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HomeMy WebLinkAboutGeneral Info MUNICIPALITY OF ANCHORAGE PLANNING AND ZONING COMMISSION RESOLUTION NO. 99-025 A RESOLUTION APPROVING SELECTION OF SITE 2 FOR AN ALASKA SALMON RESEARCH CENTER AND FISHERIES SUPPORT CENTER, LOCATED AT TRACT B, SHIP CREEK CROSSING SUBDIVISION; GENERALLY LOCATED SOUTH OF SHIP CREEK, WEST OF NORTH 'C' STREET, AND NORTH OF WEST SHIP CREEK AVENUE. (Case 99-044; Tax # 002-071-23) WHEREAS, the Mtmicipality of Anchorage, Heritage Land Bank, has identified the need for a Alaska Salmon Research Center and Alaska Fisheries Support Center in Anchorage; and WHEREAS, a study entitled, "Site Selection Study - Alaska Salmon Research Center and Alaska Fisheries Support Center"' ~vas prepared for the Heritage Land Bank in January 1999; and, WHEREAS, site selection approval by the Planning and Zoning Commission is required in accordance with AMC 21.15.015; and, WHEREAS, notices were published, posted and mailed and a public hearing was held on March 8, 1999. NOW, THEREFORE, BE IT RESOLVED by the Municipal Planning and Zoning Commission that: A. The Commission establishes the following findings of fact: 1. Five sites were identified and evaluated as potential sites for the Alaska Salmon Research Center and Alaska Fisheries Support Center. Thirteen criteria were used to evaluate each of the five alternative sites. Upon application of these criteria, Site 2 achieved the highest score, followed by Site 1. 2. The study recommends Site 2 as the best site for locating the project. According to the study, Site 2 is currently undeveloped, centrally located, and has a high potential for development. Frontage on Ship Creek will allow for construction of a fish ladder. The site provides opportunities for views in most directions and is visible from the surrounding areas. Extension of Ship Creek Drive will afford this site perhaps the best vehicular access and has the opportunity for several pedestrian linkages. The size of the parcel allows for planned, phased development to maximize its potential. Planning and Zoning Commission Resolution No. 99-025 Page 2 The study concluded that Site 1 (the next highest scoring site), although undeveloped and highly visible, lacks frontage on Ship Creek and is fairly disconnected to the central development area, depot and downtown. Access to this site requires crossing all the major railroad tracks coming into the depot and yard from the south. The proposed use of the recommended site (Site 2) is consistent with the Ship CreeMWaterfront Land Use Plan (adopted in 1991) and with the underlying PC zoning. The draft Ship Creek Development Master Plan, the Alaska Railroad Corporation's development plan for the lower Ship Creek area, has identified Site 2 as an ideal location for a proposed fisheries research center. .Any proposed development of Site 2 is subject to a public hearing site master plan in accordance with A.O. 93-183 (S-I). This ordinance requires the site master plan to meet informational requirements of AMC 21.i5.030 and AMC 21.50.200, and to provide information regarding building locations, elevations, parking, access, drainage, wetlands, parks, signage, evaluation of the project by the Geotechnical Advisory Commission, and a traffic impact analysis. The project will also require review of public facility project landscaping by the Urban Design Commission. There were no objections expressed by municipal departments regarding the recommended site. Agency comments primarily focused on Title 2I and zoning requirements that will affect the recommended site. Written public comments generally supported the recommended site but raised issues to be considered prior to expenditure of public funds on the project. The Downtown Community Council expressed support of the recommended site. The Government Hill Community Council recommended a project feasibility study prior to site selection. Public testimony raised issues regarding angler access to Ship Creek, adverse impacts of a proposed fish ladder on current fishing areas, and development setbacks from the Creek. The Commission noted that the site selection is consistent with municipal plans and in conformance with Title 21 requirements. The Commission further noted that Site 2 appeared to be the best site in terms of access. A site plan for Planning and Zoning Commission Resolution No. 99-025 Page 3 the recommended site will need to examine and resolve issues raised by the public and to address air quali~, traffic impacts, and landscaping. Bo The Commission approves selection of Site 2 for locating the Alaska Salmon Research Center and Alaska Fisheries Support Center. PASSED AND APPROVED by the Anchorage Planning and Zoning Commission this 8th day of March, 1999. Caren L. Mathis Secretary --Chair (99-044) (002-071-23) MUNICIPALITY OF ANCHORAGE Department of Health and Human Services P.O. Box 196650 Anchorage, Alaska 99519-6650 Date: February 1, I999 To: _ Zoning & Planning, CPD Frmn:~mes Cross, P.E., Program Manager, On-Site Water Quality Subject: Request for Comments on Cases - February 8, 1999 The Environmental Services Division, On-Site Services Program, has reviewed the following cases and has these comments: 9%044: Alaska Salmon Research Cehter & Alaska Fisheries Support Center No comments. Case No. 99-044 RETURN COMMENTS TO: DEPARTMENT OF COMMUNITY PLANNING AND DEVELOPMENT Zoning and Platting Division P.O. Box 196650 Anchorage, Alaska 99519-6650 Phone 343-4215 COMMENTS AND MEETING SCHEDULE: Planning and Zoning Commission Public hearing Meeting Date: March 8, 1999 Agency Comments Due: Feb 8, 99 Council Comments Due: Feb 26, 99 DISTRIBUTION: STANDARD DISTRIBUTION Government Hill Community Council Downtown Community Council * PLANNING AND ZONING COMMISSION * * Assembly Hall, Z. J. Loussac Library * * 3600 Denali Street, Anchorage, Alaska * * March 8, 1999 6:30 p.m. * ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERYgR SUPPORT CENTER Municipality of Anchorag? Site Selection Study January 1999 ACKNOWLEDGEMENTS Owner: Acknowledgements: Planning Consultant: Municipality of Anchorage Mayor Rick Mystrom Jerome Selby, Consultant Municipality of Anchorage Alaska Railroad Land Design North Shannon & Wilson ECFHyer, Inc. Architects/Planners 101 W. Benson Blvd. Suite 306 Anchorage, AK 99503 (907) 561-5543 Terry K. Hyer ALASKA SALMON RESEARCH CENTER AND ALASKA F/SHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 CONTENTS EXECUTIVE SUMMARY .......................................................................... 3 PURPOSE OF THIS DOCUMENT ............................................................. 4 PROJECT PURPOSE AND NEED .............................................................. 5 STUDY AREA AND SITE SELECTION CRITERIA .................................. 8 ALTERNATIVE SITES/ANALYSIS ........................................................... 12 SELECTED SITE EVALUATION .............................................................. 15 CONCLUSION/RECOMMENDATION ................................................... 20 ALASKA SALMON RESEARCH CENTER AND ALASKA FISItER1ES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 EXECUTIVE SUMMARY Anchorage's historic roots took hold on the banks of Ship Creek. A natural landing for ships spawned an active seawater port. In 1914, the Alaska Raikoad Act was passed by Congress and signed by President Woodrow Wilson. By 1915, active constmction was occuring along Ship Creek and soon the railroad connected interior Alaska with Seward. Anchorage became the hub for transportation and commerce in Alaska. Today, Anchorage continues to serve as the primary link from Alaska to the outside world. This role becomes even more profound as we advance in the information age and as the world's ever increasing population exploits the world's land mass and oceans. Research, understanding and education are required for future stewardship of the oceans. The proposed Alaska Salmon Research Center and Alaska Fisheries Support Center is a marine science facility collocating government and private entities for an integrated and shared cost effec- tive center address'rog fishery issues. The Center will be dedicated to high quality ecosystem research aimed at maximizing industry harvests while ensuring conservation of the fish stocks and marine ecosystems. Research would comprise a partnership of Federal, State, University of Alaska and industry efforts. The Center will bring new business and government support services to Anchorage to cooperatively work together on fishery research, management and regulatory requirements. The Center will serve as a communications and logistics center for Alaska fishery research. In addition to research, the Center will provide for visitor viewing and educational opportunities. Its size and scope would serve as a redevelopment magnet for the Ship Creek waterfront. A feasibility study to determine possible tenants, space needs and funding sources is currently underway, funded via a $200,000 NOAA grant. The feasibility study will be complete by July, 1999. The feasibility study would be followed by a design study to include site analysis, concept design and cost estimates. Preliminary budgeting targets the project cost at about 40 million dollars to be provided through federal funding sources. Five sites have been identified in the lower Ship Creek Valley as possible parcels to accommodate the fisheries center. A matrix of thirteen criteria was developed to compare the features and benefits of each site. After careful review and comparison, we find that the site identified as Site No. 2, Ship Creek Drive, directly west of the ARRC headquarters building, offers the best oppor- tunity to provide alocation for the new Alaska Salmon Research Center and Alaska Fisheries Support Center. This site is on Alaska Railroad property and is available for lease. It contains 8.5 acres, has frontage on Ship Creek and has good vehicular access relative to the alternative sites. Its close proximity to downtown will provide pedestrian linkages to the city and trail system. This will enhance the tourism opportunities in the area and support the growing recreation potential along Ship Creek. This type of project in the Ship Creek area appears to have near universal support from organiza- tions and citizens of Anchorage. There is a sense of expectation and anticipation that good things will develop in Ship Creek. Development of the Fisheries Center is a positive step in that direc- tion. ALASKA SALMON RESEARCH AND ALASKA FISHERIF~ SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 PURPOSE OF THIS DOCUMENT The Site Selection Study for the Alaska Salmon Research Center and Alaska Fisheries Support Center provides background information for rexfiew, dialogue and input by citizens of Anchorage in the publ/c heating process. Since this is a pubhc fac'flity, the site selection is subject to review and recommendation by the Planning & Zoning Commission. Subsequent site design is also sub- ject to review by the Planning & Zoning Commission. Vicinity Map ALASKA SALMON RESEARCIt CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 PROJECT PURPOSE AND NEED Alaska is the western world gateway to three of the world's largest marine ecosystems; the North Pacific Ocean (Gulf of Alaska), Bering Sea and the Arctic Ocean. Enhanced research, under- standing, education and management of the ecology and resources of these great oceans are crucial for responsible stewardship in the future. Alaskans are keenly aware of disastrous events relative to the imbalance of these ecosystems as amplified by the recent decline of the Stellar SeaLion population, the 1997-98 Bristol Bay salmon disaster, nominal retum of salmon in the Yukon River System and the 70's crash of the King Crab population to name but a few. The fishing industry is the largest employer in Alaska with direct employment of 35,000 people, and is the very lifeblood of existence for many Alaskan coastal communities. Alaska has more coastline than the continental United States, and a greater fishery resource than the rest of the nation. This resource demands research and management to assure a long-term, sustainable catch for an industry critical to Alaska's economy, subsistence users and sport fisherman. Tight budgets for all of the research agencies-Federal, State, and the University of Alaska-demand that sharing of research facilities, resources and data are accomplished for the mutual best interests of im- proved management of the ecosystems. An adequate supply offish for all user groups requires a research-based management of rids resource. Alaskans want wise management of the ecosystem for sustainability of this revenue for all user groups and a very important part of Alaska's economy. In addition, an environmentally sensitized American public will demand this research, or insist that we shut down the Alaska fisheries. The best possible way to address these needs is to provide a statewide coordinated research network. There are definite indications of statewide support for the establishment of a consoli- dated fishery facilJ_ty in Anchorage. This is particularly tree for Western Alaska. This fac'~ty would coordinate and connect fishery programs, while providing space for fishery meet'rags, seminars and training. Coupled with rez..ent redevelopment plans for the Ship Creek waterfront, the Munici- pality of Anchorage proposes that this new facility be located on the bank of Ship Creek, adjacent to downtown. The Alaska Salmon Research Center and Alaska Fisheries Support Center is a multi agency fishery and marine science center dedicated to high quality ecosystem research. This research will maximize the fishing industry opportunity to catch fish, while ensuring a balance based on good science for conservation of the fish stocks and marine ecosystem. The research conducted at this center would be aj o'mt effort of Federal, State, University of Alaska and industry researchers. The research will focus on marine fisheries, aquaculture, water quality, marine biology, botany, microbiology, zoology and oceanography. The rich Ship Creek ecosystem, from the uplands' watershed to the creek's estuary, offers marine and fresh water habitats, intertidal mud flats, wet- lands and salt marshes. ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 In addition, the Center would draw from its function as the communications, logistics and support center for the Alaska Fisheries and Marine Ecosystem Research Network. This network would coordinate and maximize the marine ecosystems' research and management throughout Alaska. An important feature of the Center will be to provide education and understanding for the general public about the fresh water and marine ecosystems and the importance of these systems to Alaska and the world. The Alaska Salmon Research Center and Alaska Fisheries Support Center will act as an anchor for the redevelopment of the entire Ship Creek waterfront. The facility will encompass a major salmon display, featuring all types of Alaskan salmon, including Chinook, Coho, Sockeye, Chum, Pinks as well as Steelhead, Dolly Varden/Arctic Char, Trout and other freshwater species. The Center will feature underwater salmon viewing on Ship Creek and many displays dealing with salmon lifecycles, habitat, and species characteristics. Another feature of the Center will be an educational component dealing with salmon habitat protection and predation. The research center will be a living laboratory for the adjacent Alaska Fisheries Support Center and will be able to support research projects involving salmon at both the center and nearby Ship Creek. The fishery agencies housed in the Alaska Fisheries Support Center, would provide over- sight for the research center displays and educational programs. A recent questionnaire distrib- uted by the Ship Creek Enhancement Task Force revealed strong public support for a fishery display facility on Ship Creek. An aquarium was the most popular response among all types of possible uses for this area. In addition, the establishment of a Fisheries Center in Anchorage has been discussed for years and was recently recommended by the Mayor's Seafood Advisory Task Force. For the first time, these agencies and businesses can be collocated in a major joint use facility. The facility will offer a large laboratory, library, conference rooms and a 200-seat meeting room for gatherings and seminars. The entrance foyer of the facility would be a large glass enclosed atrium that could accommodate receptions and community events. Plans are already underway to con- stmct a bicycle and pedestrian trail along the waterfront and establish park and greenbelt areas. New businesses geared primarily to the fishing and tourism industries are expected to follow. The balance of this campus concept will include future office complexes housing many of the agencies and organizations directly involved with fisheries management, research, regulation and marketing (domestic and international) throughout Alaska. ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 (~ The Alaska Salmon Research Center and Alaska Fisheries Support Center will be integrated into a site master plan allowing for furore buildings where each could be developed as plans for funding and design are completed for each module. The prospective campus tenants include: Alaska Salmon Research Center · Fish holding tank and Display · Visitor's Center National Oceanographic and Atmospheric Administration Fish &W'~dlife Service United States Forest Service National Parks Service US Geological Survey Minerals Management Service Alaska Department offish & Game Alaska Department of Natural Resources Exxon Valdez Oil Spill Trustee Council Alaska Fisheries Support Center · NOAA- Alaska Fisheries Science Center · Bering SeaResearch Center · North Pacdic Fisheries Management Council · Fishery Observer Program · Ocean Assessment Program · Envkonmental Protection Agency · Alaska Department offish and Game · University of Alaskalaboratories, classrooms and offices · MarineAdvisoryProgram · ObserverTrainingProgram · Exxon Valdez Oil Spill TmsteeCouncil · Equipment Suppliers · Alaskalntemational Seafood Market Alaska Seafood Marketing Institute Alaska L'nnited Enlry Commission Alaska Seafood Processors Association United Fishermen of Alaska Alaska Coastal Communities A.I.O.E.A. Finan~'lal Institutions Individual Seafood Processors Seafood Buyers CDQ Organizations Native Corporations Fishing Companies Fishing Associations ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 STUDY AREA AND SITE SELECTION CRITERIA STUDY AREA The predominant criterion for selecting a site for the Alaska Salmon Research Center and Alaska Fisheries Support Center is proximity to a migratory salmon stream with an existing mn of return- ing salmon. A fish ladder is required to allow naturally occurring migratory salmon to swim directly into a holding tank within the research facility. Alaska Railroad lands along Ship Creek meet this most specific and crucial requirement. The general area reviewed is bounded by the Port of Anchorage and the Alaska Railroad mainte- nance yard on the north, Cook Inlet to the west, 2"a Avenue to the south and Post Road to the east. Zoning in the area considered is primarily PC, (Planned Community District) and MC, (Marine Commercial.) Nearby industrial zones are outside of the specific sites considered. The PC zoning is subject to A.O. No. 93-183 (S- 1) and the MC zones allow marine fishery centers and similar facilities. The PC special ordinance states in part: A. "The Alaska Raikoad Planned Community District is a joint development project between the Railroad and private developers. It is expected to draw heavily from summer tourist traffic and to also be a year around attraction for Anchorage residents. The area will provide a place for the development of small tourist oriented projects, but it may also include larger more community-wide uses. Accommodations will be provided for the traveling public as well as meeting and conference spaces. Cultural, recreational, histori- cal and other tourist oriented use is to be encouraged".... Historically, much of the area was developed as a warehouse district and industrial support as would be expected in a port and raikoad terminus. Eighty percent of all Alaskan consumer goods pass through the Port of Anchorage and Ship Creek today. So it is expected this area will continue to be a mix of transportation, industry, business and commerce. However, there is an ever grow- ing expansion of tourism, recreation and environmental interest and utilization of the area. These new uses are gaining widespread community support as well as support by the Municipality of Anchorage and Alaska Raikoad, the primary land owner. The Railroad is in the process of completing a new master plan for the area which endorses the development of a fishery center along Ship Creek. The Mayor's Seafood Advisory Task Force recommended the establishment of a fishery office in Anchorage. The Ship Creek Enhancement Citizens Advisory Task Fome endorsed the concept of a salmon aquarium and fishery center on Ship Creek. In short, we found wide spread and significant support for locating the Alaska Salmon Research Center and Alaska Fisheries Support Center on Alaska Raikoad property on Ship Creek. 8 ALASKA SALMON~ARCH CENTER AND ALASKA FISHER1F~ SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 SELECTION CRITERIA A set of criteria was established which is deemed necessary for the successful development of the fishery center. Alternative sites were then tested against the criteria in an effort to maiize the preferred site(s) having the highest probability for success. The primary criteriainclude the following: Frontage on Ship Creek - The Alaska Salmon Research Center requires a fish ladder to allow returning salmon to swim directly into the holding tank in the facility. This requires direct frontage on Ship Creek. Size - The overall vision for the Research and Fisheries Campus includes two future fishery related buildings and associated parking for an overall site requirement of a mini- mum of eight acres. Availability - The site must be immediately available. Portions of the Railroad property are either being utilized by the Raikoad or under lease to other tenants. Construction for the Research and Fisheries Center is scheduled to begin in the year 2000. Alternative sites must be readily available or leases transferred or pumhased prior to that time. Acquisition Cost - Since the facility will be located on Raikoad property, it is assumed that ground lease cost of all considered sites is approximately equal. Sites with existing long term leases were downgraded due to the anticipated high cost of buying out the lease. Zoning - The sites under consideration are zoned P.C. or M.C. which both allow a facility such as the research and fishery center. The use is consistent with numerous task force recommendations, master plans and community goals. Existin~ DeveloomenffEncumbrances - The various sites were reviewed with respect to existing structures which may require demolition or site development that would not be compatible with the new construction or require demolition. Utilities - Water, sewer, storm drain, natural gas, electric and telephone service were analyzed for each site. · Topograohv - The topographic features of the various sites were reviewed. Soils/Drainage - Specific geotechnical investigations of each site have not been con- ducted but select available information has been reviewed. It is anticipated that all sites may have similar variable fill over underlying medium stiff clay over stiff clay. Ground level surface materials likely vary in fill thickness. Prior to design, a site specific geotechnical investigation will be required of the selected site. Surface drainage is assumed to be approximately equal for each site. Specific surface drainage mitigation will be required due to the proximity to Ship Creek. ECI/HYER, INC. 9 Ich ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 Hazards Seismic - In the 1979 Harding-Lawson Associates GeotechnicalHazardAssessment Study, a map of the Anchorage area was developed indicating zones of potential ground failure. This seismic related ground failure susceptibility was rated on a one to five scale fromlow susceptibility to high. These criteria were developed by consideration of ob- served and expected seismic response of various combinations of soil, geologic and topo graphic conditions. The rating of zones in the Ship Creek area of analysis varies from a two in the low lying areas parallel to and north of the creek to a five along the bluffs of Government Hill and the buttress area of downtown. Wind - The lower Ship Creek Valley is considered to be fairly consistent for wind speed and direction relative to all sites considered. Flood Plain Flood plain data and criteria must be considered for the various sites. However, all sites are essentially equal in risk and contain or are adjacent to existing development. Site Location - The selected site should be centrally located for ease of way finding and access by tourists and visitors to Anchorage. It should be convenient for pedestrians to access from downtown and the closer proximity the better. Master planning efforts by the Railroad specifically state a goal to enhance tourism in the Ship Creek area. Site Amenity - This may be considered a rather subjective criterion but nevertheless is a valid consideration for a facility that affects the quality of life of the occupants and is intended for the benefit of users and to attract visitors. Amenities such as views into and out of the site, solar orientation, adjacent attractions/detractions may be considered. Site Accessibility - The site should be accessible. It should have safe and direct vehicu- lar access and promote the utilization of public transit. Adequate parking and ease of site circulation should be achievable. Pedestrian access and connection to public bike paths and walk-ways should also be achievable. Currently, there is a transportation study underway which is looking at alternative ways of tying the Ship Creek area into a Gambell/Ingra extension. Eventual completion of this extension will relieve some of the congestion associated with the Port traffic. We understand that the Municipality of Anchorage intends to conduct a comprehensive Ship Creek multi-model transportation plan for the lower Ship Creek and Port area in the very near future. This should result in recommendations for improving the overall accessi- bility and traffic flow in the area. For the purposes of this site study, the alternative sites were evaluated against the existing conditions in the area considering known vehicular, pedestrian and rail traffic. 10 JAN-21-99 THU 13:11 E~I HYi~ IND FaX NO, 9075623213 V. U1/U2 Site S~ _,~'~_ .'_,o~ Study January 1999 SITE SIZE - ADDENDA DEVg. I OpABLE AREA Site 1 - Ship Creek Point Developable area~ 435,600 s.f. ( 10 acres) *excludes acce~ road, unfilled tidal area, boat launch and adjoining parking areas Site 2 - Ship Creek Drive Developable are~ 375,836 ~f. (s.5 acres) *excludes 60' public mad easement and remaining property to south Site 3 - Old Cannery Developable area: 261,360 (6.0 acres) *requires abandonment ofacc~s road to Ship Creek point, excludes unfilled tidal area Site 4 - Warehouse District Developable are~ 344,124 s.f. (7.9 acres) *excludes Ship Creek Drive Road ca.merit Site 5 - Hobb's Power Plant/Dam Developable area: 270,072 s.f. (6.2 acres) *excludes Whimey Road easement and cooling ponds ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 (% ALTERNATIVE SITES /ANALYSIS The Municipality of Anchorage has identified five prospective sites for consideration of the devel- opment of the Alaskan Salmon Research Center and Alaska Fisheries Support Center. All sites are located in the lower Ship Creek Valley on Alaska Railroad lands. A description of each of the five sites is included herein followed by a matrix of site selection criteria for a comparison of each site. Site No. 1 - Ship Creek Point Site No. 1 is located on the large undeveloped fill area extending out onto the mud flats. The area was developed in concert with the construction of the small boat launch ramp and is currently used for boat/vehicle/material storage. It is a highly visible site with a planned direct access to the coastal trail. While the boat launch ramp fronts Knik Arm, the site has no frontage on Ship Creek. It is quite disconnected to the central development area, depot and downtown. Access requires crossing all the major railroad tracks coming into the depot and yard from the south. Site No. 2 - Ship Creek Drive This site is located directly west of the ARRC Headquarters Building between the passenger tracks and freight tracks leading to the yard. It is a large gravel fill area that is currently undevel- oped. It is centrally located and has great potential for development. Frontage on Ship Creek would allow for the construction of a fish ladder. The site provides opportunities for views in most all directions and is visible from the surrounding areas. Extension of Ship Creek Drive would afford this site perhaps the best vehicular access and has the opportunity for several pedestrian linkages. The size of the parcel allows for planned, phased development to maximize its potential. Site No. 3 - Old Cannery The Old Canne~ site is on the north side of Ship Creek with access from Ocean Dock Road on the east side of the site. The site is currently bisected by the access road to Ship Creek Point and the boat launch. The site has reasonable views and excellent frontage on Ship Creek. The site has good potential for public pedestrian amenities and fishhng opportunities. The site is currently leased and used for car and boat storage and small portable vendors. At present, the character of the site is industrial perhaps due to its adjacency to the industry and Port to the north. Vehicular and pedestrian access requires crossing all of the maj or railroad tracks. Long term transportation planning in the area may improve the access. Site No. 4 - Warehouse District This area is generally located to the east of the Comfort Inn, north of 1 st Avenue, south of Ship Creek and west of Ingra. It is a fairly developed area with many existing structures of various age and condition. Numerous leases are held by a variety of tenants over a number of years. The site EC~dY~INC. ALASKA SALMON RESEARCH CENTER AND ALASKA F/SHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 does have frontage on Ship Creek and is heavily used by pedestrians and fishermen. The site is adjacent to the existing CEA dam/fish ladder bridge to the viewing platform. The site is somewhat visually and physically disconnected from the downtown Central Business District and developed tourism areas. Vehicular access is reasonable. Site No. 5 - Hobb's Power Plant/Dam Site No. 5 is located north of Whitney Road and abuts the railroad yard to the north. The site contains the old Chugach Electric power plant, cooling pond, dam and a small auto storage lot. The old power plant is a large substantial concrete and steel frame structure. The site is currently under along term lease. The building occupies a significant portion of the site and would therefore, have to be demolished or completely renovated for use as a fishery center. The site has good views of Ship Creek and the Chugach Mountains. The adjacent fish viewing platform, bridge and walks are positive pedestrian amenities. The site is generally separated from Ship Creek by Whitney Road which may complicate the development of a fish ladder to the functional side of the site. The area is visually and physically quite disconnected to the downtown area. The distance is most likely beyond the practical reach of most downtown pedestrians. The site's immediate adjacency to the rail yard, would likely be a drawback to developing the site as a tourism destination. ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 SITE EVALUATION AND COMPARATIVE SUMMARY EVALUATION SITE 1 SITE 2 SITE 3 SITE 4 SITE 5 CRITERIA Slfip Creek Ship Creek Old Cannery Warehouse Hobb's Power Point Drive District Plant/Dam l~Yontage on 0 3 3 3 0 Ship Creek Size 3 3 I 2 2 Availability 3 3 2 0 0 Acquisition Cost 3 3 2 1 1 Zoning 3 3 3 3 3 Development/ 3 3 2 1 1 Encumbrances Utilifie s I 2 2 2 2 Topography 3 3 2 3 2 Soils Drainage 2 2 2 2 2 Hazards 2 2 2 2 3 Site Location I 3 2 3 1 Site Amenity 3 3 2 2 2 Site 1 3 2 2 Accessibility Total 28 33 27 26 20 0=Does Not Meet Criteria l=Poor 2=Adequate 3=Good ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 SELECTED SITE EVALUATION From the five site alternatives studied, one site scored above the others when compared to the evaluation criteria. Site No. 2, Ship Creek Drive, is the only site that meets ail of the site require- ments for the Alaska Salmon Research Center and Alaska Fisheries Support Center. The 375,836 square foot site is the largest contiguous block of undeveloped railroad land in the lower Strip Creek Valley. It is a relatively level, gravel filled lot utilized for overflow parking, railroad passenger loading and occasional events such as the annuai International Ice Carving Competition. The elongated triangular shape is bordered on the no~h by Ship Creek and raikoad tracks and railroad tracks to the south. The planned extension of Ship Creek Drive to the west will provide a new southern border and access to the site. The Alaska Railroad Headquarters building is located at the eastem edge of the site. This proximity of building types is consistent with the Master Plan goals and a positive step in the overall development of Ship Creek. North of the Headquarters, informal footpaths crisscross Ship Creek's southern bank, providing access for some of the 60,000 visitors who fish the creek annually. A more detailed discussion of the evaiuation criteria for site No. 2 follows: 1. Frontage on Shin Creek - The selected site has direct frontage on the creek. This fundamental requirement plays heavily in the selection of this site. A fish ladder will be constructed to intercept saimon that are returning to the spawning beds upstream for multi-agency research purposes. Frontage on the creek also opens the door for a multi- tude of public education and interpretive possibilities relative to Ship Creek, Alaskan fisheries and regionai environmental issues. Size - The site contains approximately 375,836 square feet or 8.5 acres which satisfies the requirement of 8 acres to accommodate buildings, parking, circulation and site ameni- ties. It is envisioned that the site willinitiaily develop with two structures housing the Alaska Salmon Research Center and Alaska Fisheries Support Center aiong with associ- ated parking. Future construction of two additional structures will house other fishery related programs. It is expected that each building will be two to four stories and contain approximately 50,000 to 60,000 s.f. for a totai site building square footage of 200,000 to 240,000 s.f. Parking is estimated at 150 spaces per building or 600 spaces total. Some parking may be covered and incorporated within the building footprint. Availability - The Ship Creek Drive site is available for lease from the Alaska Raikoad Corporation. Acams~tion Cost - It ~s anttmpated that a reasonable and fair lease rate can be negottate with the ARRC. Since all of the sites under consideration would require negotiations with the Railroad, this criteria does not seem to be a limiting factor for any of the alternative sites. I (h ALASKA SALMON RESEARCH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 Zoning - The selected site is located in the P.C. (Planned Community District) Develop- ment Area B Zone. Development Area B specifically lists "aquarium/marine fisheries centers and the like" as a perm/Red principle use and structure. Government and quasi- government offices are also allowed which covers the supporting administration areas of the fishery center. Any development on this site is subject to Municipal Ordinance AO No. 93-183 (S-1) as amended. There does not appear to be any restrictions or reqnire- ments in this ordinance that conflict with the concept of the fishery center. Prior to the issuance of a building permit for any development, a site plan must be submit- ted to the Planning & Zoning Commission for approval. Existing DevelonmenffEncumbrances - The selected site is essentially a gravel filled, open parking lot. Temporary electrical light poles have been installed to provide nominal site lighting for the occasional use of the site. There is the possibility of a reported subsur- face drain line crossing the site that will require further investigation during the follow on phase of concept design and site exploration. A single short rail spur extends partially into the site in the greenbelt area. An effort should be made to eliminate the trackage. Other- wise, there are no apparent encumbrances that would hinder complete site development. Utilities - The selected site has all utilities available. Water, sewer and gas lines mn parallel with the south border of the site. A telecom and electrical easement runs adjacent to Ship Creek Drive accessing the site from the east. Another electrical line crosses from north to south across the triangular tip of the site. A storm drain reportedly runs from south to Ship Creek. Tono~aphv - The developable site area is essentially flat with no vegetation. The greenbelt border to Ship Creek on the north, slopes down to the Creek. Soils/Drainage - As discussed previously in this report, specific geotechnical data for specific sites has not yet been conducted for this project. A comprehensive soils investi- gation with foundation recommendations will be conducted prior to the design phase of the project. The site contains gravel ill/ofurdmown depth over softer clays at depth. The medium stiff clay layer over a stiff clay layer, may contain isolated lenses of sand and gravel. We have every expectation that it is a developable site but likely will require a piling foundation system with lateral support grade beams. The adjacent ARRC Headquarters Building was successfully constructed on a piling foundation in what is expected to be similar soils. Site drainage should not present a problem on the selected site. The grade elevations can be designed for positive drainage and diverted through proper collectors to the on-site storm drain or diverted to landscape areas as required. ALASKA SALMON RESEARCH CENTER AND ALASKA FI RIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 Hazards - Seismic - According to the 1979 HLA Geotechnical Hazards Assessment Study, the selected site is located in an area that appears to be designated as having moderate to high seismicity induced ground failure susceptibility. It appears to bridge the risk level areas rated 3 and 4 on a 1 to 5 scale. Futura geotechnical investigations and research will generate appropriate recommendations for construction of a facility on this site and in accordance with all appropriate codes and standards. Wind - According to the Anchorage Coastal Resource Atlas, the selected site as with all the Ship Creek sites, is designated as a high wind area with recorded wind speeds at the Port of 90 m.p.h.. Strong north winds develop along Knik Arm shoreline when prevailing warm southerly air flows are replaced by cold air masses. It is important to note however, that there are areas within the Anchorage Bowl that receive higher winds than in the Ship Creek area. Proper design will needto account for high wind considerations. Flood Plain.- The Anchorage Coastal Resource Atlas, which was developed in 1980, indicates that a portion of the selected site falls within the 100 year flood plain. In March, 1998, the Corps of Engineers updated their information in a study entitled "Flood Plain Identification of Ship Creek Estuary". This study indicates that the site is within the 100 year flood plain. However, the topographic information suggests that a significant portion ofthe site is at elevation 20' . Ourunderstandingis that the 100year floodplaincovers any area below elevation 19.5'. At any rate, the site is barely within or on the border of the noted flood plain. Permitting and precautions must be undertaken during the early design phase. It does not appear that flooding would be considered a significant issue for the site. Site Location - The selected site is extremely well suited for the intended use of the fishery center. The embodiment of the purpose of this facility is represented by the sur- roundings of this site: the migratory stream, the ocean, the historic canneries and industry, the interface of ocean going transport to overland transport all present real life representa- tions of research and educational issues to be addressed within the facility. The mission of the Center will be reinforced by its collocation in the midst of these related functions. The selected site is one of the closest sites to downtown Anchorage, affording the poten- rial for a pedestrian link to downtown. The Ship Creek Enhancement Task Force, ARRC and others have all recognized the need for a safe and convenient pedestrian linkage between downtown and the Ship Creek area. Master plan efforts to date commonly recommend a pedestrian extension from E Street with a sky bridge over the railroad tracks. The selected site is concurrent with this alignment and the physical structure of the fisheries center would provide a natural destination node in the network of pedestrian linkages. Pedestrian visitors would arrive directly at the educational/interpretive compo- nent of the fisheries center and also have direct access to the south bank of Ship Creek and the interconnecting paths along the Creek. ALASKASALMON RESEARCH CENIER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 , (~ lc' Site Amenity - There are several positive features to the selected site. Naturally, the direct adjacency to Ship Creek is a most positive benefit for its educational opportunities as well as a focus for the on-site landscape design. Views to Cook Inlet and the Alaska Range beyond, provide outstanding viewing but also provide the backdrop for educa- tional awareness of the vastness of Alaska and importance of our stewardship of the land and oceans. Views of the Chugach and Talkeetna Mountains abound. Views of down- town Anchorage contrast with the mountain views providing opportunities to learn of the history of our city from its mots in Ship Creek and of the overlay of the man made environ- ment on the natural envkonment. Site Accessibility - The selected site is centrally located within the Ship Creek develop- ment area. It is visible from surrounding areas and downtown, for ease of orientation. As noted previously, the site is on alignment with a possible future pedestrian link to down- town via the overlook park at E and 2nd Avenue. Pedestrian links to the raikoad depot, Ship Creek Point and the coastal trail are all effectively achievable due to thek near prox- imity to the site. Vehicular access will be direct with an extension of Ship Creek Drive to the west. Cur- rently, access will require an on grade crossing of the railroad tracks near the depot but will not require a crossing of the tracks on Ocean Dock Road as would be the case for sites north of Ship Creek. It is anticipated that vehicular transportation issues in the Ship Creek area will be further defared and recommendations for improvement contained in the studies that are currently underway. 18 Power Line Esmt. IJ i m ALASKA SALMON ~CH CENTER AND ALASKA FISHERIES SUPPORT CENTER Municipality of Anchorage Site Selection Study January 1999 CONCLUSION/RECOMMENDATION Five sites were reviewed for location of the Alaska Salmon Research Center and Alaska Fisheries Support Center. All sites certainly have attributes and detractions. Some criteria were considered fundamental to the success of this project and therefore maintained a higher priority of consider- ation. Of paramount importance to the program is availability and direct accessibility to Ship Creek for the development of a fish ladder. Size of site is extremely important to accommodate the program needs. The analysis assumes that education, exploration and interpretive expression are important to the goals of the program. Therefore, ease of access by visitors, tourists, students and citizens is an important criteria to be considered. Of the five sites, it was deemed that site No. 2, Ship Creek Drive, is the preferred and recom- mended site. It has direct frontage on Ship Creek and is large enough to allow future expansion. Its close proximity to downtown and the Railroad Depot encourage visitation and provide reason- able vehicular and pedestrian access. The use is compatible with zoning requirements and the surrounding area. Development on the site will enhance that portion of Ship Creek and the entire area. Costs associated with the develop- ment of this site are expected to be low relative to the other sites. The development of a fishery center in the Ship Creek area has wide spread support from the Municipality of Anchorage, the Alaska Railroad, various task force members, and citizens. This area needs an economic engine. Selection of this site will start that engine. ECl/flYER, 1NC. 20 · mm mmm