DATE: August 7, 2001
TO: Planning Commission
FROM: Teri Camery, Planner
Community Development Department
FILE NO.: USE2001-00031- Allowable Use
PROPOSAL: An allowable use permit for a 5,043 square foot pre-engineered garage and archive room, and possible expansion of 3,400 square feet in the future for the same purpose.
Applicant: State of Alaska Department of Transportation
Property Owner: State of Alaska Department of Transportation
Property Address: 6858 Glacier Highway
Legal Description: USS 3258, Lot 5-20
Parcel Code Number: 5-B14-0-100-001-0
Site Size: 20 Acres
Zoning: LC - Light Commercial
Utilities: CBJ Water & Sewer
Existing Land Use: DOT/Alaska Marine Highway Buildings
Surrounding Land Use: North - CBJ vacant land
South - Glacier Highway
East - Switzer Village
West - Army National Guard
The applicant requests an allowable use permit for the development of a 5,043 square foot, 49.3’ x 102.3’, 24’ high non-repair garage and archive room for the use of the Alaska Marine Highway Shore Maintenance activities. The building will be a pre-engineered rigid framed steel building on a conventional concrete foundation. It will be used to store office documents and archived project records, surveying equipment, and several motor vehicles. No maintenance or other activities are anticipated. The building will have lighting and heat, but no toilet facilities. Water will not be provided to the building (see Attachment A, Project Description).
The applicant is also requesting approval for a possible future expansion of the proposed building that is not currently budgeted. This expansion would include two mezzanines, partial second floors within the building, one at 60’ x 15’ and the other at 20’ x 25’ for a total square footage of 1400 square feet. This would be part of the archive area. The possible expansion would also include a 40’ x 50’ addition on the east side of the proposed building, as additional garage space for equipment storage. Possible additions total 3400 square feet, bringing the complete project to 8,443 square feet. Details of the proposed building as well as possible additions are included in Attachment C.
The proposed building will be located in the rear of the lot behind the primary, largest DOT building (see Attachment B, Site Plan). The building will not be staffed.
According to the Table of Permissible Uses, CBJ Code §49.25.303.4, a structure over 5,000 square feet in the LC zone requires an Allowable Use permit.
Project Site -
The proposed development will be one of five buildings on this large parcel. It will be behind the large building which houses the majority of the office space, and adjacent to the equipment and cold storage building (Attachment B).
Project Design -
As noted above, the structure will be a pre-engineered steel building on a conventional concrete foundation. The building will have a clear interior height of 20 feet.
The development will not generate additional traffic since it has no additional staff.
Parking and Circulation-
According to CBJ Code §49.40.210, one parking stall per 1,000 square feet of gross floor area is required for storage areas. The storage (non-garage areas) of the building total 1,980 square feet, requiring two stalls. These stalls have been incorporated into the existing parking lot area to the southwest of the building. There is no parking adjacent to the building. The building will not have additional employees. Therefore staff finds that parking requirements have been met. No circulation issues are evident.
Vegetative Cover -
The site meets vegetative cover requirements for the Light Commercial zone.
Exterior Lighting -
The building will use the Sundowner 12 exterior lighting system which directs light in a clear downward path with minimal glare (Attachment C). No negative impacts are anticipated.
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 provisions of the JCMP apply to the development.
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 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 3.400 for the Light Commercial 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.
4. Are conditions necessary for approval of the requested allowable use permit?
No. Based on the preceding staff analysis, we find 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?
Not Applicable. Based on the preceding staff analysis, staff finds that no provisions of the Juneau Coastal Management Program apply to the proposed development.
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 a 5,043 square foot, 102.3’ x 49.3’, 24’ high non-repair garage and archive room for the use of the Alaska Marine Highway Shore Maintenance activities. The permit also allows for future expansion of the building including two mezzanines of 60’ x 15’ and 20’ x 25’ and garage space of 40’ x 50; on the east side of the building.