DATE: January 16, 2001
TO: Planning Commission
FROM: Teri Camery, Planner
Community Development Department
FILE NO.: USE2000-00079- Conditional Use
PROPOSAL: A Conditional Use permit to remodel the lower level of a single-family home into a one-bedroom 600-square foot accessory apartment
Applicant: Diane L. Aldrighette
Property Owner: Diane L. Aldrighette
Property Address: 9362 Northland Street
Legal Description: Lakewood BL E L 12
Parcel Code Number: 5-B21-0-124-012-0
Site Size: 8,400 Square Feet
Zoning: D-5 Single-Family/Duplex
Utilities: CBJ Water and Sewer
Access: Northland Street
Existing Land Use: Single-family residence
Surrounding Land Use: North - D-5 Single-Family/Duplex Residential
South - D-5 Single-Family/Duplex Residential
East - D-5 Single-Family/Duplex Residential
West - D-5 Single-Family/Duplex Residential
The applicant requests a Conditional Use permit to remodel the lower level of a single-family residence into a one-bedroom 600-square foot accessory apartment. The apartment would consist of one bedroom, a kitchen, bathroom, and living area.
A Conditional Use permit is required for an accessory apartment under the CBJ Land Use Code 49.25.510(e)(2) and may be allowed subject to the provisions of this ordinance. The requirements under 49.25.510(e)(2) are:
The accessory apartment must be a one-bedroom or efficiency unit not exceeding 600 square feet of net floor area; and
The accessory apartment is 600-square feet and has a living room, one bedroom, a bathroom, and a kitchen. This area was calculated by taking the basic dimensions of the apartment, 26x 29, minus the common area near the entrance and the area less than six feet tall beneath the steps. See Attachment B for floor plan.
The accessory apartment must be atop, beneath, or connected by a common wall of at least 15 linear feet to the principal dwelling unit, provided that in RR, D-1, and D-3 districts only, the accessory apartment may be contained within or atop a detached garage; and
The proposed apartment would be located in the basement of an existing single-family dwelling.
The development meets all setback requirements without recourse to a Variance or Conditional Use permit: and
The as-built survey indicates that existing dwelling meets all setback requirements for the D-5 zoning district. No external changes will be made to the dwelling to accommodate the remodel for the proposed accessory apartment. See Attachment A.
The total building footprint does not exceed the maximum lot coverage for that zoning district; and
The total building footprint does not exceed the lot coverage requirements. The existing total building footprint is 1,958 square feet, which will not change with the proposed basement remodel for the apartment. This is 23% lot coverage. The size of the subject lot is 8400 square feet while the minimum lot size for the D-5 zoning district is 7000 square feet.
The development meets the parking standards required by Chapter 49.40 for a residential structure containing two dwelling units (four spaces); and
The development meets the parking requirement with four spaces in the driveway in front of the double-garage. See Attachments A and B.
The building is serviced by a public or community sewer system if available; and
The dwelling is serviced by the city sewer system.
The building complies with all requirements of Title 19, the building code; and
The building complies with all requirements of Title 19.
The building, except as may be necessary to accommodate residents with disabilities, has no more than one main entrance facing the street.
The building has no more than one entrance facing the street. The entrance to the accessory apartment is through the existing main entrance facing the street. See Attachment B.
Juneau Coastal Management Program
Staff has reviewed the development for compliance with the JCMP and found that no enforceable provisions of the JCMP apply.
CBJ §49.15.330 (e)(1), Review of Director's Determinations, states that the Planning Commission shall review the director's report to consider:
2. Whether the proposed use is appropriate according to the Table of Permissible Uses;
3. Whether the development as proposed will comply with the other requirements of this chapter.
The commission shall adopt the director's determination on the three items above unless it finds, by 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 if it concludes, based upon its own independent review of the information submitted at the public hearing, that the development will more probably than not:
2. Substantially decrease the value of or be out of harmony with property in the neighboring area; or,
3. Not be in general conformity with the comprehensive plan, thoroughfare plan, or other officially adopted plans.
Per CBJ §49.15.330 (e)(1)(A through C), Review of Director's Determinations, the director makes the following findings on the proposed development:
Yes. We find the application contains the information necessary to conduct a full review of the proposed operations. The application submitted by the applicant, including the appropriate fees, substantially conforms to the requirements of CBJ code Chapters 49.15.
2. Is the proposed use appropriate according to the Table of Permissible Uses?
Yes. The proposed use is appropriate according to the Table of Permissible Uses, CBJ 49.25.300 Section 1.130 for the D-5 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
Friday, January 12, 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. Will the proposed development materially endanger the public health or safety?
No. No evidence indicates that the proposed developed will materially endanger the public health or safety.
5. Will the proposed development substantially decrease the value of or be out of harmony with property in the neighboring area?
No. No evidence indicates that an accessory apartment located in the existing dwelling will substantially decrease the value or be out of harmony with the property in the neighborhood.
6. Will the proposed development be in general conformity with the land use plan, thoroughfare plan, or other officially adopted plans?
Yes. Based on the preceding staff analysis, it is found that the proposed development is in general conformity with the CBJ Comprehensive Plan, particularly policies 2.8 and 5.1 regarding the provision of housing opportunities.
7. Will the proposed development comply with the Juneau Coastal Management Program?
Not applicable. No provisions of the JCMP apply to this development.
We recommend that the Planning Commission adopt the director's analysis and findings and grant the requested Conditional Use permit. The permit would allow the development of an accessory apartment at 9362 Northland Street.