Following a contentious meeting last week, the Planning and Zoning Commission held a follow-up workshop Tuesday evening to address neighbors concerns about a proposed senior housing and assisted care facility.
With 30 people sitting in, the meeting was perhaps the liveliest City Hall has hosted since P&Z looked into the propriety of raising chickens in residential zoning back in 2014. The issue at hand was a conditional use permit being applied for by Daniel Blake and Shannon Bosdell, which would convert the Sourdough Lodge they are purchasing.
The partners plan to convert the lodge into a 16-room housing facility, with five units reserved for assisted living. Renamed Harbor House, Blake and Bosdell hope to open its doors to clients starting on April 1. Two additional units on the premises would be occupied by their families.
Encompassing four lots, the property is currently zoned light industrial, which allows for heavy commercial and industrial uses. Previously, the lodge operated under a conditional use permit, something the new appropriation would likewise need because it is a multifamily structure, dormitory or boarding house. It is surrounded by single family residential to one side of Berger Street, and waterfront development properties across from Shustak Street, Peninsula Avenue and Berger.
The request came before the commission’s regular meeting on January 12, but concerns from a group of residential neighbors in attendance prompted it to hold the item for a special workshop. About a dozen nearby residents came to Tuesday’s workshop, in addition to other residents.
Neighbors expressed a handful of recurring concerns with the facility, including expected traffic flow on Berger, parking, liabilities related to residents who might injure themselves on their properties, pet-related issues, and noise considerations.
Primary access to Harbor House would come through Peninsula Avenue, Bosdell explained of the first issue. However, ambulatory access would be on the more accessible Berger Street side. A potential thoroughfare could be accessible around the back of the lodge once a current wood furnace is removed. Similarly, Blake said they plan to add an access ramp to the front end of the lodge which would enable ambulances to pull up there instead.
Commissioner Charles Haubrich had recused himself at first as a neighbor, but McConachie insisted he participate in the discussion. He recommended the Harbor House administrators find a way to keep traffic flow more toward the Peninsula side of the building, and wondered whether fewer residents be admitted to the facility as a compromise.
On the second issue, the facility would reserve its parking lot for staff and visitors rather for residents, raising concerns about overflow parking on the streets. Presiding over the meeting, commission vice-chair Don McConachie noted he had stopped by the property earlier in the day with a measuring tape, and roughly estimated that even with a frontside unloading zone it could hold between 25 and 28 regular-sized vehicles. He further went on to say code required a minimum of 13 spots be provided for the particular facility.
Living on Berger Street, Kim Powell wondered what the liability might be for property owners, should a home resident injure themselves on surrounding properties. McConachie responded that legal counsel would be consulted for a definite answer.
“I cannot answer that yet,” he said. He advised Bosdell and Blake to seek an opinion from their representation as well, if possible.
Touching on that topic, Blake explained that state licensing would require them to look to the welfare of their assisted living residents, which included monitoring the whereabouts of those in assisted care. The facility would be insured, and would have to respond to any emergencies appropriately.
“Under our state license, we have an obligation to take care of our residents,” he said.
Otherwise, senior residents would be just like any other, free to come and go as they pleased.
“What this really is is home for them,” said Bosdell. “I’m not bringing in prisoners here.”
Pets also factored into the conversation, both those owned by future senior residents and existing families. One concern was the matter of picking up after pets’ feces, and of dogs wandering around the neighborhood.
Blake responded that residents would be allowed to keep pets, but that they would need to have proper shots, a “proper attitude,” be leashed when out and cleaned up after. Bosdell added they would have staff to help those unable to bag and dispose of messes themselves. McConachie recommended the two return with a definite plan for a set-aside dog walk area as well.
On the topic of noise, neighbor Therese Pempek wondered whether there would be an additional curfew or noise restriction placed on nearby residences. She expressed concern that house projects, lawnmowers and other doings would be disruptive for the residents of a senior care center.
“We are a neighborhood of families,” she explained.
“There’s no reason for it to change the neighborhood,” said Bosdell. He felt residents would want to live at Harbor House to avoid having to stay in a hospital, or live under less desirable circumstances. “They want to be part of the community.”
Both pet and noise related, Dave Powell was concerned about the effect traffic might have on his pets, particularly during early-hour ambulance calls. Also present at last week’s meeting, he expressed surprise that neither of the prospective owners had stopped by to consult with neighbors such as himself before attempting the transition. Letters regarding the proposal were issued by the city to affected property owners, and local media outlets had announced the proposed facility earlier this month.
“That to me is what someone in a neighborhood does,” Powell commented.
“I’m not trying to be rude,” Bosdell replied. “The last time I checked I don’t need permission to move into anybody’s neighborhood here.”
At times the atmosphere grew testy, even rambunctious as people in the room spoke over each other. On at least two occasions McConachie had to quiet things down with his gavel. Several non-neighbor residents offered their perspectives on the issue through the meeting, but he found it was counterproductive.
“Our job is to determine whether this is an allowed use for this particular venture,” he said of the commission. “I appreciate the passion of anyone who has lost a loved one.” But he pointed out the proper mode of recourse is to take any grievances to the Borough Assembly’s board of adjustment, should conditional use be granted for the facility.
Setting a special meeting to decide the issue for January 23 at 6:30 p.m., at City Hall, McConachie advised the business partners to prepare a dog walk and parking plan, and to be able to answer to the issues brought up during the workshop. He also recommended they take some time to meet with neighbors individually and work out any lingering concerns. The other issue to find an answer for would be that of liability for injuries.
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