DATE: April 17, 2001
TO: Planning Commission
FROM: Teri Camery, Planner
Community Development Department
FILE NO.: USE2001-00014 Conditional Use
PROPOSAL: A Conditional Use permit to allow a 25.5’ x 40’ boiler building near the Princess Dock site to allow ships to turn off oil-fired boilers while in port
GENERAL INFORMATION
Applicant: PN&D for Princess Cruises
Property Owner: Franklin Dock Enterprises
Property Address: 900 Thane Road
Legal Description: Franklin Dock Enterprises 2L, 3A
Parcel Code Number: 1-C10-0-K83-004-0
Site Size: 136,317 square feet
Zoning: Waterfront Industrial
Utilities: CBJ Water and Sewer
Access: Thane Road
Existing Land Use: vacant/occasional use as barge loading facility
Surrounding Land Use: Northeast - Thane Road
Southwest - Gastineau Channel
Northwest - Princess Dock
Southeast - Alaska Marine Lines Yard/Rock Dump
PROJECT DESCRIPTION
The applicant has proposed the development of a 25.5’ x 40’ boiler building with a height of 25 feet, to be constructed near Princess Dock, between the Princess Dock and the rock dump. The boiler will produce and supply steam to Princess cruise ships. This development would allow ships to turn off oil-fired boilers while in port. The building will be located in the northwest corner of the lot, the closest area to the Princess dock, to facilitate a simple steam connection (see Attachments B and C, site plans). The building will house an electric-fired boiler and associated transfer equipment. It will contain one small office for use by the operator, who will be present only when ships connect and disconnect to the steam system and for occasional maintenance. The building will utilize water from an existing water service at the site and deliver steam condensation through existing sewer service.
BACKGROUND
The project is the second element of the Princess Cruise Lines proposal to use local power resources while in port. Cruise ships need both electric and steam generation to replace the diesel generators and diesel boilers, which produce more pollution. On December 29, 2000, the Planning Commission granted a Conditional Use permit for an electrical substation on the lot across from Thane Road from the Princess Dock and the boiler building site. The substation provides electricity. The boiler building is needed to complete the project and provide steam. Diesel generators and boilers are expected to be phased out from use on cruise ships within the next five years, so operation of the boiler building is expected to be temporary.
ANALYSIS
This development is classified as a major utility and requires a Conditional Use permit according to the Table of Permissible Uses, CBJ §49.25.300.17.200.
Project Site-
Access to the site is from Thane Road. An access road leads
to Princess facilities on the right and the project site on the
left. The site is gated with no trespassing signs. No additional
access will be necessary for construction and use of the boiler
building. The lot is currently vacant and used occasionally as a
barge loading facility. The proposed building will be situated as
close to the Princess dock as possible. It will be adjacent to an
existing utility easement and ten feet from the property line for
compliance with setbacks.
Project Design -
The building shall be a pre-engineered metal building with
gray exterior siding and a red roof. The building is designed to
match the exterior of the adjacent AEL&P warehouse and look
like an old mining building (see Attachment D).
Parking and Circulation -
There will be no occupants in the building except for
maintenance and daily connection and disconnection. Space for an
operator to park is located at the south end of the building.
Noise -
There was concern about the noise impacts to passengers as
they leave the cruise ships and the impacts to Douglas residents
from noise that may travel across water. As such, the applicant
completed a noise analysis of the project through an Anchorage
consulting firm (see noise analysis, Attachment F). The building
will house an electric-fired boiler, which is uncommon. Electric
boilers should be significantly quieter than standard combustion
boilers because there is no burner and no fan. However, because
no data was available on sound levels for this type of boiler,
the noise analysis has assumed noise levels for a comparably
sized combustion boiler.
According to the April 17, 2001 analysis, prepared by Earl Mullins, PE, the greatest noise levels will occur when the blowdown tank uses high pressure reverse flow to remove scale from pipe surfaces (see analysis, Attachment F). This is reported at 100 decibels inside the building, and will operate twice a day for three minutes each time. The applicant letter indicates states that the blowdown tank will also create a high level of noise when the system is disconnected, which takes twenty minutes (see Attachment A, p. 2). The analysis lists five building structure recommendations to reduce noise impacts, which the applicant has adopted in the building design (see wall section, Attachment E).
After implementation of these design features, noise impacts
at the most severe times are estimated at 43 DBA at a distance of
160 feet, where ship passengers will be unloading. The windows as
designed reduce the initial 100 dBA inside the building to 70
dBA, which is then further reduced with a distance equation. The
report notes that this is equivalent to the noise from a new car
at idle, heard from a distance of 15 feet. Noise levels are
predicted at less than 20 decibels on the shore of Douglas
Island.
The recommendations of the acoustical consultant have been
incorporated as permit conditions.
Vegetative Cover-
A staff site visit indicates ample vegetative cover to meet
Code requirements of five percent of the lot.
Exterior Lighting -
Exterior lighting will be minimal, consisting of one lamp
above each of the two exterior doors, which shall be directed to
the doors. No additional lighting is planned for the site.
Public Health or Safety -
Staff finds no impacts to public health or safety.
Property Value or Neighborhood Harmony –
The project is designed to match a nearby warehouse, with
colors and design similar to historic mining buildings. The
surrounding area, with the exception of the Princess Dock, is
industrial. As such, staff finds no adverse impacts to property
value or neighboring harmony.
Juneau Coastal Management Program -
The projected has been reviewed for compliance with the JCMP
and staff has found that no enforceable provisions of the JCMP
apply.
FINDINGS
CBJ ?§49.15.330 (e)(1), Review of Director's Determinations, states that the Planning Commission shall review the director's report to consider:
1. Whether the application is complete; and,
2. Whether the proposed use is appropriate according to the Table of Permissible Uses.
1. Materially endanger the public health or safety;
2. Substantially decrease the value of or be out of harmony with property in the neighboring area; or,
3. Not be in general conformity with the comprehensive plan, thoroughfare plan, or other officially adopted plans.
Per CBJ ?§49.15.330 (e)(1)(A through C), Review of Director's Determinations, the director makes the following findings on the proposed development:
1. Is the application for the requested
Conditional Use permit complete?
Yes. We find the application contains the
information necessary to conduct a full review of the
proposed operations. The application submitted by the
applicant, including the appropriate fees, substantially
conforms to the requirements of CBJ Code Chapter 49.15
2. Is the proposed use appropriate according to
the Table of Permissible Uses?
Yes. The proposed use is allowed with a
Conditional Use permit according to the Table of
Permissible Uses, 49.25.300.17.200.
3. Will the proposed development comply with the
other requirements of this chapter?
Yes. The proposed development complies
with the other requirements of this chapter. Notice was
provided in the Juneau Empire under Your Municipality,
which ran on Friday March 13th, 2001. A public
notice sign was posted on the site at least 14 days prior
to the meeting and notice was mailed to owners of record
of all property within 500 feet of the subject property.
4. Will the proposed development materially
endanger the public health or safety?
No. The boiler building will be gated and
secured. Staff finds no evidence that the proposed
development will materially endanger the public health or
safety.
6. Will the proposed development be in general conformity with the land use plan, thoroughfare plan, or other officially adopted plans?
Yes. The proposed development is in general conformity with the land use plan. Specifically, the project supports Policy 2.10 of the Comprehensive Plan, which reads, "It is the policy of the City and Borough of Juneau to plan and support development of an attractive setting, facilities, and other services to enhance the state capital." The project creates a service that provides cleaner energy to cruise lines.
7. Will the proposed development comply with the Juneau Coastal Management Program?
Not applicable. Staff review indicates that no enforceable provisions of the JCMP apply to this project.
RECOMMENDATION
We recommend that the Planning Commission adopt the director's analysis and findings and grant the requested Conditional Use permit. The permit would allow the development of a 25.5’ x 40’ boiler building at 900 Thane Road to produce and supply steam to cruise ships. The approval is subject to the following conditions: