DATE: July 16, 2001
TO: Planning Commission
FROM: Greg Chaney, Planner
Community Development Department
FILE NO.: USE2001-00026 Allowable Use
PROPOSAL: An allowable use permit to expand a commercial storage complex, consisting of a 120'x50' addition to the existing southern building and an additional 120'x50' freestanding building along the northern property line.
Applicant: Gastineau Contractors, Inc
Property Owner: Smith Properties
Property Address: 2270 Brandy Lane, Juneau
Legal Description: Lot 4, Block C, Riverview Commercial Park III
Parcel Code Number: 4-B16-0-104-005-0
Site Size: 74,462 square feet
Zoning: I – Industrial
Utilities: CBJ Water
Access: Brandy Lane
Existing Land Use: Commercial Interior Storage
Surrounding Land Use: North - Industrial
South - Industrial
East - Industrial
West - Industrial (Brandy Lane ROW)
An allowable use permit to expand a commercial storage complex, consisting of a 120'x50' addition to the existing southern building and an additional 120'x50' freestanding building along the northern property line. Together these buildings would provide an additional 12,000 square feet of enclosed storage in twelve 1,000 square foot storage units (Attachment 1).
Storage is a use, which is included on the Table of Permissible Uses under CBJ§49.25.300, Section 10.210. The table indicates that storage within completely enclosed structures require an Allowable Use Permit in the Industrial Zone if the facility is greater than 5,000 square feet.
Project Site - The lot is approximately 1.7 acres (74,462 square feet) and contains two storage facilities with a capacity of 24,000 square feet. These units were recently constructed under Allowable Use Permit USE2000-00049.
Project Design – This project is a second phase of a commercial storage facility, which was permitted under USE2000-00049. Two 50’x120’ structures are being added to the site. The southern addition will be connected to an existing building while the northern building will be a freestanding building. Each of these new buildings will contain 6 individual 20’x50’ storage units. These units will be accessible by an overhead door and a standard door with direct access from the exterior. No internal circulation is planned between the units. These will be metal buildings with shed roofs (Attachments 4,5,6). Floors will be concrete and the alleyway between the buildings will be paved with asphalt. Each unit will be provided with it’s own electrical service. Water will be available from a central location but not to individual units. The storage units are laid out in two parallel rows 60 feet apart and meet 10 foot setback requirements on all sides.
Traffic – Due to the occasional use of storage buildings, the development is not anticipated to significantly increase traffic on Brandy Lane.
Parking and Circulation – CBJ Land Use Code, §49.40.210, requires 1 parking space per 1,000 square feet of storage space. 24 parking spaces were required on the site under the previous development permit. The current proposal will add 12 new parking spaces to the existing parking load for a total of 36 parking spaces for the site. The applicant has indicated that a 17’x20’ parking space will be designated in front of each storage unit. This area will accommodate two standard 17’x8.5’ parking spaces. When complete, the project will have 36 total designated parking spaces, in addition the dimensions of these spaces will be more than twice the minimum size required.
Two wheelchair accessible parking spaces are required for parking lots that contain between 26 and 50 spaces. The applicant has indicated that each storage facility will be leased with exclusive use of the parking in front of the unit. Since each unit will have a 17’ x 20’ space available, this will provide each unit with parking spaces large enough for wheelchair accessible parking. In addition, two designated blue striped accessible spaces have been indicated on the site plan. At least one of these will be a "Van Accessible" space with an 8’ isle.
Storage buildings between 25,000 and 50,000 square feet require two 12’x30’ loading areas. The applicant has designated a 34’x60’ loading area on the lot’s southwest corner (Attachment 1). This region will be more than adequate for the two loading zones required.
Vegetative Cover - CBJ§49.50.300 requires 5% vegetative cover in Industrial zoning districts. The staff report for Phase I of this complex (USE2000-00049) stated that a total of 30 shrubs and 4 evergreen trees were to be planted on two areas flanking the entrance driveway, comprising 4,000 square feet of landscaping. This planting would have satisfied the entire lot’s 5% vegetative cover requirement. During the building permit phase of construction, the applicant requested a modified plan which included 3,723 square feet of lawn with a crushed rock path and 6 trees (Attachments 7&8). A $4,491 bond for vegetative cover (BND2000-00047) was posted for landscaping prior to issuance of a "Certificate of Occupancy" for the existing storage facility. The bond remains outstanding.
Currently in place on the lot are a total of 18 small shrubs planted in a continuous bed of washed rock. While this installation was professionally installed, washed rock is not considered vegetative cover and the density of the planted vegetation is approximately half of what was approved under USE2000-00049.
In order to meet the minimum vegetative cover requirement, the applicant has several options. Vegetative cover is not a landscaping standard and can be met through any vegetation on the site including wild plants. In this case, all vegetation has been removed from the site so natural vegetation can not be counted toward the total. In order to meet the 5% minimum (4,000 square feet), the applicant may install the remaining 12 shrubs and 4 trees as approved under USE2000-00049. Since the applicant has installed approximately half the vegetation called for under USE2000-00049, the site can be credited with half of the required vegetative cover (2,000 square feet). This would allow the applicant to install 2,000 square feet of alternative vegetation for a total of 4,000 square feet for the site. One possibility would be to install 1,862 square feet of lawn and 3 trees, which would comprise half of the vegetation proposed under BND2000-00047.
Exterior Lighting – Lighting will be provided by a single 50-watt fixture over each standard door (Attachment 5). This level of lighting is not anticipated to have any significant off site impacts.
Signs – No signage is being proposed at this time. A separate sign 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. The analysis reveals that
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 commission shall adopt written findings setting forth the basis for its decision.
Per CBJ §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 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 Allowable Use permit requirement is listed at CBJ §49.25.300 section 10.210 "Storage within completely enclosed structures" 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 July 28, 2000. A public notice sign was posted on the site 14 days prior to the meeting and notice was mailed to owners of record of all properties within 500 feet of the subject lot.
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 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.
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 12,000 square feet of storage unit space in two new structures. The approval is subject to the following conditions:
2. This Allowable Use permit only authorizes the facility for storage purposes. The applicant shall apply for appropriate Allowable or Conditional Use permits for all additional uses as required by CBJ§49.25.300 prior to commencing other uses.