DATE:         June 20, 2001

TO:              Planning Commission

FROM:       Oscar Graham, Planner
                     Community Development Department

FILE NO.:   USE2001-00020 - Allowable Use

PROPOSAL: An allowable use permit for a new 32,200 square foot medical clinic


GENERAL INFORMATION

Applicant:                     Jensen Yorba Lott, Inc.

Property Owner:          Southeast Alaska Regional Health Consortium

Property Address:        Salmon Creek Lane

Legal Description:        Salmon Falls, Lot 6A

Parcel Code Number:  7-B09-0-104-008-3

Site Size:                     101,808 square feet

Zoning:                         GC – General Commercial

Utilities:                         CBJ – Water & Sewer

Access:                         Salmon Creek Lane

Existing Land Use:         Vacant

Surrounding Land Use: North - Unimproved Road/Salmon Creek Riparian Corridor
                                    South - Vacant
                                    East - Vacant
                                    West - Salmon Creek Lane & Existing SEARHC Facilities


PROJECT DESCRIPTION

The applicant requests an allowable use permit for the development a new 32,200 square foot medical clinic in the General Commercial Zone. The building will consolidate and expand administrative and clinic facilities currently housed in three buildings located just west of the subject property. The building will be located in compliance with the dimensional standards required for the General Commercial Zone including 10 foot setbacks from all property lines and a maximum height less than 45 feet. A variance from the applicable parking standards is being requested in conjunction with the proposal under a separate application. If approved the variance would authorize a reduction the number of required parking spaces from 150 to 100.


BACKGROUND

The proposal is based on the need to improve the delivery of medical services to the community and Southeast Alaska region by consolidating and expanding existing health service facilities. Construction of the proposed building is intended to compliment other health care services located in the immediate area. Other facilities in the area, including Bartlett General Hospital, are also proposing facility improvements. In addition lots 1 and 2 of Salmon Falls Overlook located just east of the subject property have recently been rezoned from Rural Reserve (RR) to General Commercial (GC), and will be available for compatible uses in the near future. Development related expansion of impervious surfaces in the area may require improvement of drainage facilities in the vicinity of the subject property.


ANALYSIS

Project Site – The project site is located on a partially cleared bench approximately 100 feet south of Salmon Creek. The portion of the property which is not cleared is dominated by scrub alder and willow. The building site is separated from the Salmon Creek riparian corridor by the access road.

Project Design - The proposed building is a two story structure with a total area of 32,200 square feet. The upper floor would contain 17,200 square feet devoted primarily to clinic space. The lower floor would consist of 6,400 square feet of storage space and 8,600 square feet of non-customer service office space.

Traffic – Access to the facility will be provided via Salmon Creek Lane. The road will be improved northeast of the existing culdesac to provide access to parking facilities located adjacent to the western and southern portions of the building. The proposal provides for a 60-foot wide right of way, which could be improved to CBJ standards as a dedicated public road.

 
Parking and Circulation –
The western and southern parking lots would provide 34 and 66 stalls respectively. The western lot would provide access to the lower floor while the southern lot would provide access to the upper floor. A total of five accessible spaces wold be provided; two in the western lot and 3 in the southern lot. Of the five accessible spaces one would be required to be van-accessible with an 8 foot aisle. A variance has been requested to reduce the number of required parking spaces from 150 spaces to 100.

Landscaping – Section 14.50.300 sets forth the requirement of 10 percent vegetative cover for lots located within the General Commercial Zone. The subject lot is approximately 101,808 square feet in size. The building, parking lots and related improvements will occupy approximately 75,000 square feet of the lot. The applicant proposes to satisfy the vegetative cover requirement on the remaining 25 percent of the lot by planting the perimeter areas around parking lots, and areas adjacent to sidewalks with grass and/or shrubs. It is anticipated that the vegetative coverage requirements will be exceeded.

Exterior Lighting – No exterior lighting has been proposed at this time. Typically lighting needs are determined as the project is further developed pursuant to application for a building permit. CDD staff should review specific lighting proposed for the project to prevent glare to adjacent properties or roadways.

Signs - A separate permit process per CBJ §49.45, Signs, requires that all signs proposed by the development be submitted to CDD staff for review and approval.

Juneau Coastal Management Program - The proposed development was reviewed for compliance with CBJ §49.70.900, the Juneau Coastal Management Program (JCMP). The analysis reveals that provisions of the JCMP are not applicable to the subject proposal.


FINDINGS

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 Planning 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:

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 by the applicant, including the appropriate fees, substantially conforms to the requirements of CBJ Chapter §49.15.

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 7.100 (Hospital, clinics other medical) for the General Commercial (GC) 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 n the Juneau Empire which ran on June 15, 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. Are conditions necessary for approval of the requested allowable use permit?

Yes. Based on the preceding staff analysis, it is found that conditions are necessary for the
approval of the requested permit. The conditions are listed in the following recommendation.

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?

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.


RECOMMENDATION

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 the development of the SEARHC Medical Clinic and associated facilities. The approval is subject to the following conditions:

  1. Prior to issuance of a grading permit the applicant shall submit a grading plan to the engineering department for review and approval pursuant to Chapter 18 and Appendix 33 of the 1997 Uniform Building Code adopted under Title 19 of the CBJ Code. The plan shall address stormwater patterns and facilities within and adjacent to the subject property and shall demonstrate to the department’s satisfaction that said facilities are sufficient to address anticipated runoff.
  2. Prior to issuance of a building permit the applicant shall provide, to the building department, a revised parking plan depicting 5 accessible spaces with aisles adjacent, 1 of which will be van-accessible. The van-accessible space shall include an aisle width of at least 8 feet and other aisle 8 feet or 5 feet pursuant to Section §49.40.210 of the CBJ Code. Passenger unload zones shall be designed in accordance with Section 503 of American National Standard Institute (ANSI) as adopted under Title 19 of the CBJ Code.