DATE: February 7, 2001
TO: Planning Commission
FROM: Katharine Heumann, Planner
Community Development Department
FILE NO.: USE2000-00081
PROPOSAL: A Conditional Use permit for retail use in an industrial zone.
GENERAL INFORMATION
Applicant: Salmon Creek Partnership
Property Owner: Juneau Self Storage
Property Address: 5391 Commercial Drive
Legal Description: SSG 4 TR E2 & E3
Parcel Code Number: 5-B12-0-103-000-3, 5-B12-0-103-000-2
Site Size: 101,922 Square Feet
Zoning: Industrial
Utilities: CBJ Water
Access: Commercial Drive
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 a Conditional Use Permit for a retail use in an industrial zone. A concurrent application for an Allowable Use Permit for the expansion of an existing mini-storage is being processed. 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 accompanies an Allowable Use Permit application for a reconfiguration and expansion of the business that will result in a total of four buildings with 68,285 square feet of usable space, including mini storage, an office, manager’s apartment and 1, 413 square feet of retail space. The retail space requires a Condition Use Permit for retail in an industrial zone under 49.25.300 Section 2.120.
Although it is not known at this time what the specific retail use will be, there are a variety of other retailers in the area and the mix of Industrial and Commercial uses on Commercial Blvd. has been compatible.
ANALYSIS
Project Site
The site is located in a subdivided industrial area near Lemon Creek and is adjacent to Costco Wholesale, Alaskan Brewery, The Pet Nanny and a number on 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 provided.
Traffic
Traffic accessing the site will use driveways entering Commercial Drive. The applicant has indicated three driveways will serve the site; one as an entrance and all three as exits. The retail space will be on the south side of Building M with parking directly adjacent. Traffic generated by the retail use 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 = 490SF = .5 space
Retail: 1,413sf/200 = 7.1 spaces
Dwelling: 1,520 sf = 2 spaces
Total required parking is 78.
Parking provided is 78.
The site plan has been reviewed by the CBJ Fire Marshall, and adjustments have been made to meet the requirements of the Fire Department. In addition, an additional fire hydrant will be required prior to issuance of a building permit; the applicant is working with the Fire Department to determine the best placement for the hydrant.
Landscaping
The applicant has indicated a 10-foot perimeter landscaping of grass ground cover. The total vegetated area for the site is to be 7,661 square feet (7.52 percent). This exceeds the 5% vegetated cover requirement in an Industrial zoning district.
Drainage
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 Drive.
Signage
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.
Conformity With Adopted Plans -
The Juneau Comprehensive Plan is a long-range plan intended to guide the growth and development of the community. This project is consistent with Policy 5.6 of the Comprehensive Plan that states:
JCMP REVIEW
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.
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:
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:
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:
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 2.10 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
February 2, 2001. 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. Will the proposed development materially endanger the public health or safety?
There is no evidence that this project will materially endanger the public health and safety.
There is no evidence that the proposed development will substantially decrease the value of or be out of harmony with property in the neighboring area.
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.
STAFF 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 retail use of 1,413sf in a portion of a mini-storage building.