DATE: October 16, 2000

TO: Planning Commission

FROM: Gary Gillette, Planner

Community Development Department

FILE NO.: USE2000-00065- Conditional Use

PROPOSAL: A Conditional Use permit for a 17,600 square foot mixed use building with retail, office, industrial, and residential uses.

 

GENERAL INFORMATION

Applicant: Kelly Stephens

Property Owner: Kelly, Loren, and Darlene Stephens

Property Address: 1900 Crest Street

Legal Description: Lot 1, Block J, Valley Centre

Parcel Code Number: 5-B15-0-101-004-5

Site Size: 31,435.55 Square Feet

Zoning: I, Industrial

Utilities: CBJ Water and Sewer Services

Access: Crest Street

Existing Land Use: Vacant

Surrounding Land Use: North - Valley Lumber

South - Vacant

East - Vacant

West - Crest Street

 

 

PROJECT DESCRIPTION

The applicant requests a Conditional Use permit for the development of two story building to house retail, office, industrial, and residential uses.

 BACKGROUND

The proposed project features retail and office spaces which require a conditional use permit approved by the Planning Commission. The industrial use is less than 5,000 square feet thus is allowed with CDD approval. The proposed residence is allowed in the industrial zoning district as an owner or caretaker unit. The owner of the project is intending to live in the residential unit.

ANALYSIS

Project Site - The site of the proposed project is currently vacant land. It is relatively flat and features a ten foot wide strip of land on the north and west side that must remain as natural wetland vegetation. This was required as mitigation for filling the site property prior to the current ownership. This wetland provision must remain unless amended by the Juneau Wetland Review Board.

Project Design - The proposed building is a two story wood frame structure with hip roof. The first floor would house retail and manufacturing space while the second floor would have office and residential space.

Parking and Circulation - The proposed project requires parking as outlined below:

 

First Floor

Area

Parking per Area

Requirement

Office

300 sq. ft.

1 per 300 sq. ft.

1

Retail

7525 sq. ft.

1 per 200 sq. ft.

37.6

Industrial

2525 sq. ft.

1 per 1000 sq. ft.

2.5

Second Floor

 

 

 

 

 

 

Residence

 

 

2 per dwelling

2

Office

3000 sq. ft.

1 per 300 sq. ft.

10

TOTAL

 

 

 

 

53

 

The site plan indicates 55 parking spaces thus meeting the code requirement. The size of parking spaces required by the code are to be 8.5 feet by 17 feet. Those shown on the site plan at the front of the building are 15 feet deep. There appears to be adequate space to provide the 17 foot required length.

Circulation on the site includes access via a common driveway to three parcels. Parking occurs off this common access and around the back of the building with an access lane on the east side of the building.

The applicant has indicated a cul-de-sac or hammerhead turn-around at the end of the easement for emergency vehicle access. Either configuration meets the requirements for emergency access. The applicant has indicated a preference to have a secondary access from the rear parking area to Crest Street. This would require crossing the wetlands mitigation area. Approval of this concept would involve a modification of the previous wetlands permit to fill the property. Unless such a modification is made the cul-de-sac or hammerhead emergency access is required.

Vegetative Cover - The vegetative cover requirement for the industrial zoning district is five percent of the lot area. The lot is 31,435.55 square feet thus 1,572 square feet must be retained in vegetative cover. The wetlands mitigation strip is ten feet wide on the north and west sides of the parcel. This equals 3,697.8 square feet thus meeting the vegetative cover requirement.

Exterior Lighting - No exterior lighting is indicated at this time. If such lighting is to be installed on the building or site it must be reviewed for potential to cause glare. Shielded luminaires may be required to eliminate glare off site of the project.

Public Health or Safety - The proposed building will be required to meet all building codes, it will be connected to public sewer and water, and it will provide adequate emergency access. For these reasons the proposed project is not seen to be detrimental to public health or safety.

Property Value or Neighborhood Harmony - The proposed project is in a neighborhood which features industrial, residential, office, and retail uses. There has been no evidence presented that would indicate the proposed project would harm property values or be out of harmony with the neighboring uses.

Conformity With Adopted Plans - The Juneau Comprehensive Plan indicates the subject parcel for industrial uses. The zoning is industrial. The proposed use is combination of industrial, retail, office, and residential. These uses are allowed outright or through the conditional use permit process thus are in accordance with adopted plans of the CBJ.

Juneau Coastal Management Program - The proposed project would be located on a parcel of land which has been previously filled in accordance with a wetlands permit issued by CBJ. The fill permit required a common access to the three parcels and a ten foot wide naturally vegetated buffer to preserve wetland habitat. The proposed project retains the ten foot wetland buffer thus would not further impact wetlands. Therefore, the proposed project is not subject to further enforceable policies of the JCMP.

 

 

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;

3. Whether the development as proposed will comply with the other requirements of this chapter.

The commission shall adopt the director's determination on the three items above unless it finds, by a preponderance of the evidence, that the director's determination was in error, and states its reasoning for each finding with particularity.

CBJ '49.15.330 (f), Commission Determinations, states that even if the commission adopts the director's determination, it may nonetheless deny or condition the permit if it concludes, based upon its own independent review of the information submitted at the public hearing, that the development will more probably than not:

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 thru 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. The application contains the information necessary to conduct a full review of the proposed operations. The application submittal by the applicant, including the appropriate fees, substantially conform to the requirements of CBJ code Chapters 49.15.

2. Is the proposed use appropriate according to the Table of Permissible Uses?

Yes. The proposed use is appropriate according to the Table of Permissible Uses. The use is listed at CBJ '49.25.300 section 3.200 (office) and 2.200 (retail) for the industrial zoning district.

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

(October 13, 2000). 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 proposed building is required to meet all building codes, it will be connected to public sewer and water, and it will provide adequate emergency access. For these reasons the proposed project will not materially endanger the public health or safety.

5. Will the proposed development substantially decrease the value of or be out of harmony with property in the neighboring area?

No. The proposed project features industrial, residential, office, and retail uses which are similar in scale and scope with other uses in the area. There has been no evidence presented that would indicate the proposed project would substantially decrease the value of or be out of harmony with property in the neighboring area.

6. Will the proposed development be in general conformity with the land use plan, thoroughfare plan, or other officially adopted plans?

Yes. The Juneau Comprehensive Plan and Land Use Ordinance indicates the subject parcel is appropriate for industrial and residential uses. Further, the subject parcel is appropriate for office and retail uses with a conditional use permit. Thus the proposed development is in general conformity with the land use plan, thoroughfare plan, or other officially adopted plans

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

Not Applicable. The proposed project retains the ten foot wetland buffer required of a previous wetland permit. Therefore, the proposed project is not subject to further enforceable policies of the JCMP.

RECOMMENDATION

It is recommended 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 17,600 square foot mixed use building with retail, office, industrial, and residential uses. The approval is subject to the following conditions:

1. Prior to occupancy of the building, the applicant shall record, on the subject and adjacent property plats, easements for the loading zone and the emergency access turn around unless other provisions for emergency access are provided.

2. Prior to issuance of a building permit, the applicant shall submit a site plan which shows the parking spaces accurately scaled to the required size.

3. Prior to installation of exterior lighting on the building, the applicant shall submit to CDD luminaire specifications which show that glare will not be caused to adjacent properties or roadways.