DATE: May 1, 2001
TO: Planning Commission
FROM: Sylvia A. Kreel, Planner
Community Development Department
FILE NO.: USE2001-00016 - Allowable Use
PROPOSAL: An application for an allowable use permit to build four new hangar units with a total of 9,600 square feet.
Applicant: Alfred Cook
Property Owner: City & Borough of Juneau - Airport
Property Address: Juneau International Airport – East Side
Legal Description: Juneau Airport – East Side
East-end subdivision, Block 0, Lots 5 - 8
Parcel Code Number: 3-B16-0-100-001-0
Site Size: 12,000 Square Feet
Zoning: I - Industrial
Utilities: CBJ Water & Sewer
Access: Crest Street
Existing Land Use: Airport
Surrounding Land Use: North - Jordan Creek
South - Small airplane tie down area and small plane taxiway
East - Small airplane tie down (under construction)
West - existing hangars
The applicant requests an allowable use permit to construct four, 60-foot x 40-foot airplane hangars with shared interior walls. Each of the hangar units will be located on a 60 foot by 50-foot lot leased to the applicant by the Juneau International Airport (East-end Subdivision, Block 0, Lots 5 – 8). The 4 new hangars will have a total square footage of 9,600 square feet. They will be attached to 4 existing hangars, resulting in a structure totaling 19,200 square feet. Parking is provided at the east end of the hangars, inside the hangars and in front of the hangars.
The applicant has designed the hangars to the same dimensions as the existing hangars to which these will be attached. The dimensions of the hangars are based on the lease lot size determined by the Juneau International Airport and are sized to accommodate a small airplane.
The proposed use is considered storage within a completely enclosed structure, 10.210 in the Table of Permissible Uses.
The hangars will be located within the streamside setback of Jordan Creek, in accordance with VAR1999-00024. This variance was granted by the Planning Commission on July 19, 1999.
Project Site – The project site is entirely within property owned by the Juneau International Airport, and has been leased to the applicant for use as hangar space.
Project Design – The proposed hangars will be metal shells intended to store small airplanes. They will be identical to the existing hangars.
Traffic – the proposed project is not expected to significantly add to the traffic normally found in this area.
Parking and Circulation - The main access to this site would be provided by the fire lane airport access gate, which is commonly used by other hangar and small plane owners. Parking requirements for this use require one parking space for every 1,000 square feet of building area. The proposed building is 9,600 square feet. Therefore, 10 spaces are required; one of which must meet the dimensional standards for accessibility. Four of the proposed spaces will be provided within the hangars, one per hangar. Four spaces, including the accessible space, will be provided immediately east of the most easterly hangar. These will be located on an adjoining lease lot. At the point when this lot is developed, the parking will need to be reconfigured. Additionally, there will be 2 parallel spaces provided in front of the hangars. Additional parking can be accommodated in front of the hangars.
Vegetative Cover - The proposed project is located on the Juneau International Airport property. Five percent vegetative cover is required in the industrial zone and is met on the entire airport property rather than the project site. The airport property meets the vegetative cover requirement.
Exterior Lighting – Exterior lighting will be provided by the Juneau International Airport. Lights mounted to the building will light the areas north and east of the proposed building in order to maintain airport security and safety. No light will extend beyond airport property lines. The lighting will be similar to lighting used on the existing hangars
Signage - No signage is associated with this development.
Juneau Coastal Management Program – A portion of the proposed hangars and tiedown area was a tidally influenced dredge pond and wetland area. The airport was permitted to fill this area in 1999 after receiving a determination of consistency with the ACMP and a permit from the US Army Corps of Engineers.
Applicable policies of the JCMP, which were reviewed in 1999, include Habitat, Coastal Resource protection and Land, air and water quality. While there will be impact, a determination of public need was made in accordance with CBJ §49.70.950 (d) Uses and activities in the coastal area which will not conform to the habitat standards may be allowed if the following standards are met:
The Army Corps of Engineers permit included a mitigation component to compensate for the loss of habitat. The airport has paid $30,000 toward a hydrological study of Jordan Creek, plus $10,000 to the Southeast Alaska Land Trust as mitigation.
The JCMP requires a 50-foot setback from Jordan Creek. As noted, the Planning Commission granted a variance from this requirement to allow a setback of 25 feet. The hangar location is separated from the creek by a large dike. This dike prevents any runoff from entering the creek. It also, negates the benefit of providing riparian area outside the dike in this location.
The policies noted are in relation to the fill and its proximity of the hangars to the creek. These issues were previously addressed. No additional policies apply to this conditional use permit to construct 9,600 square feet of storage space.
CBJ Section §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 Section §49.15.320 (e)(1 through 4), Decision, the director makes the following findings on the criteria for granting the requested allowable use approval:
1. Is the application for the requested Allowable Use permit complete?
Yes. We find the application contains the information necessary to conduct a full review of the proposed operations. The application submittal, including the appropriate fees, substantially conforms 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 use is considered enclosed storage, 10.210 in the Table of Permissible Uses. This use requires an Allowable Use permit in the Industrial zoning district if over 5,000 square feet in size
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
April 27, 2001. A public notice sign was posted on the site 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:
5. Will the proposed development comply with the Juneau Coastal Management Program?
Yes. No policies of the Juneau Coastal Management Program apply to this allowable use permit.
We recommend that the Planning Commission adopt the director's analysis and findings and grant the requested allowable use permit. The permit would allow the development of 9,600 square feet of airplane hangar space.