DATE: January 31, 2001
TO: Planning Commission
FROM: Gary Gillette, Planner
Community Development Department
FILE NO.: USE2001-00002 - Conditional Use
CSP2001-00002 State Project Review
PROPOSAL: A conditional use permit and state project review to allow development of a classroom addition to the Egan Library at the University of Alaska, Southeast (UAS) campus in a D5 zoning district.
Applicant: Jensen Yorba Lott
Property Owner: University of Alaska - Southeast
Property Address: 11120 Glacier Highway
Legal Description: USS 2391
Parcel Code Number: 4-B23-0-103-004-0
Site Size: 22.73 Acres
Zoning: D-5, Single Family/Duplex Residential
Utilities: CBJ Sewer and Water
Access: Glacier Highway
Existing Land Use: University
Surrounding Land Use: North - Vacant
South - Glacier Highway
East - Auke Lake
West - Residential
The applicant requests a Conditional Use permit and state project review for the development of a classroom addition to the Egan Library at the UAS campus. The project would include a two-story building of approximately 23,580 square feet, associated grading work, and an addition to the current parking lot.
New development of university facilities in a D-5 residential zoning district requires a Conditional Use permit approved by the Planning Commission. In addition, a state project review is required by Alaska State Statutes. This staff report will serve the Conditional Use permit as well as the state project review.
The Planning Commission approved a Conditional Use permit and state project review for this addition on May 26, 1992. No funding was forthcoming so the project has been pending since then. Now the approach is to construct the building in phases as funding allows. The first phase would be to construct the envelope of the building and some interior walls. As funding allows the project would be completed.
Project Site The proposed project would be attached to the existing Egan Library on the main campus of UAS.
Project Design The building would be constructed to match materials and design of the Egan Library. The addition contains approximately 23,580 square feet of space on two floors. The use of the addition would be for classroom space.
Parking and Circulation The UAS campus consists of contiguous property which constitutes the main campus area. In addition, remote properties support other facilities of the campus including student housing. The student housing area is connected to the main campus by bike and pedestrian paths and is served by a shuttle vehicle, which circulates to the main campus area.
The proposed project contains 23,580 square feet of classroom space. The City and Borough of Juneau (CBJ) parking requirement is one space for each 300 square feet of gross area of the building. This means that 79 parking spaces would need to be provided. The applicant proposes to construct 69 spaces in a new lot, which would be constructed adjacent to other parking for the campus.
There are 2,500 students at UAS-Juneau of which 300 live on campus. This represents 12% of the student population. The proposed addition requires 79 parking spaces. Considering the amount of students living on campus, the actual need for parking for the proposed addition is 12% less than the 79 spaces or 69 spaces. Therefore is seems reasonable to only construct the amount proposed by the applicant in the vicinity of the addition.
In 1995 UAS constructed a new dormitory at the campus-housing site. A review of that project indicated that 147 parking spaces would be available at the housing complex. The code requirement was determined to be 129 spaces. This amounted to 18 parking spaces surplus. Given that the student housing is part of the overall campus this surplus can be credited to the proposed project. Thus the parking requirement is met for the proposed project.
Exterior Lighting The proposed project would include walkway and parking lot lighting consistent with previous installations at the UAS campus. No evidence to date has indicated that the lighting as proposed would cause glare onto adjacent properties or public roads.
Public Health or Safety The building would be designed to meet building codes and be inspected during construction to assure codes are followed. The project would be served by public sewer and water. Thus public health and safety would be upheld.
Property Value or Neighborhood Harmony The proposed project is within the boundaries of the UAS main campus. There has been no evidence presented to date that would indicate that approval of the project would impact property value or neighborhood harmony.
Conformity With Adopted Plans The Juneau Comprehensive Plan specifically mentions UAS at Policy 2.13, which states: "It is the policy of the CBJ to support expansion and development plans of the University of Alaska Southeast."
Juneau Coastal Management Program - The proposed development was reviewed for compliance with CBJ 49.70.900, the Juneau Coastal Management Program. The analysis reveals that no enforceable policies of the JCMP apply to the project.
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:
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, 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 5.130 for the D-5 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.
(February 2, 2001). 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 building would be designed to meet building codes and be inspected during construction to assure codes are followed. The project would be served by public sewer and water. Thus the proposed project would 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 is within the boundaries of the UAS main campus. There has been no evidence presented to date that would indicate that approval of the project would substantially decrease property value or be out of harmony with property in the neighborhood.
7. Will the proposed development comply with the Juneau Coastal Management Program?
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 recommend that the Planning Commission adopt the director's analysis and findings and grant the requested Conditional Use permit. Further, it is recommended that the Planning Commission concur with the proposed project in accordance with state statute AS35.030.010 requiring local review. The permit and state project review approval would allow the development of a classroom addition to the Egan Library on the UAS campus in a D5 zoning district.