DATE: July 24, 2001
TO: Planning Commission
FROM: Chris Beanes, Planner
Community Development Department
FILE NO.: USE2001-00019 - Allowable Use
PROPOSAL: An allowable use permit for renovation of a triplex to be used as a crisis respite center.
Applicant: Andy Swanston
Property Owner: Gastineau Human Services
Property Address: 5584 Aisek Street, Juneau, AK
Legal Description: Pinewood Park 1, Bl B Lot 17B
Parcel Code Number: 5-B12-0-105-017-1
Site Size: 29,335 Square Feet
Zoning: GC- General Commercial
Utilities: CBJ Water & Sewer
Access: Aisek Street
Existing Land Use: Vacant Residential
Surrounding Land Use: North - Industrial Property Used for Storage and Soil Recycling
South - Aisek Street/General Commercial/GHS Institutional Facilities
East - Aisek Street/General Commercial/GHS Institutional Facilities
West - Aisek Street/General Commercial/GHS Institutional Facilities
The applicant, Gastineau Human Services (GHS), requests an allowable use permit for renovation of a triplex to be used as a crisis respite center for eight adults. The crisis respite center will include an 8 bed crisis housing component, along with treatment and office space.
In the application, GHS represents that the facility will serve as a crisis housing center for persons referred from other social service agencies, clergy, or private citizens. The crisis may be economical (eviction, fire), familial, substance abuse related, or related to outreach and counseling assistance. The duration of stay is expected to be less than two weeks with most referrals being placed in other community housing or treatment programs, or returned to their own housing prior to the expiration of two weeks. Office and treatment space will comprise two thirds of the facility and most will be leased to other social service non-profit agencies, which will allow for the concentration of services and the sharing of resources.
GHS has significantly expanded its property holdings in the immediate area in the past several years with the purchase of additional property. It appears that the area, comprised of ten lots, is functioning as a larger facility or complex with common staff, structures and parking. The Community Development Department (CDD) is currently reviewing requests on each lot individually. Although GHS is not required to provide an overall site plan, a master plan for all facilities and services would benefit the applicant and CDD for planning purposes. The master plan should include parking and circulation, buildings and uses, landscaping and vegetative cover, exterior lighting and overall dimensions of property holdings.
GHS operates several other institutional residential and care facilities in the immediate area including Gastineau Manor and Glacier Manor (see attached letter). GHS owns nine lots adjacent to and across the street from the subject site (Lot 17B). GHS has received several permits from the Planning Commission for operations in this area. GHS has applied for and received two Allowable Use permits within the last two years. An Allowable Use permit (USE99-00001) was granted on January 26, 1999 for the conversion of an existing duplex located at 1705 Anka Street into a group home and care facility. An Allowable Use permit (USE99-00066) was granted on November 24, 1999 for construction of a residential care facility on Lot 17A for up to eight adults. Most recently, case SUB2000-00008 was granted for consolidation of Lots 17A and 18A to become Lot 17B.
In total, GHS has three duplexes, three four-plexes and one single-family residence. There are approximately 115 residents on the properties and approximately 35 full time staff and 10 part time staff working on the site. In addition to social workers and medical staff, GHS provides transportation, EMT, maintenance and security services.
The subject parcel was acquired in 1998 as an uninhabitable property and has remained vacant since that time. A resolution (attachment A) was authorized by the CBJ on December 7, 1998 for participation with Gastineau Human Services in the Community Development Block Grant Program in pursuit of construction of the crisis center. GHS subsequently received approval in March 1999 for renovation of the dilapidated triplex into a Crisis Respite Center. Since that time, the CBJ eliminated the Health and Social Services Department. It is anticipated that the need for filling the gap created by the elimination of Health and Social Services will be fulfilled partially by this timely project.
Referencing the Table of Permissible Uses, CBJ '49.25.300, the Community Development Department has determined the proposed use to be a sub-category of institutional residence or care or confinement facilities (7.000). The proposed use is determined to be 7.200 which provides for nursing care, immediate care, disabled or infirm, child care institutions, and boarding homes for sheltered care. Such uses, in the subject zoning district, are required to obtain an Allowable Use permit from the Planning Commission. This determination is consistent with a similar determination made for the development of Lot 19A.
In making a decision, CDD considered duplex residential (1.200), group homes (1.400) and several subsets of the 7.000 use category. Due to the definition of family associated with the residential uses (1.200 and 1.400), and the nature of the proposed service, we determined that use 7.200 most accurately addresses the request. The use determination is significant for several reasons. The parking calculation is determined by use type. Certain allowances provided to residential uses, such as back out parking, are not provided to institutional uses.
Project Site - The subject parcel is 29,335 square feet and is generally flat.
Project Design - The existing single-story wood frame tri-plex will be renovated, extensive changes will occur on the interior, with mainly cosmetic changes to the exterior of the structure. Siding, doors, windows, and the roof will be replaced. Safety improvements will be added to the structure, including necessary egress and ADA requirements. A complete interior renovation will bring the structure to current code standards. The three integral single car garages will be enclosed and converted to office space.
Traffic – The proposed use is anticipated to generate minimal traffic which can be accommodated on adjacent roads. A majority of the staff, service providers, and other visitors anticipated for the proposed development currently access adjacent properties and facilities. The proposed development will essentially expand the provision of existing services which are similar in nature.
Parking and Circulation - The minimum parking space requirement is provided at CBJ '49.40.210(a). The parking requirement is determined by the type of use. The most similar use provided for determining the requirement is for hospitals, nursing and convalescent homes (institutional care facilities). Such uses require two spaces per bed or one per 400 square feet of gross floor area. The subject structure (5584 Aisek St.) is 5,500 square feet. Another structure (5590-92 Aisek St.) at 1,848 square feet shares the same lot. Altogether, the combined square footage of both structures is 7,348 square feet. Since the requirement for parking is one space per 400 square feet, the total parking spaces required for the combined uses on the lot is 19 spaces. The applicant has met this requirement by showing 19 spaces on the lot (attachment B).
Landscaping - The applicant proposes foundation plantings, raised bed rockeries and a grass lawn around the South side of the structure. In addition, deciduous trees are proposed to be planted for aesthetic purposes.
Exterior Lighting – Lighting will consist of entry and corner halogen lamps with light sensors to provide constant illumination at night. This planned lighting is consistent with all GHS properties in this area.
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. The analysis reveals that provisions of the program do not apply to this request.
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 7.200 for the General 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, 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?
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 a crisis respite center for up to 8 adults.