USE20120001 (1 of 3 - City and Borough of Juneau

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Planning Commission File No.: USE2012 0001 February 9,2012 Page 8 of 11 Habitat This project site contains uncategorized wetlands. The applicant has been in contact with the Army Corps ofEngineers(ACOE) regarding a wetland permit. Initial review by the ACOE suggests that the project may fall under a Nationwide Permit. Staffrecommends that the original condition placed on the Conditional Use permit USE20 11 0003 be applied to this permit since a final determination from the ACOE has not been completed: 1. Ifa US Army Corps ofEngineers permit or review process results in a modification ofthe project design, the applicant shall contact the CBJ Community Development Department Director to determine if additional review by the CBJ Planning Commission will be necessary. Property Value or Neighborhood Harmony As ofthe date ofthis memorandum, there have not been any concerns raised that approval ofthis application would have adverse impacts on property value or neighborhood harmony. Conformity with Adopted Plans The subject site is located in Subarea 3 ofthe CBJ Comprehensive Plan in an area designated Rural Dispersed Residential (RDR) transitioning to Urban Low Density Residential (ULDR) and Medium Density Residential (MDR). While the current land use designation (RDR) is considered suitable for low-density residential and small-scale, visitor oriented commercial or recreational development, the transition land use categories (ULDR and MDR) suggest that the land may be suitable for commercial development ofa scale consistent with a medium density residential neighborhood. The use ofa church in this land use category is permissible. Staff has determined that the proposed project serves to implement the Comprehensive Plan's Subarea 3 Guideline 17: 17. Encourage beaut~fication and buffering along major roadways. The landscaping indicated on the applicant's site plan would serve to beautify a section ofGlacier r\.,.n'r\A,,,,,,,r1 modification winresuIfint1iecliurcli~oeiiig~sigiiificaiitlY··CIoserto·Glacier·Higfiwaytlianp~reviOuslyappro~vecrTo ensure the implementation ofthis Subarea 3 guideline, there is a need for a condition of approval requiring installation of site landscaping as depicted on the attached plans prior to issuance of a Certificate ofOccupancy. TheCBJComprehensivePlanalsQ.slates that avoiding residentiaJJancl_ll?~e
Planning Commission File No.: USE2012 0001 February 9,2012 Page 9 of 11 Policy 10.4 It is the policy ofthe CBJto minimize conflicts between residential areas and nearby recreational, commercial, or industrial uses that wouldgenerate adverse impacts to existing residential areas through appropriate land use locational decision andregulatory measures. Implementing Action 10.4.IA2 Maintain and consider enhancing Title 49 Land Use Code requirements for buffering and screening between residential and commercial/industrial uses and careful review of site development plans. Great care should be taken to incorporate design features, materials and good neighbor operating practices into the non-residential development permit in order to mitigate potential adverse noise, dust, odor and glare impacts to adjacent residential neighbors. Such operating practices should be incorporatedas conditions ofanypermitfor a non-residential land use located within 200 feet ofa residential use or neighborhood. There is potential for conflict with neighboring residential uses, primarily in reference to increased traffic, intersection safety, increased surface water runoff, and adverse glare. However, because the adjacent properties exist at elevations above or below that of the subject site (minimizing direct glare), and because the applicant has indicated a willingness to provide the recommended traffic impact mitigation and has taken care to design the facility to include landscaping, exterior finish details, and surface water runoffcontrol, staffhas determined that the proposed use conforms with adopted plans, providing that the recommended conditions ofapproval are adopted. FINDINGS CBJ §49.15.330 (e)(1), Review ofDirector's Determinations, states that the Planning Commission shall review the Director's report to consider: 1. Whether the application is complete; 2. Whether the proposed use is appropriate according to the Table ofPermissible Uses; and, 3. Whether the development as proposed will comply with the other requirements of this chapter. 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 ifit concludes, based upon --lis ownTndei;en-denireviewotthe iiif()rmat1()n submitted cit the pii15Iicliearing~ thalthedevelopmI~nt will more probably than not:
Page 1 and 2: BOROUGH JUNEAU 155 South Seward Str
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Page 22 and 23: SUBJECT PROPERTYlm••, PROPOSAL:
Page 24 and 25: ~ ~ > ~ ~ ZP-3 ~ o() OfT] zx 0 _V
Page 26 and 27: PROJECT NARRATIVE Juneau ChapelProj
Page 28 and 29: Landscaping: The maximum number of
Page 30 and 31: Traffic Impact Analysis Church of L
Page 32 and 33: Residences on Hamilton Street, as v
Page 34 and 35: The proposed church site, as viewed
Page 36 and 37: / .•...... Project Number Project
Page 38: McCool Carlson Green File No.: USE2

USE20120001 (1 of 3 - City and Borough of Juneau

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