, commits. or maintains violation of this Title. Special remecies aoglicaole to subdivision reg- ulations. 1. Itis unlawful for any owner, !essee or agent to partition , seil, transfer, lease or acres to partition. sail, lease or transter any lanc which resuits in a subcivision as cefined Sy this Title sefore a clat of the suacivision nas ceen duly accroved and recorced in acesr- cance with the land suacivision reguiations. 2. No serson may file or record a suddivision platin any pualic office uniess the plat bears the approval of the Municipal Platting Authority. 3... The Platting Authority may enicin any carti- tion, lease, transfer or sate of land whicn would resultin an uniawful sucdivision. =ol- lowing an unlawful partition, transfer, iease or sale, the Platting Autnerity may enjoin any further transfer or sale of ail untawtuily suBciviced parcels until such time as the Parceais are Culy suddivided or rarurned to commen ownersnio. (Adaoted from GAAE 21.95.08, .100, 21.10.070 and AMC 10.08.- 020, 15.05.120 and 26.10.070). \ Chapter 21.40 ZONING DISTRICTS Sections: 21.40.010 Zoning Map — Districts Designated. 21.40.020 PL! — Public Lands and Institutions District. 21.40.0320 R-1, R-1A — Single-family Residential Cistricts. 21.40.040 R-2, R-2A, R-2D — Two-family Residential Districts. 21.40.050 R-3 — Mulitoie-family Residential District. * 21.40.0600 R-4 — Multipie-family Residentiai District. 21.40.070 R-§ — Rural Residential District. 21.40.080 Red — Suburban Residentiai District (Large Lot). 21.40.080 R-7 — Intermediate Rural Residential Districe. 21.40.100 R-8 — Rural Residential District (Large Lot). 21.40.110 R-9 — Rural Residentiai District. 21.40.120 0-2, 0-3 — Residential Development Districts. 21.40.130 R-O — Residentiai-Oftice District. 21.40.140 8-1 — Local and Neighborhood Susiness Districs. 21.40.1509 8-2A — Cantrai Susiness District Core. 21.40.160 8-28 — Central Business District Periphery. 21.40.170 8-2C — Central Business District. 21.40.180 8-3 — General and Strip Commercial Susiness Distric:. 21.40.1980 8-4 — Rurai Business District. 21.40.200 I-1 — Light Industrial Distric:. , 21.40.2170 I-2 — Heavy Industrial District. 21.40.220 1-3 — Rural Industrial District. 21.40.2230 W — Watershed OCistricz. 21.40.2490 U — Unrestricted District. 21.40.010 Zoning Map — Districts Designated. A. The Municipality of Ancherage is hereby di- vided into use districts as shown on the Zoning Mage of the Municipality of Anchorace (origi- nally designated as Zoning Mac of the Greater Anchorage Area Borough adopted by ordi- Nance 1-69), hereinafter called Zoning Map, which, together with ail expianatory matter there- on, is hereby adopted by reference and declared to be part of this Title in the exact form as it exists as amended. 3. If, in accoreanca with the provisions of this Title, changes are made in use district boundaries or other matter portrayed on tne Zoning Map, such changes shail Se made on the date the amend- ment secomes effective. Tha territcry affected sy the amencment shail be shown on the mao with 2 serial number, and entry snail Se mace in atapular column recara- ing the numcer of the amencment. the orci- nance numcer, the cate of accaticn of the orci- Manca, anc the signatura cf the Munic:cal Clark >) db ov Cc. attesting the recording of the change. No such change shail become effective until such entry shail have been made on the Zoning Mao. Regardless of the existence of purported copies of the Zoning Map which may from time to time be made, the Official Zoning Map shail be lo- cated in the office of the Municioal Planning Department, and it snail be the final authority as to the current zoning status of lands, water areas, buildings and other structures in the Municipality of Anchorage. In case the Zoning Map becomes damagec. ce- streyed, lost cr difficult ta interpret by reason of the nature or number of chances anc adcitions, the Assemoly may by ordinance adccot 2 new oning Mao which snail supersede the oricr Zon- ing Map. The new Zaning Mao may correct crak- ing and other errors or omissions in the anor Zoning Mao, Sut ne such correction snail have the effect of amencing the original Zoning Mac. Sucn new Zoning Mao shail Se marked “This a Zoning Mao adopted by ordinancect the Assem- dlyon (cate) sucersedes the Zoning Mao accoted WICH statement snail —s be signec oy the President of the Assemay and attested oy the Clerk. Uniess the prior Zoning Mapis lost or has been totaily destroyed, tnemano or significant parts therect remaining atter par- hal Gestruction snail de preservec, together with all records of tne Assemtiy regarding its adop- tion and amencment. (cate) The failowing rules for interpretation ct use dis- trict Scuncaries on the Zoning Mao shail agoly: 1. Cistrict Soundaries indicated as aperoxi- mately following the center-lines of right-ot- way lines of streets, highways, or alleys shail Se construed ta-follow such centertines of rignt-ot-way lines: 2 istrict boundaries indicated 2s 2ocroxi- mately following platted Ict lines snail se construes 2s fetlawing sucn let lines. The Municisality of Anchorage is hereby div- iced into the following use districts: 1. PU Public Lands and Institutions Oistrict. ; 2 Rei One-famiiy Residential Cistric:. 3. RetA One-famiiy Residential Oistricz (Large Lest). 4, Re2 Muitipie-family Fesidentiai Oistric? (allowing up to eight units per lot, Sased on the Tabie in Section 21.40.040(F}(3). & Re2A Two-family Residential Cistrict (Large Lot). 6 R-2D Two-famiiy Residential District. 7. Re Multicie-family Residentiai Oistricz. a Ret Multisie-family Residential Olstrics. $. Red = Rural Resicentiat Oistrict. 10. Red Susursan Resicentiat Cistrict (Large Lat). tt. Re? Intermediate Rural Resicential Cistrics. 12 Red Rural Resicential Cistric: (Large Lot). 13. Re3 Rural Resicential Cistricz. th Re Resicentiai-CtHics Cistric:. 1% C-2 Resicential Ceveicement Cistriet (Twe-famiiy). Resicentiai Ceveicement Cisirie: (General). 17, 3st Lseat ane Neienserncee Susiness Cistre:. ~ dy a 14, 19, 20. 21. 23. 24. 2s. 26. 27. 8-24 Cantrai Gusiness District Cora. 8-28 Central Susiness Cistric: Periphery. 8-2C Centra! Business Cisiricz. 8-3 General and Stric Commersiai Business Oistrics. 34 Rura! Susiness Cistric:. 1-1 Light Industrial Oistries. 1-2 Heavy Industrial Districs. 1-3 Rural incusirial Oistrics. Ww Watersned OCistricz. U Unrestricted Oistrics. Each of the districts listed above may se subject to special limitations in accorcance with the provisions of Chaoters 21.25 through 21.55 of this Title. (Adapted from GAAB 21.05.0409). 21.40.020 PL] - Pubtic Lands and Institutions District. The following statement of intent anc use reguia- tions shail agply in the FL! districz: A. The PL! district is intended to inciuce major open lancs anc major puciic and quasi-cuciic institutional uses, inciucing government cttice buildings and existing land reserves for suatic and institutional use. 8. Permitted princicai uses anc structures: 1 2 parks, parkways. greenbeits, land reserves and related facilities: golf ccurses, playgrounds, siayfieics and the like: zoos, museums, histeric and cultural axhic- its and the like; water conservation and flacd centrot instai- lations; educational institutions, inciucing sudtic, private or parechial acacemic schcois, csi- leges and universities: hespitals, sanitanums, ¢chiicren’s nomes. Mursing names, convalescent names, homes fcr the aged. anc tne like. sroviced that nesgitals or sanitamums ‘cr the treat- ment of crug acdicts or aicsnelic satients shail Se cermitted onty sy Concitienal Use: Cemeteries, susject :¢ the stancarc: set fortn im Section 27.30.1740. sewer installations ane water suocty instal- lations: &. utilities installations; 10. convents, monasteries and administrative ofiices of religious organizations; 11. headquarters or administrative offices for such charitable or eieemosynary organiza- tions as Red Cross, Tuberculosis Society, Cancer Society, Boy Sccuts, Girl Scouts and similar quasi-public organizations of a non-commercial nature; 12. governmental office buildings. Permitted accessory uses and structures: 1. crematoriums and mausoleums as acces- sory uses to permitted cemeteries; 2. uses and structures which are necessary or desirabie adjuncts to permitted principal uses anc structures, where such accessory uses and structures are under the manage- ment or contro! of the organization or agency responsible for the permitted prin- cipal use or structure. . Conditional Uses: Subject to the requirements of the Conditional Use standards and procedures of this Title, the following uses may be permitted: 1, churcnes and synagogues, along with the customary accessory uses, inciuding par- sonacges, day nurseries, kindergartens and meeting rcoms; natural resource extraction on tracts of net less than five acres; 3. oil and gas cevelcoment, on tracts of not less than five acres; 4. commercial farming on tracts of not less than 10 acres. including the stcrace (atleast 30 feet from any oregerty line) of farm equipment usec on the same tract; a racio and television transmission towers: a recreation uses, inciucing commercial re~ creation uses fer a ceriod cf time to Se Cetermined cy the Planning Commission: 21-37 7, vocational schools, trade schools, manuai training centers and tne like: 8. correctional institutions, renabilitation cen- ters, reformatories and the like; 9. Planned Unit Oeveiooments: . governmental service shops, maintenance and repair centers and equipment storage yards. Prohibited uses and structures: Any use or structure not of a character indicated under permitted uses and structures or permit- ted as a Conditional Use. Minimum lot requirements: Lot width Lot area 100 ft. 18,000 sq. ft. . Minimum yard requirements: 1. Front yard: 25 feet 2 Side yard: 10 feet 3. Rear yard: 15 feet Maximum lot coverage by all ouiidings: 30%. Maximum height of structures: unrestricted. except that structures shall not interfere with Federal Aviation Administration Regulations on airport approaches. Signs. Signs may be allowed in connection with any permitted use, subject to the sucolementary district regulations and the Uniferm Sign Coce. Parking. Adequate off-street parking shall se provided in connection with any permitted use, the minimum for each use to Se 4s provided in the supplemental cistrict requiations. Loading. Adequate off-street loading 2rea snail be provided in connection witn any sermittec use, the minimum of each use to Se 4s sroviced in the sucgclementary Cistrict regulations. . Ground cover. All areas not cevoted to Suiic- ings, structures. drives, walks, off-street 2arking facilities or other authorized instailations snail be covered with one or more of the fcilowing: lawn grass. shrubcery, trees or other suitacie ground cover materials. (Acactec from GAAa 21.05.050A). 2. junkyards:; 3. manufacture or packaging of cement pro- ducts, feed, fertilizer, flour, glue, paint, petro- leum products, soap, turpentine, or varnish, charcoal, distilled products; 4. manufacture, service or repair of railroad equioment: a open storage of cinders, coal, feed, grain, gravel, manure, muck, peat, sand or topsoil; 6. asphalt batching piants and not-mix plants. Minimum lot requirements; area: 6,000 square feet; width: 50 feet. Minimum yard requirements: 1. front yard: none, except as provided in the supplementary district regulations; 2. side and rear yard: none, except that where a lot adjoins a residential district, a side or rear yard shail be provided equal to that required in the adjoining residential district. If a side or rear yard is provided elsewhere, it shail be not less than five feet in width. Maximum lot coverage by ail buildings: une restricted. : Maximum height of structures: unrestricted, except that structures shail not interfere with Federal Aviation Administration Reguiations on airport aoproaches, and provided further that within 50 feet of any residential district bound- ary. no portion of any structure shall exceed the pertinent height limitations of the residentiai district. Signs. Signs may be allowed in connection with any permitted use, subject to the provisions of the suppiementary district regulations. Parking. Adequate off-street parking shail be proviced in connection with any permitted use, the minimum for each use to be as provided in the succlementary district regulations. Loading. Off-street loading facilities shall be provided in acsordance with the erevisions of the sucsiementary district regulations. (Adact- A. The l-2 district is intended primarily for heavy manutacturing, storage, major shipping termi- mals and other related uses. Also permitted in the district are uses generally permitted in commercial districts. Permitted princioai uses and structures. Any legal business, commercial, manufacturing or industrial land use, provided, however, that residential uses inciucing dwellings, rooming, boarding or lodging houses, apartment dSuilc- ings, hotels or motels are pronibited. Provided further, that no use shall be constructed or ‘Operated so as to Cause excessive noise, viora- tions, smoke, dust or humidity, heat or glare at or beyond any boundary of the I-2 district in which it is located. “Excessive” is defined for these purposes as a degree exceeding that caused in their customary manner of operation by uses permitted in the district, or a degree injurious to the oublic health, welfare or conve- nience. Uses invoiving retail sale, dispensing or service of alcoholic beverages may te sermitted by Conditional Use only. Permitted accessory uses and structures: 1, . uses and structures customarily accessory and clearty incidential to cermitted principal: uses and structures; , 2. in the same structure as 2 permitted princi- pal use, one dweiling unit may be occupied as an accessory use. Conditional Uses. Subject to the requirements of the Conditional Use standards and proce- dures of this Title, the following uses may be permitted: 1, junkyards and salvace yards: 2. airstrips and heliports: 3. Planned Unit Oevelooments: 4 Natural resource extraction on tracts of not less than five acres; wm permitted uses which involve the sale cr cispensing of aiconalic severaces. ed frem GAAS 21.08.0500). &. Prohibited uses anc structures: 1. dwellings excect as sroviced uncer sermit- 21.40.210 1-2 — Heavy Industrial Olstrict. tad accessory uses anc structures: The fcilowing statement cf intent ane use regula- 2. hotels. motels. rcoming ¢r leeging nouses, tiens snail accly in the l-2 cistrics: motile Rome carks. 21-103 J. 21.40.2293 A. ow Minimum Ict requirements: area: 6,000 square feet width: 50 feet. Minimum yare requirements: 1. front yard: none, excect as orovided in the supolementary district regulations: 2. side and rear yard: none, excect that wnere a lot adjoins a resicentiai district. a sice or rear yard shail be provided equai te two times that required in the adjoining residen- tial istrict. If a side or rear yard is provided elsewhere, it shail be notiless than five feetin wicth. Maximum lot coverage by all ouiidings: un- restricted. Maximum height of structures: unrestricted, 2xceet that structures shail not interfere with Federal Aviation Administration Regulations on airport agprcaches, and provided further that within SO feet of any residential district sound- ary, NO portion of any structure shail exceed the pertinent height limitations of the residential district. , Signs. Signs may te allowed in connection with any cermitted use, subject ts the provisions ct the suggiementary district reguiations. Rarking. Adequate off-street parking shail be provided in connection with any permitted use, the minimum for each use te be 2s provided in the supsiementary district regulations. Leacing. Off-street loading facilities shail be proviced in accordance with the provisions of the sucelementary district regulations. (Adapt- ed from GAAS 21.05.0S0P). l-3 — Rural Industriai Olstrict. The l-3 district is intanced for certain rural areas wnien, Secause of their tcccegracny, scii conci- ticn, location. or any camcination of these fac- ters. are Setter suited ‘or incustrmai rather than resicential or commercial ceveioement. Fermittec srimcisal uses ane structures. Any legal susiness, commercial. manufacturing or incustral lamc use. sroviceac. Acwever, that 21-104 resicential uses inciuding dwetlings, rooming/ boarding, or lodcing houses, apartment cuiid- ings, hoteis or motels are orenibited, and aro- vided further, that no use snail 3e constructed or Operated so as to Cause excessive noise. viora- tions, smoke, cust or humidity, heat or siare at or Seyond any Soundary of the I-23 district in wniea it is located. “Excessive” is defined for these purposes as a degree exceeding that Caused in their customary manner of operation by uses permitted in the I-3 district, ora cegree injurious to the public health, safety, welfare or convenienca. Permitted accessory uses and structures: 1. uses and structures customarily accessory and clearty incidental to cermittec princiocal uses and structures; in the same structure as a sermitted arinci- pal use. one dweiling unit may be oceucied as an accessory use. Conditional Uses. Subject to tne requirements of the Conditionai Use previsions of this Title, the foilowing uses may be sermitted: 1. junkyards and saivace yarcs: 2. airports and neliperts: 3. Planned Unit Cevelogments: 4. tanning, curing, processing or storing of raw Nices and skins; © §. garbage. offal, dead animal or refuse incins eration, reduction cr dumping; 6. natural resource extraction on tracts cf nct less than five acres. Prohibited uses and structures: © 1. singte-famiiy dwellings excest 2s sreviced in sucsecticn C atcve: 2. two-family and muitisie-famiiy ¢weilings ex- ¢eet as may Se allowed Sy suosecticn 0 above; Rotels. moteis. racming anc lecging houses, anc ine lika: 4. meociie nome carxs: 3. mexicus. injurious or matarccus uses 2s Sefines in this Chacter. . J. 21.40.2230 Minimum lot requirements: area: 2 acres width: 100 feet Minimum yard requirements: 1. front yard: none, excect as provided in the supplementary district regulations: 2. side yard, rear yard: none, exceot that where a lot adjoins a residential district, a side or rear yard shail be provided equal to two times that required in the adjoining residen- tial district. If a side or rear yard is provided elsewhere, it shail be not less than five feet in width. Maximum lot coverage by ail buildings: unre- stricted. Maximum height of structures: unrestricted, exceot that structures snail not intertere with the Federai Aviation Administration Regulations on airport approaches, and provided further that within $0 feet of any residential district boun- Gary, no portion of any structure shail exceed the pertinent height limitations of the residential district. Signs. Signs may be allowed in connection with any permitted use, subject to the provisions of the sucpiementary district regulations. Parking. Adequate off-street parking shail be provided in connection with any permitted use, the minimum for each use to be as provided in the supplementary district regulations. Loading. Off-street loading facilities shail be provided in accordance with the provisions of the supplementary district regulations. (Adapt- ed from GAAB 21.05.050Q). W — Watershed Cistrict. The following statement of intent and use resula- tiens snail acoly in the W cistrict: A. This Cistrict is intended to preserve and protect tne cotabie water reserves available to Anchor- age inthe Chugacn Rance east of the metreooli- tan area. The major rescensiciiity in the man- agement of watershed areas is the contra! of these factors liacie to contaminate or scllutetne 21-105 water. Agricultural, residential. commercial, indus- trial, or other urban land uses are incompatible with the concept of watersned conservation. All uses of land within the watershed distric:, whether permitted by subsection 8, C or O hereof shall be subject to the provisions of Chapter 15.50 of this Code. Permitted srincipal uses and structures: 1. water reservoirs; water treatment plants; water pumping stations; water transmission lines; snow and water gauging stations: 7 2 - oP high voltage transmission lines. Permitted accessory uses and structures. Cus- tomary uses and ouildings accessory to the principal uses, including but not limited to power lines and access roads. Conditional Uses. Subject to the requirements of the Conditional Use standards and orece- dures of this Title, certain uses, other than those listed under permitted principai uses and struc- tures, may be permitted under the grant of 4 Conditionai Use by the Planning Commission. Any Conditional Use granted under the author- ity of this subsection shall be Conditional on compliance with the provisions of Chacter 15.30 of this Code. In determining whether to grant a Conditional Use, the Planning Commission shall: 1. examine the petitioner's preposai for its impact on ground water supplies and stream pollution, the effects of land devel- Opment on surface water runoff and erc- sion, and the alteration of natural drainage patterns; 2. solicit the technical advice of affected anc knowledgeable public agencies, inciucing but not limited to the Municioal Water Util- ity, the U.S. Sail Conservation Service, the U.S. Geological Survey, the U.S. Corps of Engineers, the Municioal Oepartment of Health and Environmental Protection, the U.S. Bureau of Land Management, and the State of Alaska Division of Lancs anc any private water utility comeany wnicn may ce affected Sy the orcocsed use. ga ce 3. impose any csnditions that it deems raason- abie for attainment of the objectives of this Cistric:. In adcition, the Commission may require the cetitioner to suomit engineering and other tech- Mical stucies that wiil show tne impact of sro- posed ceveicement on the hydrology of the affected area within the water district. Pronibited uses and structures. Any use or structure not specifically permitted under per- mitted uses or accessory uses or cermitted by the Planning Commission as a Conditicnai Use is expressiy pronicited. Minimum lot requirements: none. Minimum yard requirements: none. Maximum lot coverage Sy ail Buildings: none. Maximum height of structures: unrestricted, excect that structures shail not intertere with Feceral Aviation Administration Reguiations on | airport apcroacnes. Signs. Signs may be allowed in connection with any permitted use, subject tc the provisions of tne susgiementary cistric: requiations. (Adact- “ed from GAAB 21.05.050R). 21.50,240 U — Unrestricted District. The following statement of intent and use reguia- tions shail aggty in the U district: A. This istrict is intended te incitude suturtan and rural areas that. Secause of location in reiation- ship to other development, topography or soil esncitions, are net cavelooments and are not excected te ceveicg in the immediate future along <cefinitive land use lines. The permitted uses in tnese cistricts are intenced te ce as flex- idle ane literal as sessitie consistent with sro- tection from noxious, injuricus, hazardous or grossly incomcatibie uses. As develocment sattarns start tc emerge within tMesa@ areas anc tne socnistication of their sro- tactien Secscmes more critical to tne general suciic interest, itis antic:catec tMat sucn !ancs within ing U cistric: will Se srecesec fer mere restrictive zoning classifications. ) 8. 27-108 Permitted principal uses and structures. =esi- dential, cusiness, commercial, incustrial, sualic OF quasi-public uses excect these cronicited / uses specified in sugsection =, anc these ser- \ mitted only sy Conditional Use as scec:tied in suosection 0. Permitted accessory uses and structures. Acces- sory uses and structures customarily incicental to any permitted crinicicai use. Conditional Uses. Subject to the requirements of the Conditional Usa standares and croce- Cures of this Title, the foilowing uses may be permitted: 1. mobile home parks; 2 junkyards, automosiie wrecking yar¢s and salvage yards; 3. noxious, injurious, or hazarcous uses. as Gefined in sugsection = are sronicitec, sro- vided, however, that the Fanning Commis- sion may grant a Concitional Use fer sucn uses when it fings that tne sustic neaitn, safety, welfare anc convenience will oe adequately protected Sy !ocation, tcoo- graphy, fencing, suffering, or cy ctserva- tion of protective performances stancarcs that effectively remove the srcsosec use from classification as a nuisane¢a; 4. naturai resource extraction: 5. uses invoiving aicahclic severage sales and dispensing. 6. Cemeteries. Prohicited uses: 1. noxious, injurious or nazarcous uses. wnich are cefined as any usa that may se noxious, injuricus, or hazardous tc surrouncing srce- arty or sersons oy reason cf the crecucticen or emission of Cust. smoxe, refuse matter. ¢edor, gas fumes, neise, vicration. cr simiiar suostances or concitions. or tne sredcuctien or storage of axcicsive materials: 2 any use cr structure not of a cnaractar ‘nci- cated uncer sermitted uses 2nc¢ structures or sermitted as a Concitiona: Use: 3. amy use or structure wnicn is likely to se gressiy incomeatisie witn estaciisnec zer- manent uses wittin ine area is se aHectec by the crosesed use cr structure. m 4. The duilding official shall review every appli- cation for a building or land use permit for compliance with this subsection. Minimum lot requirements: area: 7,000 square feet. wicth: 50 feet. Minimum yard requirements: none, except as Provided in the supplementary district reguia- tions, Maximum lot coverage: unrestricted. Maximum height of structures: unrestricted, except that structures shail not interfere with Federal Aviation Administration Regulations on airport approaches. ” at-to7 Signs. Signs may ce allowed in connection with any permitted use, subject to the provisions of the supplementary district regulations. Parking. Adequate off-street parking facilities Shall be provided in connection with any cermit- ted use, the minimum for each use to se as Provided in the supplementary district regula- tions. Loading: unrestricted, except that commercial and industrial uses shall provide off-street load- ing facilities as specified’in the supplementary district regulations. (Adapted fram GAAS 21.05.0508). Chapter 21.50 STANDARDS FOR CONDITIONAL USES Sections: 21.50.010 Scope of Chapter — Procedures. 21.50.020 General Standards for all Conditionai Uses. 21.50.030 Standards — Hospitais, Sanitariums, Convaiescent Centers, Nursing or Rest Homes, Rehabilitation Centers, Correctional Institutions, Psychiatric . Institutions and Similar Institutions. 21.50.0409 Standards — Churches and Other Places of Religious Worship. 21.50.050 Standards — Convenience Establishments. 21.50.060 Standards — Gasoline Service Stations. 21.50.070 Standards — Natural Resources Extraction. 21.50.080 Standards — Storage Yards. 21.50.085 Standards — Mini-storage. 21.50.080 Standards — Junkyards. 21.50.100 21.50.1106 Standards — Off-street Parking Spaces and Structures. Standards — Town Houses, Row Houses, and Office Buildings Built to a Common Wail (R-O District). 21.50.120 21.30.1330 21.50.010 Scesse ct Chapter — Procedures. Conditional Uses may be granted by the Planning and Zoning Commission as prescribed in Section 21.15.030 in accordance with the required finding set forth in that chaoter and the additional standards set forth in this chapter. In considering an agolica- tion for a Conditional Use, the Commission shail require, the applicant to produce satistactory evi- cence cf compliance with general and specific standards set forth in this Title. In accordance with Section 21.15.0320, the Commission may impose any conditions reasonably necessary to further the pur- pose and intent of this Title, to protect the public health, safety and welfare, and to meet planning goals set forth in the Comprehensive Development Plan. (For rules governing the apolication, consid- eration, aperoval and enforcement ot Conditional Uses, refer ta Section 21.15.030). (Adapted from GAAS 21.05.C60M and 21.05.080, am AO 77-385). 21.50.020 Generai Standards for All Conditional Uses. A. The Planning Commission snail review the re- Guired submission documents of each agclica- tien for a Concitional Use to assure that the sreresed deveicament will integrate comcati- oly with existing land uses and with cermitted uses ‘nat may Se estadtisned within any area to Se affectec Sy the proposed ceveicement. No " Standards — Mobile Home Parks. Standards — Flanned Unit Development. 21-122 Conditional Use design may be approved which wiil have a permanent negative impact on those items listed below substantially greater than that anticipated from permitted develooment: 1. pedestrian and vehicular traffic circulation and safety; 2 reasonable and economic extension of pub- lic utilities and facilities; 3. noise, fumes, dust or other environmental pollution; 4. the maintenance of logical and efficient development patterns and land use mix- tures; §. the maintenance of procerty values in accor- Gance with established and permitted land uses. Where the aocroval of a Conditional Use accii- cation would resuitin the intertace cf resicential anc nonresicential uses, any acorovai of the Conditional Use shail imeese conditions anc Gesign standards necessary to ensure the main- tenance of rasicentiat srocerty vaiues and the safety, health, comfort and reocse of resicents. c. All standards contained in this chapter are mine imum standards. More restrictive conditions may be imposed by the Planning Commission where necessary to ensure compliance with the Comprenensive Qeveiopment Plan or the pur- pose and intent ofthe Zoning reguiations. (Adan- ted from (GAAS 21.05.060 and 21.05.080). 21.50.0830 Standards — Hospitais, Sanitariums, ry m G. Convaiescant Canters, Nursing or Rest Homes, Renapilitation Canters, Cérrectionai Institutions, Psychiatric Institutions and Similiar institutions. The proposed site snail have direct access ‘rom a street cf Ciass | or greater designation as shown on the Official Streets and Highways Plan. Minimum lot sizs: 1. 1-10 beds 2 3. 1/2 acre (21,780 sq. ft.) 11-20 Secs 1 acre (43.560 sa. ft.) for each addi- 1/2 acre (or greater if tional 10 Seas required by the Planning Commission) Minimum yar¢ requirements. The Planning Come- mission may specify such yard requirements as in its juégment will adequately orotect the integ- rity of surrounding areas and uses. Maximum lot coverage dy ail buildings: 20%. Maximum height of structures: same as required for permitted uses in the zoning district wnere the site is located. Off-street parking. Adequate off-street parking snail Se grovidced in cannection with any permit- ted use, the minimum for each use to be as provided in the suppiementary distric: reguia- tions. Lanescasing. All areas of the site not devoted to suildings, structures, parking areas, walkways or Criveways snail ce coversd with one or more ofthe following: |awn grass, natural or ormamen- ta) sMruccery or trees. Walls and screenings. Where it ceems neces- sary, the Planning Commission may require that the site se fully ancicsed by 4 wail or fence to orevent casual 2ccass tc anc from (he site. or tRat tme gerionery of tne site Ge suitanly seregenec Sy evergreen slanting or sy other nat- ural olanting ct sufficient Reignt anc censity ts erevice anc maintain a year-round visual screen. 21. A. . A Quasi-institutional house must meet the ocer- ational standards set forth in Title 16 of this esde. (Adapted trem GAAS 21.05.C60M). $0.040 Standards — Churches and Other Places of Reticious Wership. Aprcecerty line of the prcocsed church site ot at least SO feet in length snail ce abutting to 4 street of Class | (¢silector) or greater cesignaticn as shown on the Official Streets and Hignways Plan. The minimum lot size fer a chured in any district where they are permitted by Conditicnal Use shail be 14,000 square feet. Minimum lot width shail be 100 feet. Minimum yard requirements. The Planning Com- mission may specify such yards 2s in its jud¢- ment will adequately protect the integrity cf sur- rounaing areas and uses. Maximum lot coverage: same as is required for permitted uses in the zoning cistrict where tne site is to be located. Maximum height of structures: same 4s is re- Quired for permitted uses in the zoning cistric: where the site is located. Off-street parking. At least one carking scace shail be provided for each five occusants cased ugon maximum seating capacity of the nave or for each five occupants Cased ucon maximum seating capacity of ail meeting areas in the structure exciusive of the nave (wnicnever is greater) as catculated uncer the latest ecition of the Uniform Suiicing Code. Farking scaces shail Oe at least 3 feet by 20 feet in size, anc ail driveways, Maneuvering areas and sarking areas shail be paved. Landscaging. All areas of the site not cevotedto buildings, structures, parking areas, walkways or driveways snail be covered with one or mors of the following: lawn crass. natural or crmamen- tal shrucbery or trees. Signs. The design ana glacement af raticicus symbols wnich fall witnin the cefinition cf signs as used in this Title shail se reviewed Sy the Commission te ensure comoatubility win tne affected neighserncec. (GAAS 21.95.96CM). 24.50cS0 Standarcs — Convenience A. Estasiishments. The ictlewing uses ere consicered to Ce within a the sesee anc intantot ine Concitional Use cre- vision wich allews convenience estaciisn- ments in an R-3, Resor R-5 soning cisine:: c C 4. 8. wo paving and drainage: a. All criveway aperoaches, Parking areas, ang the generai area in front of the ser- vic@ station and arcund the pump is- lands snail be paved with asohaitic com- pound cr concrete. The remaining grounc area of the site shail be improved with any of the following materiais: as- phaitic cr concrete paving, stabilized gravel, lawn grass, naturai or crnamen- tal snrupcery or trees; 0. Crainage flow lines shail ce shown on the site plan. If the sian indicates that the surtace drainage wiil te carried otf the site, the sian wiil be subject to the aoproval ot the Public Works Oegart- ment. trasn: All outside trash areas shail se com- Rletaly encicsed. Trasn storage facilities shail Ce constructed of materials comeati- Sie with the main suilding. Utilities: Ail utilities, inctuding electric and telecnone, shall Se placed underground. wails: In certain cases, the Flanning Com- mission may require that a wail cr fence be ereczed on ail interior property lines. Where required, the wail or fence snail be solid. in Mature, at least six feet in height, and main- tained in an attractive manner. The height of the wail or fence shail ce reduced to 20 inches within any street setback area or comer cuthack area, If entrance to an abut- ting alley or shopping center area is permit- ted, sucn wails shail Se reduced to 30 inches in height, 10 feet cn each side of such entrance. parking: a Parking vehicies on the site of a service station is prohigited, excect for such vehicies which are in the process of being serviced, those venicies ceicng- ing to ameicyees on their tour of duty, ane thesa. inciucing no mere than two trucks, wich are owned oy the Susi- fess, Parxing is arcnicitee wnere it wiil ose struct tne view of the trattte at inter- secuons. Lignting: All exterier lighting oftne auiicing anc site shail Se so arranged anc smietcec wMat tnere will Se mo giare cmte acjacant sreoceries cr puciic rignt-af-way. -4 iS 10. Landscaping: a. Details of landscaping may beset out by tne Planning Commission througn C review of the precise pian of cesign: 5. General guideline is the requirement of landscaping features woicn wil allow the station to become as homogenious as possitie with the neignoernacd in whicn it is located. Cc. Signs. Signs may te reguiated sy the Commis- sion or by Dertinent district regulations as spec:- fied in Chapter 21.40, Outside displays. Outside dispiay of mercHan- dise shail be limited to petroleum srocucts and auto-related equipment. (Adacted from GAAE 21.0S.060M). 21.58.070 Standards — Naturai Resource Extraction. A. In adgition to the materiais required by Section 21.18.0308, an apoticant fer a naturai resource extraction Conditional Use shail sugmit the fallowing: ao 1. o rely C existing and crocosed tocosgrashical can- tours (10° contour); site plan cescription, inciucing: a Grainage; 5. ¢. work degths; ¢. overburden and ceoris dissosition: @. erosion and sediment contra! sians: f. all waste dissosai ciscesition: detailed revegetation sians; water table infermaticn. proposed hours of cceratioen: landseaning anc Suffering sians for ine period of natural extraction cserations and tor final restoration of the site; security olan to crevent casuai trescass: Gescrigtion of natural resource axtraction anc arceessing cceraticns srecesec ‘erine site: \ location ctf scints of venicular accass to ine site ane srojected trafic csunts fer aacn: a ™m 1. grocery stores and celicatessens; 2 meat and seafood markets: 3. retail bakeries; 4. Nardware stores; 5. shee recair shops: 6. appliance repair shops, fix-it shops; 7. drugstores; 8. coin-operated self-service laundries; 9. beauty sheps; 10. barbershops; 11. Bookstores and stationery stcres: 12 other similar uses as may be approved by the Planning Commission. The procosed site shail be separated from any like convenience establisnment or commerciat district by at least 1,000 feet. The minimum lot size for a convenience estab- lisnmentin any district where they are permitted oy Conditionai Use shail be 14,000 square feet. Minimum lot width shail be 100 feet. Minimum yard requirements: 1. frent yard: 20 feet, except as provided in Chapter 21.40 or by the Commission; 2. side and rear yards: the Planning Commis- sion may specify such side and rear yards as in its judgment wiil adequately protect the integrity of surrounding areas and uses. Off-street parking. Adequate off-street parking snail Se provided in connection with any permit- ted use, the minimum for each use to be as provided in Chapter 21.40. Leading. Where applicable, off-street loading facilities shall be provided in accordance with Chacter 21.40. Signs. Zach business shail be allowed one flush- wail sign ser ousiness frontage. No sign shail exceec 32 square feetin area. No more than one sign for any Susiness snail be ciaced on any one -face of the Quiicing. Ne flashing, dlinking, mov- ing or animated seif-iiluminated signs snail te permitted, and no source cf incancescent or mercury vacer iiluminauon fer any sign on the premises small Se cirectly visitie from the croa- perty. H. Landscaping. All areas not devoted to guildings, structures, drives, walks, off-street parking facil- ities, or other authorized installations snail oe covered with one or more of the fallowing: can- crete or asphaltic compound, gravel, lawn grass, natural or ornamental shrubbery or trees. (Adapted from GAAS 21.05.060M). 21.50.060 Standards — Gasoline Service Stations. A. Site location: 1. at the intersection of any two Class | or greater streets, according to the Official Streets and Highways Plan; 2. along any Class || or greater street. accord- ing to the Official Streets and Highways Plan. 8. Site design and development: 1. minimum site dimensions: a. minimum lot size: 14,000 square feet: 5. minimum frontage cn any one street: 100 feet; ¢ minimum building setback from any street right-of-way: 40 feet: ¢. minimum building setback from any in- terior property line: 20 feet; e. minimum pumpisiand setback from any property line: 15 feet. architectural treatment. In cases where there is existing development of a particular architectural character, the Planning Com- mission may require that the service station beunique and attractively designed in keep- ing with the prevailing architectural charac- ter, rather than of stock cesign. 3. curd cuts: a. Thereshall beonly two access ocintson concrete aoproacnhes cer street front- age; : The width of the curd cuts anc their respective distance from any srocerty line or street intersection shail se sus- jeez to the agorevai of tne Traftic Engi- neer and/or the State Hignway Cesari- ment. 21-128 4. paving and drainage: 8. a, °. All criveway apcroaches, Parking 2reas, ang the general area in front of the ser- vic@ station and around the pump is- lands shail Se paved with asohaitic com- pound cr concrete. The remaining grounc area of the site shail Se improved with any of the following materiais: as- pnaitic or concrete paving, stabilized gravei, lawn grass, natural or crnamen- tal snruboery or trees; Crainage flew lines shail te shown on the site pian. If tne pian indicates that the surface drainage wiil ce carried off the site, the sian wiil be subjec: to the acprovai of the Public Works Oepart- ment trasn: All outside trash areas shail be com- pletely encicsed. Trasn storage facilities shail Se constructed of materials compati- Sie with the main Guilding. utilities: All utilities, inctuding electric and telecnone, snail 5e placed underground. . wails: Im certain cases, the Flanning Come mission may require that 2 wail cr fences be erected on ail interior oreperty lines. Where required, the wail or fence snail oe solid in Nature, at least six feet in height, and main- tained in an attraccive manner. The heignt of the wail or fance shail be reduced to 30 inches within any street setback area or comer cutSack area. If entrance to an abut- ting alley or shopping center area is permit- ted, sucn wails shail Se reduced to 30 inches in height, 10 feet cn eacn side of such entrance. parking: a Parking venicies on the sita of a service station is prchicited, except for such vehicies wnich are in the process of being serviced, these venicies seicng- ing to ameicyees on their tour of duty, and thosa, inciucing no mare than two trucks, wnicn are owned Sy the Susi- ness; Parking is arcnicitece wrere it wiil os- struct ine view of the tratfic at inter- seczions. Lighting: All extarierticnting of wre auilcing ang site small Se so arranced anc smietcec tat tmere wiil Se ne siare cmtc acjacant orecerties cr guotic rignt-of-way. " br iy 10. Landscaping: a oa Detaiis of landscaping may besetout sy the Planning Commission threugn a review of the orecise pian of cesign: = \ General guideline is tne requirement of landscaping features waicn wil allow the station to become as homeceniaus as possitie with the neigncernced in wnica it is located. C. Signs. Signs may ce reguiated sy the Commis- sion or by pertinent district requiations as scec:- fied in Chapter 21.40, oO. Outside dispiays. Outside display of merchan- disa snail be limited to petroleum srocucts anc auterrelated equioment. (Adaoted from GAAE 21.0§.060M). 21.50.070 Standards — Naturai Resource A. o Extraction. In addition to the materiais required by Section 21.15.0308, an applicant fer a naturai resource extraction Conditional Use snail susmit the following: 1. site plan Cescriotion, inciucing: a 5. é. a C existing and crocosed tecesgracnical con- tours (10° contour); ¢rainage; work deoths; overburden and ceoris ciscesiticn: erosion and sediment contre! siens: all waste disposai cissesiticn: Getailed revegetation slans; water table informaticn. propcsed hours of cgeraticn: landscaping anc suffering alans for tne period of natural extraction cseraticns anc tor inal restoration af tne site; 4. security olan to crevent casudi trescess: a Gescristion cf natural rescurce axtraction anc orscessing ocerations srccesec ‘crine site: ry lecaticn sf saints of venicular acsess i3 : site anc 2 = me arajectec traffic counts ‘er aan: i A. 7. an estimate of the quantity of materials to be removed from the site and timetable, with supporting caiculations conforming to gen- rally accepted engineering principies: 8. such other materiais as the Director of the Planning Oeoartment may require by requ- lation pursuant to Chapter 3.40 of this Code: 9. the site pian shail be subject to review and approvai of the Department of Public Works for drainage, erosion, and sedimentation control; conformance with the 208 Areawide Water Quality Management Plan: and for compliance with generally accepted sound engineering principles. The Planning Commission may approve a natu- ral resource extraction Conditional Use only it the Commission finds that the use meets the following standards: 1. Principal access to the site shall minimize the use of residential streets, and access roacs shail be treated in a manner so as to make them dust free. Where access roads intersect arteriais, suitable traffic controis shall be established. 2. The extraction operations will not pcse 2 hazard to the public heaith and safety. 3. The extraction operations wiil not generate noise, dust, surtace water runoff or traffic - that will unduly interface with surrounding land uses. 4. Therestoration pian for the site assures that after extraction operations cease, the site will be leftin a safe, stable, and aesthetically acceptable condition. The proposed use mests such additional standards for natural resource extraction Conditional Uses as the Director of Plan- ning Oepartment may establish by reguia- tion pursuant to Chapter 3.40 of this Code. ov C. The Commission shall attach such conditions to the acproval of 2 natural resource extraction Canaitional Uses asit finds are necesary to can- form the use to the standard set forcn in sutsec- tion § of this section. 4.530.080 Standards — Storage Yards. The crecesed site small have direct access from a street cf Class | or greater designation as shown on the Official Streets anc Hignways Plan. 2 8 nn 8. The proposed site shail not oe located within 300 feet of any school, noszital, public suilding or other place of public assembly. The minimum lot size for a storage yard in any Gistrict where they are permitted by Canditionai Use shail be two acres. The minimum lot width shall be 150 feet. The storage yard shail be completely enciosed and obscured from the oualic view oy a solid fence or wail of at least six feet in height, by topography, or by evergreen stanting or otner natural planting of sufticient height and density to provide and maintain a year-round visuai screen. The specific type of screening snail te specified in the Conditional Use aoptication. Ifa Conditional Use is granted, the screening which is approved shail be fully constructed, inspected and approved prior to the yard’s being utilized. Failure to maintain the screen as specified snail be cause for the Conditional Use to se res- cinded, and the storage yare snail be removed at the cost of tne owner of the land upon whicn itis located. Provisions shail be mace to prevent any contam- ination of the domestic water sucply or to pre- vent excessive surface runoff from the site onto adjoining lands or streams. A drainage pian which carries water off the site shail be subject to he apgrovai of the Puotic Works Ceoartment. Faiiure to prevent contamination of the domes- tic water supply or to prevent excessive surface runoff from the site onto adjoining lands or streams snail be cause for the excection to be rescinded and the storage yard shail be re- moved at the cast of the owner of the land ugon which it is located. (Adapted fram GAAS 21.05.060M). 21.50.0385 Standards — Mini-Storage. A. The proposed site shail contain no less than one acre anc no more than five acres anc shall have- direct access from a street with a Class | or greater cesignation as set forth in the Official Streets and Highways Plan. Minimum yard requirements. The Planning Cam- mission may scecity such yard requirements 2s necessary to adequately srotec: the integrity of surrounding éreas and uses. Maximum lot coverage Sy ail Suilcings: 50%. Maximum heignt cf structures shail stories. ce two Chapter 21.30 UTILITY DISTRIBUTION FACILITIES Sections: 21.90.010 General Provisions — Definitions. 21.90.020 Placement of New and Relocated Utility Distribution Lines. 21.90.0930 Area of Application — Underground Zone Map. 21.90.040 Standards for Establisnment of Underground Zone Map. 21.90.050 Variances. 21.90.060 Municipal Rights-of-Way. 21.90.070 Opetation and Maintenance. 21.90.080 Existing Overnead Utility Distribution Lines — Nonesntorming. 21.90.0980 Conversion of Nonconferming Utility Distribution Lines — Extent of Requirement. 21.90.100 Conversion of Noncontorming Utility Distribution Lines — Manner. 21.90.110 Conversion of Noncontorming Utility Distribution Lines — Priority Areas. 21.90.120 Conversion of Nonconforming Utility Distribution Lines — Municipal Rights-of-Way. 21.90.130 Conversion of Noncontorming Utility Distribution Lines — Costs. 21.90.010 Generai Provisions — Definitions. F. For the purpose of this chapter, the following terms snall nave the meanings specified: A. “Cantral office’ means the central office at wnica intelligence or contro! signais are gener- ated, received cr controlled. 8. “Oistributicn substation” means the point im- mediately pricrto the distribution transformer at which the last transformation of voltage takes place. C. “Cistribution transfermer’ means the device wnicn transtorms voitage to the value required cy ine customer. O. “Gross revenue” means gross revenue collected 8. in the Municiocatity shatl notinctude that sertion of talecnone tell charges paid to 4a leng-line commen carrier. “Relccation” means 2 sutstantial cnange in alignment of a majer certion cf an existing utility line. 21-177 A. “Utility distribution lines” means these cancuc- tors and supports utilized to transfer enercy, information or control signals Setween a Gistri- bution substation or centrai office and the gree | mises (lot line) of the customer, exciuding auxil- iary equipment such as transformers and switcn- ing devices used in connection with such lines. (AO 158-76 and 135-76). 21.90.0209 Placement of New and Reiocated Utility Distribution Lines. All newly installed or relocated sieczrical, com- munication, signal or control utility distrioution lines shall be placed underground. This section does net apoly to: 1. any utility line or facility whicn is not ciassi- fied as a distritution line under Section 21. 90.010: 2 the overnead extensian of an overneac cis- tribution line of six spans or less. sreviced that this exemption may net Seused cumui- atively to extenc a cistricution system: 3. the addition of 2 new distribution line to soles or other cvernmead structures which existed Orior to the effective gate of this cnaoter or which are lawfully constructed thereatter. (AQ 1§8-78). 21.90.030 Area of Application — Undercrcund Zone Mac. Section 21.$0.020 of this chapter shall be impie- mented Sy the estatiismment of an underground zone map wnicn snail designate ail areas of the Municicality wherein the provisions of this section sail apciy. The underground zone map snail be Prososed dy the Municicai Planning Oepartment. The sropcsed map shail Se reviewed sy the Flan- ning Commissicn at 2 public hearing and shail there- after Se transmitted with recommendations to the Assembly for accptian by Ordinance. Following the aception of an underground zone map oy the aAssemoty, the orevisons of Section 21.90.0290 snail aoply to ail areas within the Zone and it shail there~ ater Se untawtui to viclate the crovisions at said section. (AO 158-78). 21.90.0460 Standards fer Estabiishment of Underground Zone Mag. The intent of Section 21.90.029 is to require that ail new and retocsted utility distrisution lines be con- structec uncerground in all areas of the Municipal- ity axceot these falling within one or more of the areas cescritec celow: A. Zoning cistricts currently designated R-d, A-3, Re3, 1-2, 1-3, W and U; . Araas of limited geographic extent which are adjacent to or near these areas descrited in sucsection A hereof, wnere the inciusion in the zone would net result in an upgrading of the area cue to the prevailing existing uses. (AQ 186-78). 71.90.0593 Variances. Variances may Se granted allowing utility distribu. tien lines within the uncerground cistrict to te instatlied overnsad. Vartances shail becranted in the same manner as orescesited fer the granting of the variances to the zoning regulations (see Chester 23.15}. srcviced that ine stancarcs fer granting a varianca ts this cnacter small Seas scecified herain. A variance may se grantec ucon a finding that: A. The instailation cf uncarcrcunc distmbutien facilities would srevice an axtreme ecenomic Surcen. Sucn a surcen may ce ceemes %9 exist oniy usen 2 sncwing inet ine installation of wacergrcunc facilities weuic cost 2t east 1CC% Man cverneac facilities cftnesame cacac- ms ityts &. The installation of undergreund utility cistrcu- tion facilities would tmreaten tne eualic health, satety or welfare due to teennolagical or environmental arobiems, or C. Theinstallation of overhead cistnbution ‘acili- ties would be temeorary and would se removed within two years. Variances granted uncer this provision snail impose the Odligation te remove the overnead facilities feilowing tne exciration of the period of the variances. (AO. 1$8-74). 21.30.060 Municipal Rights-ot-Way. No permit snail Se issued for tne instailation ofan electrical, telepnone or any other taiecommunica- tion utility distribution facility within a Municipal right-of-way or upsen Municigaily owned lanes in violation of this chapter. (AQ 15878). 21.90.070 Operation and Maintenance. Existing overnead facilities may Se reinferced or repaired as necessary. New overneac customer ser- vice lines may Ge connected, tc existing overnead Gistribution lines. (AQ 156-78). 21.90.0860 Existing Overhead Utility Distribution Lines — Nonesntorming. Existing overhead utility distribution lines on, acja- cent to, or near sublic streets are hereby ceciaredic be Monconferming usés anc shail se converted ta underground cistricution lines according to tne provisions of Sections 21.80.080 ane .100 (AC 1§5-78)}. 21.90.0680 Conversion of Noncontorming Utility Olstribution Lines — Extent of Requirement. Seginning January 1, 1977, ail electrical, teleshone ang telecommunicaticn utility entercrises within the Municipatity of Anchorage snail carry out 2ore- gram of uncergrcunding existing overnead districu- tion lines accarcing to stancarcs srevided in Sec- tions 21.90.100 and .110 of this cnacter. Funcs to imetement the aracgram of csnversicn astaciisnec Rersin snail se arevided Sy the utilities in an amount eGual to 2% of such utilities’ gress revenues cci- lected in the Municicality for local sarvicess cn fiscal year, Seginning January 1, 1S77. Siectric anc teieonone utilities may carry cut uncarsrcuncing programs wnien costin excess cf 2% of tneir gress revenues recsived curing the fiscal year within whicn the werk was certermesd anc the cost incur- C8, IN whicn case they shail Se given 2 cracit for SUGR exceNncitures against :ne amount wrich weuic otmerwisa Ge requirac ferims sursese cunng any sf ihe mext sucsecuent five fisca! years. 21-173 If any utility snould, for any reason, ailocate in any fiscal year a sum less than 2% of its gross yearly revenues for the conversion of existing overhead distribution lines, such utility shall make a sum equal to the deficiency availapie for expenditure during the succeeding fiscal years, provided that amounts so accumulated shail be utilized for under- grouncing of lines within a subsequent five fiscal years. Where a utility has established a fiscal year other than January 1 through Oecember 31, the Chief Fiscal Officer of the Municipality shail make appropriate arrangements with the utility to ensure that the utility makes available funds for under- grounding for that portion of the utility's fiscal year which is within the period January 1, 1977 and the Seginning date of the next fiscal year of the utility. (AO 185-76). 21.90.100 Conversion of Noncontorming Utility Distribution Lines — Manner. Subject to the crovisions of Section 21.90.080 of this cnapter, utility Companies maintaining overnead Cistribution lines on, adjacent to or near public streets shail at their own expense remove those overnead lines and resiace or relocate such over- head lines with underground distribution lines. The underground conversion program required by this section snail be undertaken on, adjacent to, or near those sireets which are designated by the Assembly pursuant to Section 21.90.110 of this’ chapter es priority areas for conversion of underground distri- bution facilites. The utility companies may carry out . the uncerground conversion program in any por- tion of an area so designated by the Assembly in any manner which it may deem agoropriate. (AO 185-76). 21.90.110 Conversion of Nonconterming Utillty Distribution Lines — Priority Areas. The utility comoanies will designate the under- ground conversion program each year. Such pro- gram will require Assembly approval. In designating streets anc other areas to be within priority areas, the Assembly shail consider one or more of the following facters: A. Whether underground will avoid or eliminate an unusually heavy concentration of overhead dis- tribution facilites: Whether the street or Seneral area is extensively usec dy the general sublic anc carries a heavy veiume of secestrian or venicular trattic: wo C. Whetner the apcearance of ground and struc- tures acjacent to ine rcacway is such that the removal of tne overneac facilities ‘wiil s tiaily imsreve the general accearance of ar23; O. Whether undergrounding will cause or contrio- ute to the creation of unaccectanie trattic naz- arcs; &. Whether the street or area affects 3 ouclic recreation area or an area of scenic interest: F. Whether there is a significant occortunity to achieve economies due to the anticipated reto- Cation or replacement of cverneac ‘ines or the widening or realignment of streets within a given area; G. Whether the designated areas.are of sufficient siz@ to allow the utility companies significant discretion in choosing those facilities that, will be converted under the requirements of Sec- tions 21.90.080 and .100; H. Whether the area under consideration is within a zone where new and reiccatec distridution lines are required to be placed uncergrounc: |. Whether the installation of uncerground cistri- bution lines is economically, teennically and environmentally feasioie. (AO 183-76). 21.90.120 Conversion of Noncantorming Utility Distribution Lines — Municipal Rights-of-Way. _ Where the conversion to the underground cistriou- tion lines is required by this chapter, the Municipal Department of Public Works shail furnisn to the utility, upon request, any availiable gians and/or other data showing the areas of the street or read right -of-way where the construction of underground utilities will resuit in a minimum contlic: with other public and private facilities. if uncergrounc cistribu- tion lines converted pursuant ta the requirements of this chapter are permitted to be constructed in Municipal road right-of-way, and if they are con- structed in accordance with clans acoroved Sy the Oepartment of Public Works, any suosequent relo- Cation required within three years for the construc- tion of roads, highways, sidewalks, Sike trails crany other project constructed by the Municipality or uncer the control of the Municicality snail be in- cluded in the cost of the Municisal srcject. (AO 35-76). 21.90.130 Conversion of Noncontoerming Utility Olstribution Lines — Cosi. In any case where the conversion to uncergrounc any facilities on a custemer’s oruser'sc¢ Seing giacec underground. tne costs such user conversion snail 5e Sern rather than the customer or user. (-. 21-173 Industrial planned unit developments. An_ industrial PUD may be allowed upon property in zoning districts 1-1, 1-2, and 1-3. An industrial PUD may include only such uses as are permitted principal uses and structures in the district in which the proposed PUD is located. In addition, a residential PUD may be allowed in zoning districts I-1, I-2, and I-3 provided, however, that any residential uses must be situated on an area of at least 10 acres including dedicated streets which is separated from industrial and commercial areas by a heavily landscaped buffer zone of. at least 75 feet in width. A residential PUD which is located in zoning district !I-1, 1-2, or |-3 must conform to all of the standards required for a residential PUD in the R-3 zoning district. In addition to meeting standards set forth in the general provisions for all PUD's, an industrial PUD shall meet. the following minimum standards: Ti Industrial PUD's shall be separated from adjacent residential areas by a heavily landscaped buffer at least 75 feet in width. Dense hedges, earth berms or masonry walls may be used to screen views of service, loading and open storage areas. 2. Principal vehicular access points shall be designed to permit smooth traffic flow with ‘controlled turning movements and to minimize hazards to vehicular or pedestrian traffic. Access points shall be located in relation to major thoroughfares so that traffic congestion will not be created by the proposed development. (Adapted from GAAB 21.05.060M). 21-261 APPENDIX B SECTION 1 IMPACTS OF LARGE SCALE ENERGY FACILITIES INTRODUCTION A broad spectrum of large scale energy facilities are being contemplated for Alaska, including electric generating sta- tions, transmission lines, coal transshipment and storage facilities, petroleum pipelines, liquified natural gas faci- lities, and petroleum refineries. This section examines the impacts of the types of energy facilities most likely to be constructed in the Anchorage Area during the coming decade: coal-fired power plants, high voltage transmission lines, and coal transshipment facilities. The impacts of petroleum storage facilities are also addressed. The construction and operation of large-scale energy facili- ties can affect communities in both negative and positive ways. The major impacts can be divided into physical impacts upon the natural environment, social impacts, and economic impacts. The following subsections address the physical, social, and economic impacts which occur during the construction and operating phases of most major energy facilities. Construction impacts are examined generically. Operating impacts are examined by energy facility type. GENERALIZED CONSTRUCTION IMPACTS Most large energy facilities have similar construction impacts, and the following discussion addresses these impacts generally. Two important distinctions must be kept in mind, however, regarding construction impacts. First, many of the most important physical impacts on the natural environment are site-specific. The impacts of building a new power plant at an existing site may differ considerably from those that can be expected at a new site. Impacts will also vary between urban and rural sites, and between coastal and inland sites. Second, construction impacts will vary according to length of the construction period. A major new coal transshipment facility may be constructed in fifteen months or less, while a major power plan may require five or more years for completion. Physical Impacts Site preparation involves clearing of trees and brush, reshaping and leveling, road building, and the general disruption of the ground surface. The use of heavy equip- ment creates noise, dust, and air pollution. Soil erosion and runoff may occur during periods when the vegetation is stripped. If not controlled properly, the resulting runoff could increae turbidity and sedimentation in nearby lakes and streams. The movement of heavy equipmet, such as dump trucks and bulldozers, disrupts local traffic patterns, causes dust and noise, and may damage road surfaces. Various permanent shoreline modifications take place during the construction phase of a coastal facility. These modifi- cations may include the dredging of channels, construction of breakwalls and other shore protection devices, construc- tion of docks and terminals, and the installation of water inlet and outlet structures. These changes will alter nor- mal shoreline currents and wave action. Social Impacts The initial construction impact is frequently the displace- ment of homes, some of which may have been occuped by the same family for generations, as a result of land acquisi- tion. The social disruption costs are high, as are the eco- nomic costs of finding a new home. Depending on the local labor market and the size of the facility, there may be an influx of construction workers. These workers will require housing and other municipal ser- vices such as police and fire protection, sewer and water facilities, and other related services. If families accom- pany the workers, their children will use the educational and health facilities. The host community, particularly in rural areas, may not be able to meet the increased demand for social services. The local housing market, especially for rental units, may be disrupted. Finally, the potential for using the acreage committed to the energy facility for other purposes, such as recreation, has been lost for the life of the facility. Economic Impacts One beneficial economic impact common to almost all energy facilities construction is the creation of new employment Opportunities. Construction of a 500 MW coal-fired power plant can be expected to create up to 1000 jobs at its peak, while construction of a coal transshipment facility may create a peak employment demand for 300 workers. There is, however, no guarantee that construction jobs will provide employment for local residents. The local economy may be stimulated by wages of local individuals and those which temporarily relocate in the community, increasing demand for goods and services and, to some degree, offsetting increased burdens on local taxpayers during the construction period. New construction of large energy facilities places an econo- mic burden on the community. As was mentioned previously, an influx of workers may increase housing requiremnts and the demand for municipal services. In addition, the use of heavy equipment may damage road surfaces, resulting in substantial road repair and maintenance costs. To relieve some of this economic burden, it is recommended that municipalities each receive $100,000 annually during the first four yars of construction of electric generating plants with capacities of 250 megawatts or more. Through the use of utility shared tax revenues. Although municipalities receive utility shared tax revenues to alleviate some economic impacts, the cost of road main- tenance and/or traffic rerouting may occur before these revenues begin, therby directly burdening local taxpayers. OPERATING IMPACTS Electric Generating Facilities The impacts of coal power plants are similar in some respects and vastly different in others. The following sub- sections address these impacts jointly or separately as necessary. Physical impacts, except for cooling system requirements, show the greatest differences. Social and economic impacts are generally similar. Physical Impacts One of the most significant areas of physical impact asso- ciated with fossil fuel power plants is an outcome of the cooling process. Power plant cooling systems recycle water from the steam used to propel the turbines which power the generators. This water must be recovered to minimize costs and must be extremely pure to prevent corrosion. Cool water from an external source pases through a condenser, dissipa- tes the generator steam into water, and returns the cooling water for reuse or disposal. An overview of power plan operation, including the cooling process, is illustrated in Figure l. FIGURE 1 Power Plant Operation ELECTRICITY > RE GENERATOR ' AEs ©. a! i oT W R ouT LAKE, oe = ii ‘o RIVER OR FOSSIL FUEL WH ! PS. OCCAN INPUT PEER i) COLD WATER IN l ‘1 AK FOSSIL FUELED . ; oO Qo Y NCE TH! § 4 l 4 SR ALS i ‘ : KEY oR 4 1 COOUNG TOWER HEAT OUT i ) STEAML--------- Seo 1 ' 1 BOILER WATER... SRP hS | \ 1 tied 4 | cr 1 COOLING WATER... _ G2 0-6-1090 iy i CN, LAIR f MAKE UP Lf BLOWDOWN y ' ' EE Cuma A nn eal ; ' Si Hwater HHA Hy, . / 1 ‘ . HOW _A POWER PLANT OPERATES (To be used with Figure 1) L. 2% Steam produced by a boiler (1) or a nuclear steam supply system The steam flows through a turbine (2) and produces mechanical power. The mechanical power is converted to electrical power by a generator (3). The steam leaves the turbine and is turned into water in the condenser (4). The water is then pumped back to the boiler steam supply system (5) so that it may be turned into steam again. The heat from the steam is transferred to lake, river, or ocean water which is circulating through the condenser (6). The now hot water coming from the condenser is trans- ferred to the environment either by a once-through system (7) or a cooling tower sytem (8). The results of the power plant: operation process just described are: a. Electricity is produced for use in homes, businesses and industry. b. Waste products from the boiler steam supply are discharged into the environment. c. Waste heat from the process is discharged into the environment. There are basically five alternative cooling methods: once- through or open cycle, natural draft wet cooling towers, mechanical draft wet towers, cooling ponds, and spray canals. The last four sytems are "closed cycle" systems because most of the water is returned through the system and reused. Figure 2 illustrates the structures employed for natural and mechanical draft cooling towers and spray canals. Different impacts are associated with various cooling systems. In a once-through system, water is carried from a lake, river, or other source through the condenser and returned to the source with the waste heat. This system has a minimal impact on local weather. Once-through systems may, however, affect the environment by increasing the tem- perature of the receiving water (thermal discharge), catching fish on intake screens (impingement), drawing smaller organisms through the cooling system piping (entrainment), and discharging chemicals (such as chlorine) into the receiving waters. Because of these impacts, Local Regulations should prohibit the use of once-through systems in any new power plant construction, unless a variance is granted. A utility should only be granted a variance if thermal discharges are stringently controlled. In the natural draft cooling system, tall towers are used to cool the warm water for reuse or prior to disposal. The natural draft cooling towers extend up to 500 feet in height and 400 feet in diameter, and may obstruct air navigation and bird migration, as well as having a visual impact on the surrounding area. Fogging and icing are hazards which can occur near the plant when coolng towers and methods other than once-through cooling are used. Fogging results from improper dissipation of water-saturated effluent from a cooling system. In winter, this condition can result in icing. Fewer fogging and icing problems can be expected from natural draft cooling towers than from other closed- cycle systems. Mechanical draft cooling towers follow basically the same process as the natural draft systems but use fans to aid in cooling. These fans, however, can be noisy, and the system does not recover as much water as the previously mentioned system. A greater chance of localized drift (water lost in droplet form, depoisiting salts over an area downwind from the tower) exists because the towers are low (approximately 60 feet). This tower height has less visual impact than the natural draft cooling towers. With a cooling pond system, water for the condenser is drawn from and returned to a large impoundment. The major impact associated with this cooling system is the land requirement. FIGURE 2 Closed Cycle Cooling System Structures MECHANICAL DRAFT COOLING TOWER (WET- TYPE) NATURAL DRAFT COOLING TOWER (WET-TYPE) SPRAY CANAL TC eee MEE More than 1000 acres are required for cooling a 1000 MW coal-fired power plant. A spray canal, like a cooling pond, diffuses warm water from the condenser over a large area, allowing it to cool. The spray pond does not require as much land as does the cooling pond system, but the potential for fogging and drifting is somewhat higher. Aside from cooling, the physical impacts of coal power plants differ considerably. A coal-fired power plant inclu- des a number of components which may cause negative impacts. These components include coal handling equipment and storage piles, ash handling and disposal areas, and tall smoke stacks. The fuel used at large coal-fired power plants is usually delivered to the site via ship, barge, or unit train. The movement of unit trains, especially through populated areas, disrupts traffic and increases noise levels. After unloading, the coal is stored on large stockpiles. One impact associated with these piles is fugitive dust. Wind blown coal dust can affect human health, surrounding property and vegetation. The dust can also settle on nearby water bodies, causing turbidity and sedimentation. The dust, however, can be suppressed by spraying the piles with water or chemical solutions. Because of the height of the piles, the storage area may be aesthetically displeasing to residents and users of the surrounding area. Earth berms may be constructed around unloading facilities and piles to reduce noise, visual impacts, and dust emissions. Tree screens may also be planted around piles or along berms to further reduce impacts. Runoff and leaching from the coal piles can also have adverse effects on the surrounding environment. Runoff from the piles can enter nearby streams, rivers, and lakes. In addition, pollutants from the pile can contaminate the groundwater. These impacts may be controlled by lining the coal pile area with clay, and through use of retention basins and waste water treatment systems. One of the major impacts of coal fired power plants is the emission of atmospheric pollutants, namely particulates and sulfur and nitrogen oxides. Worldwide attention has focused recently on sulfur and nitrogen oxide emissions as the possible cause of acid rain. Acid rain may reduce crop pro- ductivity, affect forest yield, cause building material deterioration, and affect fish reproduction. Its effects may also reduce the wildlife and recreational potentials of some areas. Poor air quality can also produce a number of hazards to human health, particularly respiratory ailments. Waste handling and storage is another problem associated with coal-fired plants. The final product of coal burning is fly ash and bottom ash. A large area (often 100 acres or more) is required for ash disposal over the plant's opera- tional lifetime. Ash disposal displaces the natural vegeta- tion of the landfill site. If scrubbers are used to reduce sulfur dioxide emissions, the resulting sludge (as much as one ton for every four tons of coal burned) would also be disposed of in the ash disposal area. Sludge disposal impacts may be mitigated by utilizing the sludge for some useful product, such as gypsum wallboard. Both ash and sludge contain toxic substances which must be isolated from the environment. Ash can blow off the waste piles, become suspended in sluicing waters, and/or con- taminate ground and surface waters by leaching and runoff from the storage area. Other problems include disruption of traffic patterns by ash-hauling trucks if the disposal site and plant boiler are physically separated, and degradation of the area's visual aesthetics. A comparison of coal-fired power plants indicates differen- ces in impacts associated with air quality, land use, and water requirements. One of the major problems associated with coal-fired power plants is the removal of sulfur dioxide from normal plant emissions. "Scrubbing" the emissions to remove the sulfur is expensive and has disposal problems. Coal-fired power plants. may also emit low level radiation. Coal facilities can require large amounts of land, sometimes well over 1000 acres. For coal-fired plant having on-site ash disposal, cooling, and coal storage, much of the land required is actually used for some physical purpose. Coal fired plants can be located nearly anywhere with respect to popoulation. Social Impacts The employment-related social impacts of coal power plants are much less significant during the operating phase than during construction. This is because the operating work force is typicaly only one-sixth or less as large as the construction work force. A large power plant may employ more than 150 persons on a permanent basis.- On the other hand, a larger percentage of the operating work force (compared to the construction work force) may be new members of the host community. Coal handling and storage activities associated with electric generating stations may have noise and visual impacts on nearby residential and recreational areas. Unit train coal deliveries may cause traffic delays and otherwise disrupt community activities. These impacts are addressed in the section on coal transshipment facilities. Location of a coal power plant in a community may result in some out- migration by community residents concerned about actual or perceived health and safety risks. Economic Impacts In the operation phase, the economic benefits from large power plants are substantial. A 500 MW coal-fired power plant may create between 100 and 150 permanent jobs. Many, if not most, of these employees can be expected to relocate in the community if they are not already residents. The tax revenue from elecric generating facilities may amount to hundreds of thousands of dollars annually for 20 Or more years. Electric generating facilities are exempt from local property taxes. The utility instead pays taxes directly to the state, part of which is returned to the municipality in the form of utility shared tax revenues. These tax revenues can be used in a variety of ways. The revenue may be used to improve educational facilities and government services, build elderly housing, and improve roads, thus contributing to the overall quality of life with minimum cost to the local taxpayer. This revenue can be used against the local school district tax, to reduce or eliminate the local property tax, or it can be invested for a larger return. The elimination of the property tax can increase the demand for land development in that area and drive up the market value. Low property taxes may stimulate new housing construction as well as new industry, which, on the other hand, may result in an addi- tional need for public expenditures to provide services to the new developments. High-Voltage-Transmission Lines The major components associated with high voltage transmission lines include wood or steel structure to sup- port the lines, transmission substations along the route, and an 80 to 150 foot cleared right-of-way, depending on the voltage of the line. Lines vary in size from distribution lines of 23,000 volts (23 kv) and less, to extra high voltage transmission lines cpaable of carrying 345,000 volts (345 kv). Larger lines with capacities of 765,000 volts are in use today, but none are located in Anchorage. The impacts of high-voltage transmission lines fall mainly into physical impacts, disruption to the environment and induced electric field effects caused by the flow of electricity, social and economic impacts, and linear constraints to future land uses. Physical Impacts The environmental disruption caused by transmission lines generally occurs during two stages of construction: the clearing of vegetataion and the actual placement of the towers and poles. Obviously, the 80-150 foot cleared right- of-way is mainly requied in wooded areas. The two aspects associated with clearing the vegetation include the type of cutting (clear or selected) and the disposal of the cut material. A careful study of the planned route is needed to determine which method should be employed. The towers and substation locations require a cleared area whereas the rest of the route may only require some selected cutting, depending on the sag of the line. The cut material is piled along the route where the landowner may use the residue. Sometimes the smaller residue is chipped. Burning is no longer permitted in many areas. In addition, while the brushpiles along the route provide new habitat to wildlife, they may provide breeding grounds for harmful insects and plant pathogens. The creation of "habitat islands" can have serious and widespread impacts on the long-term reproductive viability of woodland nesting birds. The main hazard of construction along the transmission route is the disturbance to the ground by heavy machinery. The use of heavy machinery (bulldozers, large tracked machinery, cement trucks, and other heavy equipment) causes compaction and may cause damage to the topsoil and vegetation. Special care, however, can mitigate these impacts. Access roads are required for both the construction and maintenance of the transmission line. Access roads destroy vegetation and can cause erosion. Careful planning is required to mitigate these impacts. Whenever possible the roads should be located in the right-of-way and therefore should be planned with the route itself. The access road may provide a route into or through an area which previously had no access. This can have both positive and negative effects. While it can provide access for the landowers for logging, etc., it can encourage trespassing. Another physical impact associated with high-voltage transmission lines results from the electric field generated by the flow of power through the lines, the so-called “corona discharge." Negative impacts may include audible noise, television and radio interference, ozone production, and electric shocks. These problems are magnified during periods of wet or humid weather. Proper planning and line design can minimize these negative effects. Social Impacts Transmission lines can be aesthetically disruptive, espe- cially in high visibility areas such as hilltops or wide Open areas. Planning can harmonize the appearance of these facilities with their surroundigs. A major concern is to reduce the visual impact of the towers and substations by making them less obtrusive. This can be achieved through a mix of tower design and color and a more pleasing design of substations. Another major impact of transmission lines is that they are a constraint to present and future land uses. The most obvious is associated with agriculture. The presence of the poles disrupts normal field operations. In addition, the presence of the transmission line may prohibit the use of some irrigation systems. The lines tend to be major disrup- tions in recreation areas as well as in forested and natural areas. Future residential and industrial development are sometimes affected by transmission lines as well. Economic Impacts The economic benefits associated with transmission lines are minor or nonexistant. Landowners are compensated for the use of their land for pole placement or for right-of-way. The economic impact of transmission lines in agricultural. areas is particularly evident under and around towers and poles. It is here where the structures cause a disruption in normal field activity. Common utility practice is to allow the landowner to continue utilization of the portion of right-of-way remaining useable. Coal Transshipment Facilities Coal transshipment facilities may be generally categorized as water-shipping or water-receiving. Water-shipping facilities typically receive coal by rail, generally in unit trains of 80 to 110 cars which operate continuously between the mines and the dock. Coal may be transloaded directly from the rail cars to barges or coal vessels, or unloaded from the rail cars and stored in piles before being reloaded onto vessels. Water-receiving facilities receive coal from barges or coal vessels. Coal may be deli- vered directly to the storage piles of end users, such as power plants or large industrial plants, or to coal brokera- ges. At brokerages, coal is generally unloaded onto storage piles, then reloaded into rail cars or trucks for delivery to end users. A typical water-shipping facility handles between three and ten million tons per year. Between 90 and 110 unit train loads are required for each million tons of coal delivered, and 25 to 50 ship loads or 600 to 750 barge loads (depending upon size) are required for each million tons of coal shippped. A water-receiving facility serving a major power plant commonly receive one-half million tons or less annually. Service rail cars used for deliveries from bro- kerages are generally smaller than those used for unit train deliveries; as many as 2,000 rail cars may be required for each 100,000 tons of coal shipped. Between 4,000 and 5,000 truckloads are required for each 100,000 tons of coal deli- vered from brokerage to end users. Physical Impacts Total land use requirements for coal transshipmnt facilities are dictated primarily by the quantity of coal stored on- site. A water-shipping facility with storage capacity of several million tons may require 200 acres or more. A coal brokerage with storage capacity of one-half million tons requires between 20 and 40 acres. In addition to the impacts caused by the preemptive land use of the facility site itself, the aesthetic impacts of the facility may spill over into surrounding areas. Coal transshipment facilities may also impact air and water quality. Airborne coal dust emissions occur during loading and unloading of trains, ships, and trucks, and also result from wind erosion of storage piles. Coal pile runoff and leaching may carry toxic substances into groundwater and surrounding bodies of water where it may increase turbidity and sedimentation. Dredging and disposal of dredge materials are recurring problems associated with coal transshipment facilities. Dredging disrupts the bottom sediments, resulting in tem- porarily increased turbidity and the release of nutrients and other pollutants trapped in these sediments. Municipal policy should not permit “open water" disposal of dredge spoils. Disposal at landfills or diked disposal sites must be planned to minimize environmental impacts. Social Impacts One of the major operating impacts is community disruption. The daily arrival and departure of long unit trains can cause serious traffic tieups, especially when emergency fire, ambulance, and police vehicles are delayed at grade crossings. There may be the added cost of construction of bridges and bypasses, expansion of existing roads or railroads, and the necessity of traffic rerouting. Increased truck movements may also disrupt traffic patterns, and necessitate more fredquent road maintenance. Increased ship traffic may infringe upon planned recreational use of harbors and near shore areas for boating, fishing, hunting, and other port related activities. In addition, the visual impact of large coal stockpiles, sometimes 50 feet in height, can change land use and recreational values. Noise from trains, heavy equipment, conveyors, and ships can affect human beings and wildlife. Economic Impacts There are significant economic benefits associated with coal transshipment facilities. While a large transshipment faci- lity creates less than 50 permanent jobs, it may indirectly create 100 or more jobs in related activities. The revenue gain associated with a coal transshipment facility is quite significant. With regard to revenue, the main difference between electric generating plants and fossil fuel transshipment facilities 1s that a municipality can assess a property tax levy ona transshipment facility but not on an electric generating plant or its related equipment. In the case of the Superior Midwest Energy Terminal (SMET) in Superior, Wisconsin, the property tax amounts to approximately $800,000 annually. With the occupational tax on coal movement, the total reve- nue generated by that facility amounts to around $1,000,000 annually. Petroleum Storage Areas Large petroleum storage areas or tank farms are usually con- nected to a petroleum pipeline network to receive refined products. Bulk storage facilities are also frequently located at ports in order to facilitiate ship loading and unloading. In this way areas not served by pipelines can receive bulk quantities of petroleum products via ship or barge and the tank farm can receive products not served by the pipeline. The storage facilities usually consist of large above-ground tanks, some of which hold millions of gallons of fuel. Fuels are distributed by truck to dealers throughout the service region. Physical Impacts The major impacts associated with petroleum storage facili- ties are hydrocarbon emissions, oil spills and leaks, dredging impacts, aesthetics, and safety. Hydrocarbon emissions occur both during the storage and loading pro- cesses. These hydrocarbons can affect air quality by contributing to photochemical smog and by creating an unpleasant odor. Leaks and spills can adversely affect water quality and wildlife in addition to being unsightly. Most leaks and spills ocur at inland sites as a result of pipeline breaks and at the water's edge during the transshipment process. Low viscosity products (such as gasoline) are more difficult to recover than heavier oils. These highly soluble products are especially degrading to water quality and have toxic ipacts on aquatic ecology. Heavier oils have a pronounced effect on shorebirds and aquatic vegetation. Leaks and spills which occur on land can negatively affect ground water quality. Finally, cleanup operations are expensive and time consuming. Damage can be reduced by advance training and coordination of local spill response teams. Similar to coal transshipment facilities, oil storage faci- lities which receive ship or barge deliveries must be -dredged regularly. The maintenance dredging impacts of the petroleum facility are likely to be more significant, however, becaue of higher amounts of distillates in the dredge material. When this material is disturbed, hydrocar- bons may be released into the water or the polluted dredged material may present special disposal problems. Finally, hydrocarbons and other chemicals may be released near the berthing site from the ships' ballast tanks. Social Impacts The presence of the large tanks themselves may present an aesthetic intrusion. to the surrounding area. The odors from these storage facilities are generally disagreeable and, as a result, may cause a change in the land value of the surrounding area. Although the probability of major accidents is low, the magnitude of such an accident can be great. A great deal of money, equipment, and manpower is needed to cleanup spills and leaks. In addition, spills and leaks increase the potential for large fires. These petroleum fires require special fire fighting techniques by a trained local fire fighting service. Economic Impacts Similar to coal facilities, municipalities receive property tax revenues from petroleum storage facilities based on the assessed valuation of tanks, office, and other related equipment. The economic benefits, therefore, from petroleum storage facilities are reflected mainly in property tax revenues to the local area. Housing and employment are not signifi- cantly affected since the personnel requirements for these facilities are low.