DATE: November 17, 2000

TO: Planning Commission

FROM: Gary Gillette, Planner
Community Development Department

FILE NO.: CSP2000-00011

PROPOSAL: A city project review to upgrade a sewage pump station and construct a new back-up generator building for the Valley Court Wastewater Lift Station.

GENERAL INFORMATION

Applicant: CBJ Engineering

Property Owner: CBJ

Property Address: 5501 Glacier Highway

Legal Description: Fraction Lot 2, USS 204

Parcel Code No.: 5-B12-0-106-001-0

Site Size: 5,732 Square Feet

Zoning: I, Industrial

Utilities: CBJ Water and Sewer available

Access: Glacier Highway

Existing Land Use: Utility Corridor

Surrounding Land Use: North – Glacier Highway

South – Telephone Utility

East - Commercial

West - Telephone Utility

BACKGROUND

The Alaska Department of Transportation and Public Facilities (ADOT/PF) is planning a significant upgrade to the roadway at the Anka Street and Glacier Highway intersection (entrance to Costco area). The City and Borough of Juneau (CBJ) Public Works has a major utility facility in this area that must be relocated to accommodate the planned road improvements. As a result CBJ will be upgrading an existing sewage pump station and constructing a new generator building. The building houses a generator which powers a sewage pump station in the event of a power outage.

ANALYSIS

The proposed project is a necessary improvement to an existing sewer utility. The generator building will be relocated to allow upgrades and safety improvements to a major intersection in the Lemon Creek area. In addition, the new generator building would be constructed to meet current electrical codes thus improve safety for the facility and workers.

Section 49.10.170 of the CBJ Land Use Ordinance states that the Commission shall report and recommend to the Assembly on development projects of the CBJ. The report and recommendation shall be based upon the provisions of Title 49, the comprehensive plan, and the capital improvement program.

Title 49 – The proposed project was reviewed for conformance with the Land Use Ordinance (Title 49). The project is allowed in the Industrial zoning district and is consistent with other provisions of Title 49 except for the side yard setbacks of the proposed generator building. The code requires 10 feet whereas the building is proposed to have approximately 8 foot setbacks on each side of the building.

The applicant has applied for a variance to allow the reduced side yard setbacks. If approved by the Board of Adjustment the project would be consistent with Title 49. If the Board does not approve the variance the building would need to be redesigned or relocated to meet the code.

Comprehensive Plan –The proposed project is consistent with Policy 4.6 of the Comprehensive Plan regarding the provision of water and sewer facilities within the urban service boundary. The project would allow ADOT/PF to upgrade a local intersection, which is consistent with Policy 4.2 of the Comprehensive Plan regarding the promotion of a safe and convenient transportation system.

Capital Improvement Program – The proposed project is identified in the Juneau Capital Improvement Program: Fiscal Years 2001 through 2006. The project is a high priority of the Wastewater Division of the Public Works Department and has been approved for funding in FY2001.

JCMP REVIEW

A review of the JCMP revealed that no enforceable policies apply to this project.

FINDINGS

  • 1. Does the proposed development comply with the provisions of Title 49, the CBJ Land Use Ordinance?
  • Yes. The proposed project was reviewed for conformance with the Land Use Ordinance (Title 49). The project is consistent except for the side yard setbacks of the proposed generator building. The applicant has applied for a variance to allow the reduced side yard setbacks. If approved by the Board of Adjustment the project would be consistent with Title 49.
  • 2. Is the proposed development consistent with the Juneau Comprehensive Plan?

  • Yes. The proposed project is consistent with Policies 4.2 and 4.6 of the Comprehensive Plan.
  • 3. Is the proposed development identified in the Juneau Capital Improvement Program?

  • Yes. The proposed project is identified in the CIP FY2001-2006, is a high priority of the CBJ Wastewater Division, and has been approved for funding in FY2001.

    4. Will the proposed development comply with the Juneau Coastal Management Program?

    Not Applicable. Based on a review of the enforceable policies of the JCMP, it is found that no provisions apply to the proposed development.

  • RECOMMENDATION

    It is recommended that the Planning Commission adopt the director's analysis and findings and approve the city project review to allow the upgrading of a sewage pump station and constructing a new back-up generator building for the Valley Court Wastewater Lift Station. The approval is subject to the following condition:

  • 1. The applicant shall obtain a variance to side yard setbacks from the Board of Adjustment or redesign the project to meet the current Land Use Ordinance requirements.