DATE: February 7, 2001
TO: Planning Commission
FROM: Katharine Heumann, Planner
Community Development Department
FILE NO.: USE2001-00004 - Conditional Use
PROPOSAL: A Conditional Use Permit for retail sales in an industrial zone.
Applicant: Mike Lundberg
Property Owner: Express Alterations
Property Address: 2490 Industrial Blvd.
Legal Description: MENDENHALL VAL IND 3 L
Parcel Code Number: 4-B16-0-101-002-3
Site Size: 10,725 Square Feet
Utilities: Municipal Water
Existing Land Use: Offices
Surrounding Land Use: North - Industrial
South - Industrial
East - Industrial
West - Industrial Blvd.
PROJECT DESCRIPTION and BACKGROUND
The applicant requests a Conditional Use Permit for the development of a retail use in an Industrial zone. The building at 2490 Industrial Boulevard was owned by REACH and was used by them for offices and mail sorting. Recently, Express Alterations Inc. purchased the building and is proposing to use the building for a combination of retail, office and storage. The retail portion of the building will be used for two small businesses. Express Alterations includes alterations, sale of womens formal dresses, tuxedos and wedding dressing. J.C. Penneys Catalogue Store is simply a pick-up facility for catalogue shoppers. REACH will be retaining the use of a portion of the building (1800 square feet) for storage and mail sorting.
Project Site The site is 10,725 square feet and is located on Industrial Boulevard. The existing building was built in 1986 and is approximately 4,120 square feet. There will be no change to the exterior of the building or the site. There are a variety of other retailers in the area and the mix of Industrial and Commercial uses on Industrial Boulevard has been compatible.
Project Design The interior design of the building will be remodeled to accommodate the Express Alterations retail area and the J.C. Penneys catalogue store that will total 900 square feet of interior space. The office and storage portion of the Express Alterations business will include 1,350 square feet. The remaining 1800 square feet in the rear of the building will serve as storage for REACH.
Traffic - The Express Alterations retail business is very specialized and will be generating traffic on a sporadic basis. The J.C. Penney traffic will be more regular but is strictly pick-up of goods and, as such, visits to the business will be brief.
Parking and Circulation - CBJ 49.40.200 provides guidance for parking requirements associated with various uses. The parking for the proposed project is broken down as follows:
Retail: (EA and Penneys) 900 sf @ 1 space per 200 sf 4.5
Storage (Express Alterations) 1,100 sf @ 1 space per 1,000sf 1.1
Office (Express Alterations) 250 sf @1 space per 300 sf 0.8
REACH (storage) 1,800 sf@ 1 space per 1000 sf 1.8
TOTAL 8.2 spaces
The total number of spaces shown on the site plan is 7. A variance to the parking standards is applied for in a separate application (VAR2001-00002).
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.
Noise There will be no unusual noise associated with the proposed project.
Public Health or Safety There is no indication that public health or safety will be negatively impacted with the proposed development.
Property Value or Neighborhood Harmony There is no evidence that property values or neighborhood harmony would be negatively impacted by the proposed development.
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:
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 '49.15.330 (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 through C), Review of Director's Determinations, the director makes the following findings on the proposed development:
Yes. We find 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 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.
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. However, this proposal requires an additional parking space or a variance to parking to meet the parking standard. VAR2001-00002 is being reviewed concurrently with this use permit.
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.
6. Will the proposed development be in general conformity with the Land UsePlan, Thoroughfare Plan, or other officially adopted plans?
As discussed above, the proposed development will be in general conformity with the Comprehensive Plan.
7. Will the proposed development comply with the Juneau Coastal Management Program?
We recommend 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 retail use in an industrial zone for a J.C. Penneys catalogue store and an alterations and formal wear shop. The approval is subject to the following conditions:
1. That the parking requirement of 8 spaces be met or that VAR2000-00002 be approved.