DATE: February 7, 2001
TO: Planning Commission
FROM: Katharine Heumann, Planner
Community Development Department
FILE NO.: USE2000-00080
PROPOSAL: Allowable use permit to modify an existing allowable use permit to increase mini storage.
Applicant: Salmon Creek Partnership
Property Owner: Juneau Self Storage
Property Address: 5391 Commercial Drive
Legal Description: SSG 4 TR E2 & E3
Parcel Code No.: 5-B12-0-103-000-3, 5-B12-0-103-000-2
Site Size: 101,922 Square Feet
Utilities: CBJ Water
Access: Commercial Blvd.
Existing Land Use Mini-Storage
Surrounding Land Use: North Industrial Shop
South Industrial Commercial, Wholesale, Retail
East - Commercial Wholesale/Retail
West - Commercial/Industrial
BACKGROUND & PROJECT DESCRIPTION
The applicant requests an allowable use permit for the expansion of an existing mini-storage. The initial approval for the mini-storage (AU21-95) was approved by the Planning Commission in 1995 and consisted of five buildings with a total area of 60,125 square feet. Three of those buildings were constructed and are in use. This application is for a reconfiguration and expansion of the business and will result in a total of four buildings with 68,285 square feet of usable space that will include mini storage, an office, managers apartment and 1, 413 square feet of retail space. The retail space will require a Condition Use Permit for retail in an industrial zone that is being processed concurrently (USE2000-00081).
The mini-storage is allowed in the Industrial zoning district according to CBJ Section 49.25.300-10.210 (enclosed storage). The proposed development is in excess of 5000 square feet, and therefore, is considered a major development requiring an Allowable Use Permit.
The site is located in a subdivided industrial area near Lemon Creek and is adjacent to Costco Wholesale, Alaskan Brewery and a number of contractor storage yards. The ground is generally flat and is composed of gravel and sands. The development, as proposed, meets the 10-foot setback requirement for all yards. As well, the vegetative cover requirement of 5% is exceeded by the square feet of vegetated area.
Traffic accessing the site will use driveways from and to Commercial Blvd. The applicant has indicated three driveways will serve the site; one as an entrance and two as exits. Traffic generated by the expansion is expected to be insignificant and no traffic study is necessary.
Parking and Circulation
The applicant has provided a site drawing indicating a total of 78 parking spaces composed of 74 standard spaces, one 16x17 van accessible space and three ADA spaces. The parking required for this project is:
Storage = 1 space per 1000 square feet of gross floor area: 68,285 sf = 68 spaces
Office = 490 sf = .5 space
Retail: 1413 sf/200 = 7.1 spaces
Dwelling: 1520 sf = 2 spaces
Total required parking is 78
Parking provided is 78.
Parking is shown on the site plan adjacent to Commercial Boulevard. Back-out parking is prohibited and the applicant has indicated that a parking lot barrier to back-out parking will be installed prior to issuance of a certificate of occupancy.
The applicant has indicated a 10 foot perimeter landscaping of grass ground cover. The total vegetated area for the site is to be 7,661square feet 7.52 percent. This exceeds the 5% vegetated cover required in an Industrial zoning district.
The applicant has indicated that an underground drainage system is to be constructed on the site. Each lane will slope to the center and catch basins are to be located in several locations in each lane. The collected runoff will be piped to a storm drain manhole in Commercial Blvd.
A separate permit process per CBJ49.45, Signs, requires that all signs proposed by the development be submitted to CDD staff for review and approval.
The proposed development was reviewed for compliance with CBJ 49.70.900, the Juneau Coastal Management Program. The analysis reveals that no policies of the JCMP apply to this project.
CBJ '49.15.320 (e), Decision, states that the Planning Commission shall consider the Allowable Use permit application and shall review the Community Development Director's recommendation with respect to:
1. Whether the application is complete;
2. Whether the requested permit is appropriate according to the Table of Permissible Uses;
3. Whether the development as proposed will comply with the other requirements of this chapter; and,
4. Whether conditions are necessary for approval.
The commission shall approve the application and grant the permit unless it finds, by a preponderance of the evidence, that one or more of the criteria have not been met. In either case the commission shall adopt written findings setting forth the basis for its decision.
Per CBJ '49.15.320 (e)(1 thru 4), Decision, the director makes the following findings on the criteria for granting the requested allowable use approval:
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 and 49.35.
2. Is the requested permit appropriate according to the Table of Permissible Uses?
Yes. The requested permit is appropriate according to the Table of Permissible Uses. The permit is listed at CBJ 49.25.300 section 10.210 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
January 12, 2000. A public notice sign was posted on the site at least seven days prior to the meeting and notice was mailed to owners of record of all property within 500 feet of the subject property.
4. Are conditions necessary for approval of the requested Allowable Use permit?
No. Based on the preceding staff analysis, it is found that conditions are not necessary for approval of the requested permit.
Per CBJ '49.70.900 (b)(3), General Provisions, the director makes the following Juneau Coastal Management Program consistency determination:
Not Applicable. Based on the preceding staff analysis, it is found that no provisions of the Juneau Coastal Management Program apply to the proposed development.
It is recommended that the Planning Commission adopt the director's analysis and findings and grant the requested allowable use permit. The permit would allow expansion of a mini-storage with office and managers apartment with a total area of 75, 188 square feet, subject to the following condition:
1. The applicant, working with the CBJ Fire Marshall, will determine the best location for an additional fire hydrant installation prior to the issuance of a building permit.
2. A barrier to back out parking will be installed along the Commercial Boulevard side of Building M.