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2015-08-19 Regular Meeting RECEIVED Kodiak Island Borough ID E C 2015 Planning & Zoning Commissio FF-`�F�7"7x- rn El 5vs OFFICE Minutes KCAAAK�ALASKA August, 91 2015 f�:3�.m. in the Assembly CALL TO ORDER CHAIR ARNDT called to order the August 19, 2015 regular meeting of the Planning and Zoning Commission at 6:38 p.m. PLEDGE OF ALLEGIANCE CHAIR ARNDT led the pledge of allegiance. ROLL CALL Requested to be excused were Jay Baldwin and Kathy Drabek. Commissioners present were Alan Schmitt, Maria Painter, Scott Arndt, Greg Spalinger, and Kyle Crow. Excused were Jay Baldwin and Kathy Drabek. A quorum was established. COMMISSIONER SCHMITT MOVED to excuse Jay Baldwin and Kathy Drabek. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY Community Development Department staff present was Director Bob Pederson, Jack Maker, and Jenny Clay (for Sheila Smith). APPROVAL OF AGENDA CHAIR ARNDT stated he wanted to note under Old Business 8 it speaks of the first line being Recreational Vehicle Park Code Discussion and Related Information, that's deleted, this was just a carryover from last week's work session. It will just be A-Tract 2 Killarney Hills, B-Recreational Vehicle Code Discussion COMMISSIONER SCHMITT MOVED to approve the August 19, 2015 Planning & Zoning Commission agenda as amended. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY APPROVAL OF MINUTES COMMISSIONER PAINTER Moved to approve the July 8 and July 15, 2015 Planning & Zoning Commission minutes. COMMISSIONER SCHMITT stated he feels the ayes come first in the vote and then the nays. For the future he feels the ayes should be listed first and if they are fewer than the nays then the motion fails. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY CITIZEN COMMENTS Items Not Scheduled for Public Hearing: Limited to Three Minutes Per Speaker. Read phone number: Local number: 486-3231 Toll Free number: 855-492-9202. PUBLIC HEARINGS Local number: 486-3231. Toll Free phone number. 855-492-9202 Limited to 3 minutes per speaker. 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 1 of 16 A) Case 15-026. Request a Conditional Use Permit to expand Rasmussen's Mobile Home Park from 45 spaces to 74 spaces by developing additional spaces on adjacent Lot 1, Jacobsen Subdivision and 22 additional spaces on adjacent Tract U, U.S. Survey 3218 (KIBC 17.200 and 17.115.020). The applicant Is Mill Bay Enterprises and the Rasmussen Living Trust and the agent is Kirk Rasmussen. The location is 3328 and 3100 Melnitsa Lane and the zoning is B-Business. Jack Maker reported this Conditional Use Permit is for expansion of Rasmussen's Mobile Home Park from 45 to 74 spaces. Seven additional spaces are proposed on one adjacent lot and twenty- two additional spaces are proposed another. The existing mobile home park is zoned B-Business and conforms to current Mobile Home Park code. The expansion parcels are also zoned B- Business. KIBC 17.115.030 lists mobile home parks as a conditional use in B-Business zoning. Sixty-six public hearing notices were mailed on July 2, 2015. Seven public hearing notices were returned. Staff recommends this request be granted, subject to the 5 conditions of approval listed in the written staff report. COMMISSIONER SCHMITT MOVED to grant a Conditional Use Permit, per KIBC 17.200 and 17.115.020, to expand Rasmussen's Mobile Home Park from 45 spaces to 74 spaces by developing 7 additional spaces on adjacent Lot 1, Jacobsen Subdivision and 22 additional spaces on adjacent Tract U, U.S. Survey 3218, subject to five (5) conditions of approval and to adopt the findings of fact listed in the staff report entered into the record for this case as"Findings of Fact"for Case No. 15-025. Close regular meeting & open public hearing: Judi Kidder stated she supports this going through. It's one of the critical things that residents of Jackson's have a place to move to and we're going to need those spaces and more so this is just another part of the puzzle so we urge you to strongly support this. COMMISSIONER SCHMITT asked Miss Kidder that at one of our recent meetings you made reference to working to foram an owner's association and he encouraged her efforts in that regard but there were a couple of comments from neighbors in the packet talking about bad behavior of some people whether they own the mobile home, were tenants, or merely guests, if there is indeed an association you're working with do you see it might be able to help address issues or be a conduit for information. When we get a lot of people living in a fairly confined space there's going to be things that happen and the idea is to have some type of extra resource for neighbors to utilize to explore ways to resolve things in a neighborly fashion. Judi Kidder said it's quite simple, there have been 41 criminal evictions processed in Jackson's and we have night security which it is one of the safest neighborhoods in Kodiak. There's a crime wave going on everywhere else. What it came down to is management enforcing the rules. She doesn't see a problem at Rasmussen's because they enforce their rules and as long as management enforces their rules there is no problem. Shawn Holland stated he lives on Viewcrest up the hill from the proposed 22 trailer space expansion. His main concern is the traffic it will bring. Right now his children have to dodge cars on Island Lake Road, there are no sidewalks or lights. If you open up Melnitsa as a through street, that's not just going to be the 22 new residents, it will be all of Rasmussen's Trailer Court and all the other people cutting through. If this goes through it needs to really be looked at as something that happened at Woody Way Loop where there was a barricade of dirt that didn't allow vehicle traffic but does allow foot and bicycle traffic because the amount of traffic that will increase that was in here was 162 vehicles per day. That's just for the expansion not taking into consideration of the rest of the park that will use that road to get to Wal-Mart or Safeway. Director Pederson stated as shown on the site plan it would be a drive aisle through Tract U, not a public roadway so it's not going to be the same as a road and if anyone tried to short cut through 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 2 of 16 Rasmussen's knows that they have some very effective speed bumps that discourages uses as a shortcut. Shawn Holland stated he's has friends who live there and he sees how they drive over the speed bumps. COMMISSIONER PAINTER asked if Holland what the posted speed limit is on Viewcrest. Holland said he would hope it's below 20 mph but he doesn't think there are any signs in the area. CHAIR ARNDT stated the state standard if it's not posted is 25 mph and most people go slower but the ones we find on the residential roads within Service District 9 is the residents abusing the speed limit the most. Shawn Holland stated outside city limits would have to be enforced by the Troopers and as it is now everyone who drives Island Lake goes faster than 25 mph. Barbara Cobban feels the expansion of Rasmussen's is wonderful. She understands the concern of traffic but it would be the same if it were houses going in as opposed to mobile homes. In fact, it could be more; a bigger place means the more company can visit. With mobile homes going into those slots as opposed to other businesses that would be even more increased traffic with a lot more people coming in and out. The mobile homes kind of put a barrier between residential and business areas and she thinks it's a much better solution to allow mobile homes to move into those places. Brandy Reed (caller) stated her property is right up against Rasmussen's and she's certainly opposed to any more trailers in this area. We have a lot of unsavory things happening in our community. She's frightened for our community with (inaudible) and she feels adding trailers or moving some from Jackson's to Rasmussen's is (inaudible) or just bringing more (inaudible) destruction to our community rather than even the lower income market. She also shares Mr. Holland's concerns about the traffic and she believes that with the kids walking to and from school are not safe with no lights and crosswalks. She's scared for the area to be opened up and putting our kids and community at risk. Tim Shapland stated he's currently a resident at Jackson's. He has no intention of moving into this expansion, he has somewhere else he is securing. It's interesting that with no meetings or anything and a couple hundred dollars a permit could be issued to kick 90 families out but we have to do all these public hearings for the other part to accept some of these trailers and help some of the homeless people. It's also interesting in reading the paper for the last couple of months how there hasn't been any major drug busts in Jackson's but there seems to be a bunch all over town. The people that are opposed to the unsavory element that seem to have a problem in forcing these people aside don't seem to realize pretty much all the drugees are already gone, all that's left are poor, working, and about to be homeless that are just trying to make ends meet. He understands the traffic concerns, he had little kids himself. That is more of an issue of someone needs to be planning some sidewalks and speed bumps. Maybe the Troopers should be doing their work enforcing the speed limits. It doesn't mean that if you let a few people move in that you're going to have more traffic problems. He supports allowing him to expand the land he owns that is zoned right to do this. It's another piece of the puzzle as we've discussed since this whole issue first came up in May. It doesn't solve the problems but it is a piece of solving the problem for some people. He thanked the commission for all their hard work. Teri Starch stated she's thankful the situation is improving where the displaced people in Jackson's can have a place to go. It's a basic human right, the Bill of Rights of life, liberty, and pursuit of happiness. She feels for the people who can't sleep at night because they don't know what the future holds and she'd like to see them all have the right to remain homeowners because a lot of us have tried renting and it's quite difficult. You feel more secure when you have your own place. She is in favor of the mobile homes going into Rasmussen's. Close public hearing & open regular meeting: 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 3 of 16 Discussion of providing land or land uses so people can have places to live for low and moderate income families, requirements to facilitate this need for displaced mobile home owner's, not everyone will be happy, the impact, ideally it would be better if there were more property available in a suitable location but this is the best solution to accomplish for right now, one of the comments in the packet that lives near the property that said that we've had meetings already about this issue and our mind is made up and that's not the case, we've been working on Mobile Home Park Code Revisions and Mr. Rasmussen has attended those meetings, for the 7 space lot he showed us a sketch of how mobile homes could go in in the context of pathways which is an issue in the Mobile Home Park Code. It helped to have that kind of input. We have had meetings on the Mobile Home Park Code and we had a work session last week on this particular case. The property is zoned Business and there are a wide variety of uses permitted in that zoning that could go on Tract U which would change things for the people that live in the neighborhood. The current code says that mobile home parks are a conditional use which means a public hearing is required. Mr. Rasmussen has the right to make use of his land and if enough conditions can be put on the use of that land that satisfies the majority of the commission then he can go ahead and do it. If approved it provides alternative ways for emergency responders to get in to the area. COMMISSIONER PAINTER MOVED TO AMEND Conditions of Approval #2 to delete "designed by a State licensed engineer" and insert"submitted by the owner". CONDITIONS OF APPROVAL_ 1. The 10 foot utility easement that runs along the north lot line of Tract U of U.S. Survey 3218 (Plat 84-33) shall be depicted on the mobile home park site plan. 2. Drainage, solid waste disposal, and lighting plans shall be submitted by the owner. The plans must be approved by the Engineering and Facilities Department. The approved plans shall be provided to the Community Development Department prior to issuance of zoning compliance. 3. Sewer, water, and fire hydrant installation plans shall be designed by a State licensed engineer. The plans must be approved by the Engineering and Facilities Department, City of Kodiak Public Works Department, Fire Marshall, and the Alaska Department of Environmental Conservation. The approved plans shall be provided to the Community Development Department prior to issuance of zoning compliance. 4. Roadway construction plans shall be designed by a State licensed engineer. The plans must meet the minimum requirements for the design and construction of local roads within a subdivision as provided in KIBC Title 16 and be approved by the Engineering and Facilities Department. The approved plans shall be provided to the Community Development Department prior to issuance of zoning compliance. 5. Prior to issuance of zoning compliance for placement of a mobile home on Lot 1, Jacobsen Subdivision, a stop sign shall be posted where the one-way drive aisle exits onto Melnitsa Lane. FINDINGS OF FACT(KIBC 17.200.050) 1. This Conditional Use Permit will allow a residential use that is consistent with the value, spirit, character, and integrity of the surrounding area, which exhibits a mix of residential and business uses. 2. The conditions of approval will ensure this mobile home park expansion satisfies all requirements of KIBC Chapters 17.115 Mobile Home Parks and 17.190 B-Business District. 3. This Conditional Use Permit will allow expansion of a mobile home park that has operated for more than 30 years with no noted negative impacts to the public health, safety, convenience, or comfort. 4. The conditions of approval will ensure that this mobile home park expansion satisfies the mobile home park development standards of KIBC Chapter 17.115 Mobile Home Parks. Those standards ensure sufficient setbacks, lot area, buffers, and other safeguards are provided. 5. This conditional use permit is not for a public use or structure. 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 4 of 16 ROLL CALL VOTE ON MOTION TO AMEND CARRIED 4-1. The ayes were COMMISSIONERS PAINTER, ARNDT, SPALINGER, and CROW. The noe was COMMISSIONER SCHMITT. Brief discussion of requirements. ROLL CALL VOTE ON MOTION AS AMENDED CARRIED UNANIMOUSLY. B) Case 16-001. Request a Conditional Use Permit to conduct non-recreational mineral extraction activities (gravel extraction) on C-Conservation zoned land adjacent to the existing Near Island gravel quarry site (KIBC 17.200 and 17.60.040.F). These activities are part of an effort by the City of Kodiak to create an expanded level area for the ship yard, large boat lift, and other harbor support facilities. The applicant Is City of Kodiak. The location is at south end of Near Island along Dog Bay Road and the zoning is C- Conservation. Maker reported this Conditional Use Permit is for gravel extraction on a t 9.2 acre site zoned C- Conservation. The site is adjacent to the City of Kodiak large boat lift, ship yard, and gravel quarry site zoned I-Industrial. Gravel extraction from those sites began in 2001. Extraction is complete around the current boat lift and shipyard facilities. Extraction continues at the quarry site and has expanded into the adjacent C-Conservation zoned land. Although gravel extraction occurred in that area, the Conditional Use Permit required to conduct those activities was never applied for. This request is an effort by the City to bring the gravel extraction activities into compliance with Borough code. Eight public hearing notices were mailed on July 7, 2015. No public hearing notices were returned. Staff recommends approval subject to the 4 conditions of approval listed in the written staff report. COMMISSIONER SCHMITT MOVED to grant a Conditional Use Permit, per KIBC 17.200 and 17.50.040.F, to conduct non-recreational mineral extraction activities (gravel extraction) on a t 9.2 acre C-Conservation zoned site within U.S. Survey 2261, subject to four (4) conditions of approval and to adopt the findings of fact listed in the staff report entered into the record for this case as "Findings of Fact"for Case No. 16-001. Close regular meeting &open public hearing: Case 15-025 Comment. Margaret Roberts (caller) stated she was calling for Case 15-025. She lives on Viewcrest Lane and she thinks the Rasmussen extension will go down below adjacent to Melnitsa. Right now for disposal of garbage we currently go to Island Lake from up there and she hopes that if the trailer park is going to be extended that there will be sufficient dumpsters made available for those people because the dumpsters get completely full at Island Lake. If Melnitsa is going to be extended then we're going to have a lot more traffic and Service District 1 may need more services on the road through here. She hopes the ordinances and codes that the borough puts in this will prohibit the trailer park from becoming as it was in Jackson's Trailer Park. Nick Szabo stated he's the chairman of the Port in Harbor Advisory Board and we had a meeting yesterday when we voted to support the application by the city for the conditional use permit. We had addressed this issue in 2009 and at the time we were just looking at a piece of paper and we were trying to get the shipyard plans developed. The shipyard has been a work in progress. We're now breaking even on the cash flow from the shipyard but we need to expand it to add more services to the shipyard such as a covered building so boat owners can work on their vessels year round. Since all the quarrying has occurred he and others are users of the trails behind the rock quarry work and we haven't been thrilled with what has happened to the trails but we feel there's a need to develop the shipyard and we understand the conditions require the contractors to clean up the area, grade out a new trail along the perimeter along where the quarry work is going, and to reseed and replant the area. We're hoping in a couple of years that it will be less unsightly and everyone will benefit from the work in progress. The former City Manager overlooked the fact that this was zoned Industrial and this is zoned Conservation, she overlooked that there needed to be 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 5 of 16 another zoning compliance permit. This is to get everyone back into compliance and then the ultimate goal is to rezone the area to Industrial. Glen Melvin stated representing the City of Kodiak. He's here with Lon White, Harbormaster, to answer any questions you may have. The manager wasn't able to make it tonight but we're here in support of the request. COMMISSIONER CROW asked when this project was initiated, Pederson stated he was on the Near Island Task Force in the 80's and there was discussion about Industrial uses along the harbor. Mr. Melvin said in looking at the records he sees it back to 2001 and beyond that as far as developing the quarry. The initial zoning boundaries were pretty vague and looked like they were done with a magic marker on the map. It was intended as the areas were expanded that that would be better to find as properties were sold. In 2002 the city did come back to the PU to have the boundaries defined. We are trying to correct going over the boundaries. Jack Mann stated he finds it unbelievable that we can spend millions of dollars to attract tourists, building walkways, gazebos, benches, and then put a gravel pit almost right in the middle of it. You can have people like Port and Harbor Committee come in to say that they want more and more. They'll always ask for more. You have to draw a line some place. Not only is this pit an eye sore but he understands it's out of compliance and he urged the commission to force the city to either come into compliance to bring this issue up for public discussion. Don't just decide it yourselves. The only outfit that makes out in this whole deal is Brechan and he doesn't know if they deserve this sweetheart deal. They've got a request for a permit; it's either a scam or a sham. He can't believe we want to tear Kodiak down and make it a gravel pit. Jill Wittenbrader said there weren't any packets for this case outside the door and she wanted to know what the 4 conditions attached. Mr. Szabo represented one of them was trails. She just wants to make sure that's accurate. Director Pederson stated the recommended conditions of approval contained in the staff report on page 74 of 144 in the whole packet. Pederson read the recommended conditions into the record. Jill Wittenbrader stated the premise that she'd like to set forth is that this is not a conditional use, the city, if they want to use this land for gravel extraction and then subsequently harbor use they should seek to rezone it. That's what they should be forced to do tonight by the commission denying their request for a conditional use permit because that's actually what they want, they want to use this for Industrial land, and they've been using it for Industrial land for the last 5 years in violation of borough code. In order to grant a conditional use permit the conditional use must preserve the value, spirit, character, and integrity of the surrounding area and must not be harmful to the public health, safety, convenience, and comfort. That's Kodiak Island Borough Code 17.200.050. This gravel pit does not preserve the value, spirit, character, and integrity of the surrounding land. Much of the surrounding land was forested Conservation land and in fact the Near Island Comprehensive Development Plan that was set forth in 1987 actually went so far as to map the eagle nesting and eagle perching areas in this area and all of that area has been completely destroyed now by these gravel activities. The trails in the area have been destroyed and there have been trails and land that trails were on that's been completely wiped out, in addition to the trail's interference and destruction that Mr. Szabo discussed. The gravel pit is loud and interferes with the natural surrounding area; the south end area has been used by citizens of Kodiak and visitors alike for decades as a quiet place in nature that's close to town. She walks there often and it's not uncommon for her to encounter people visiting off the ferry system or cruise ships as a place close to town and easy for them to access and feels like wilderness to them. There's a danger to public health and safety, putting up a fence after the fact is not ensuring public health and safety. There are cliffs, blasting, no signs posted and there's a real danger. The city and the borough are both at real liability risks if they are allowing this activity to go on. If someone gets hurt out there it's going to be a real shame. Putting up a fence after the fact is not watching out for 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 6 of 16 public safety. There are large drop-offs that create a real danger to public health and safety. If this permit is granted she would like to see a condition added that the trails that have been destroyed and interfered with that they are restored. She'd like to see this additional condition set forth if granted tonight. Paul Zimmer stated his home is on Alimaq Drive which is the closest private property to the gravel pit. He asked the commission to deny this request for 2 reasons: he can appreciate the need for land across from the harbor but there's already quite a bit that's already been zoned and mined there, another use for Near Island is for recreation which himself and many other people use it for hiking. There's one area when you walk to the south point where that island is quite narrow, about 900 feet wide, and now there's an area that's constricted about 300 feet and as you walk through it the gravel pit on the right side there's more than just the gravel pit but all the trees have blown down. You know how when someone cuts down the trees on their lot the wind gets in there more trees blows down, and more trees blows down. As you walk down to the south part of the island there's a large area where all the trees have blown down and there's quite a bit of noise from the gravel extraction. It really impacts the nature of the area for recreation. The 2"d reason he is in opposition to the CUP is because he has the lot at 289 Alimaq and there's certain things he's allowed to do with that lot and if he were to just start doing some activity that's not allowed by zoning and then 5 years later come to ask for forgiveness I doubt that you would say go ahead and do it, we'll just rezone it later. It sets a bad precedent, and he's astonished that the city would go for 5 years doing activity in an area that requires a conditional use permit and not have it that permit. Lon White, Harbormaster and Manager of City of Kodiak's Harbor Support and Shipyard Facilities, stated his support of the shipyard and economic development it brings, and as a citizen and part of this community the importance of good public use of the area and trails. The shipyard concept was first thought of over 30 years ago. We have one of the largest fishing fleets in the United States and up to 5 years ago we had no facilities for repairing or servicing boats. We looked at a lot of locations over the years and until the Corp of Engineers put the breakwater in for St. Herman Harbor there was no flat land anywhere in the city to support shipyard development. The current location was recognized back when Near Island development plan was first conceived and still is the optimum location for that if you take a look at all the other possibilities in our area. It's moving well, the shipyard currently services about 50 to 55 boats per year, mostly local fleet. It creates a lot of money, anywhere from 5 to 10 million dollars are generated directly through the shipyard through jobs, services, materials, and supplies, not to mention the jobs created and the other support services and vendors that benefit. He doesn't think the economic value is too debatable; it's a good thing for our community. It's one of the biggest projects that have actually pure economic development that we've invested in. Fishing still is and will be for a long time. The expansion of the quarry or original quarry site was conceived from the get go on the Near Island Development Plan. The expansion served to give an adequate footprint for shipyard services that we believe need to be happening to make that shipyard economically viable. As Port Harbor Chairman Szabo we're breaking even just now after 5 years. The footprint of the expanded quarry was also (inaudible). The borough put together a good packet and is comprehensive and it addressed a lot of things very well. In there is a conceptual drawing of the completed shipyard with the expanded quarry and you can see conceptually some of the things that we foresee going on there. When it was brought to our attention just a couple of months ago that the zoning issue had not been addressed and it was an oversight in the transition of our management in the city. The 2 key players retired and it was overlooked. We've moved to address it and the CUP is the best option. He supports expansion of the quarry site and it's consistent with the Economic Plan for Near Island. The City Council is currently working to authorize a contract to hire a consultant to dust off that old plan and talk about future Near Island Use and Development that will include public comment. He looks forward to help craft and work on quality public access to the area and developing the waterfront area adjacent to the harbor. He supports nice walkways along the harbor, public benches, and things that support the use of the waterfront. The South End Park is a 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 7 of 16 pristine area and should stay that way. The land in between the road going to the airplane floats and the land adjacent to the quarry is one of the City of Kodiak's only parcels of land that they own that has any potential for use so the public input on how that will be used will be critical. In response to COMMISSIONER PAINTER'S inquiry of what the anticipated costs associated with this expansion development plan, White stated the quarrying costs the city nothing, the quart' operators are taking rock out at their expense and paying the City of Kodiak a small royalty per ton or yard. Ultimately utilities need to be put in and other upgrades to service that lower area. A big building to put a big boat in could be $5 million. The discussion now and goals is that you get private enterprise to invest and build the infrastructure to support shipyard activities that would allow extending a boat, widening a boat, and doing more extensive projects to keep this shipyard economically viable for the community. Richard Saltonstall stated he wanted to appeal to the commission to not establish a precedent here, and reiterated what Zimmer said, if anyone else would have done this the borough would have hung them. It's true that it's a good thing to expand the harbor, everyone has brought up good points for permitting this CUP and having an expansion of the harbor but the fact is for whatever reason the City of Kodiak didn't dot its I's and cross its T's, and he thinks giving them a conditional use permit is OK, great, now you can have your gravel pit but what if Saltonstall did that, he has a bunch of lots that he could cut all the trees down and level it tomorrow and then could he come crawling back to the borough to get permission to have done that? I doubt it; there would be reparations somewhere along the line. He urged the commission to think about that and not let this slide without some quid quo pro. We don't need to hang the City of Kodiak but they committed a crime just like any would else have if they committed a zoning violation. Please consider that. Sharon Blakeslee stated she's a borough employee and she's not against a beautiful harbor. She apologized for missing the work session because she believes that she may have learned some things there, she's certainly learned some things listening to everyone here tonight but we're here to correct an oversight. Let's be clear, the City of Kodiak is asking for permission after the fact. She believes staff did an honorable job in presenting this material and their recommendation is to grant this CUP but what else could they recommend? Community Development Department staff is not responsible for polling the public, rarely do they ask for strong conditions. You, as the commission, have that role. She supports increasing the conditions if you choose to approve the CUP. Much has been discussed tonight about the Near Island Comprehensive Development Plan from 1987 and how there was foresight about what we see at the harbor but if you look at the zoning history you have in this packet it shows that in 1988 just after that plan was created they rezoned it to Conservation. So thirty years ago they had a vision for this being, as Jack Mann said, kind of a jewel and part of our island. In 2001 the city was still considering that Comp Plan but in 2009 they didn't even remember they had it, who knows, but these local companies that she's hearing tonight that there really was a need for the boat yard expansion but certainly one reason for those contracts was revenue and to accommodate the contractors who needed more gravel from that pit. As a regulating board you do not need to accommodate the city for their gravel expansion or for their contracts. You have a different role. Somewhere in the packet there was a comment about something that would happen when the final plats were filed and she asked if those final plats were ever filed? That's just something to look at. In this packet they talk a lot about the Conservation zoned land having a vacant use but the vacant use does not mean not used, it means there are no improvements or buildings. That Conservation land is being used. The way she understands it is the city's survey from this summer was used to define the 9.2 acre expansion in this CUP, if as they say the survey is the extent of the current quarry then why are they still blasting? It is her belief that the 9.2 acre border presented to you in the Conditional Use Permit is to accommodate the existing gravel contracts, so they are basically asking for what is there best solution to the problem and that may not be what you see as the best solution. Another question is the over burden that they've piled at the top, is that piled on the Conservation side or is it on the Industrial side? You have the power to check and change those boundaries. Blakeslee agrees with 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 8 of 16 Wittenbrader talking about the spirt, character, and integrity of the surrounding areas, she doesn't believe with this CUP that you can maintain the property in a character with keeping with the surrounding area. She appreciated hearing Mr. Mann's perspective. The extraction pit really doesn't honor us as a community and if you go forward with this CUP she asked that you include more conditions like including the trails or some sort of repairs for the trails. Conservation is not Industrial, it's a big change. Should the current work for those city contracts be put on hold until you can really assess those borders? She thinks the city of Kodiak having an oversight has harmed our trust in their process so she would like the commission to be reluctant to entertain any more conditional use permits on this land. She's interested in the concept that this should not be a conditional use permit but a possible rezone of the area but she believes you should look at the borders because they were handed to you and she's not sure we know much about those borders. Tim Schapland stated he's not opposed to economic development in the harbor and he understands when you expand and help out the harbor project for the boatyard but at the same time you cannot pass this tonight because if you do you are sending a very clear message that the rules on matter if we feel like it. Obviously the rules were broken through an oversight, someone didn't do their due diligence, you can't just say after the fact rubber stamp it, it's OK don't wont' about it. It sends a very clear message to the community that our voices really don't matter that what is best for the community doesn't really matter, when we feel like it we'll follow the rules and when we don't feel like it we won't. That's how he feels about it. You just can't rubber stamp this after the fact. Kirk Rasmussen stated Conservation is kind of a commercial use and residential isn't it? CHAIR ARNDT stated it's a combination, there's certain things allowed and gravel extraction is one of the allowed uses in the Conservation zone. Kirk Rasmussen said when he hears Conservation he thinks parks, places you don't go and looking back thirty years maybe they thought it would be. It does seem fitting for that area, there's Industrial next to our harbors so it doesn't seem like such a bad idea. They stepped over the bounds and didn't get permission beforehand. It's not fair to come up here and say the borough would slap them down or not take an exception. Mostly because he just watched you approve an ordinance allowing trailers to move into non-compliant parks so it's not fair to say that exceptions can't be made. Judi Kidder stated the ordinance that you just approved for moving into non-conforming parks was done before the fact, not after the fact. Rae Jean Blashka thanked the commission for their service. She's concerned about the granting of a conditional use permit for the Near Island gravel pit extraction because of the precedent it sets. The city was asleep at the wheel, they not only allowed the gravel extraction without permits, and one contractor exceeded the agreed boundary. The City (inaudible) was aware of its own violation and the boundary violation (inaudible) as more and more trees were buried (inaudible). The area in question is zoned Conservation and the adjacent land is Industrial. Blasting, extracting gravel, and removing trees are not consistent with Conservation. It's adjacent but doesn't fit the definition of (inaudible). Near Island is a gem and she feels like we are being (inaudible). She supports urban development but asks that conditions be put on (inaudible). Mary Forbes stated she's also a frequent user of that area and she encouraged the commission to walk over there to have a look for yourselves so you can see what happened because most of us know the gravel pit is there. All of a sudden it's getting closer, closer, and closer and we're thinking where are the boundaries. Aren't they getting close to the boundary? We started talking to each other and asking questions about this. Like Dr. Zimmer said you can stand where the blow down is and where they pushed the dirt over and buried trees. If you stand right there you can see the water in the channel between the next island over now. If you just let them keep going they're just going to gravel it all the way to the beach and there won't be any trees left. She understood one of the reasons the harbor is where it is is because of the protection of the island and the trees are 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 9 of 16 certainly part of the windbreak for the harbor in the first place. She strongly encouraged the commission to go look for themselves and then decide. In her opinion it was gross negligence on the city department, and it would be really bad public policy for you to hand them a conditional use permit to cover it up after the fact. It's just bad public policy. Hans Tschersich stated he's a member of the Audubon Society and many years ago together with other Audubon members we established a very successful hiking program here in Kodiak which has been enjoyed by members of the Audubon Society, citizens, and many visitors from the outside. This year we approach 400 participants, and in years past the numbers have always fallen between 200 -400. It's been a very successful program and therefore he was very dismayed at the destruction on the island. This was one of the favorite hiking destinations for visitors and he knows that people that didn't participate in our program like to hike and walk their dogs there. It's probably too late to remedy all the destruction that's already been done but he strongly encouraged the commission to make one of the conditions that the utmost will be done to repair the damage that's been done, the blowdown of trees cannot be repaired, the big gouges that have been made cannot be filled in again, but clear demarcations need to be established and some serious effort has to be made to re-vegetate the area and not just let nature take its course but maybe some planting of young trees. More and more trees will fall and pretty soon there will be a corridor of devastation across the island of that area. It breaks his heart to say it's probably too late but if you give this conditional use permit then please make it with very strong demands for reforestation as possible. Jascha Zbitnoff, Brechan Construction, stated we're one of the three operators on Near Island. Every pound of rock that comes off Near Island gets paid for to the city which goes into the city's funding source. Last year we took over 100,000 tons out which is over $100,000 paid to the city from us doing that work for them. Every city project that's happened since 2001 in Kodiak has been dealt with the rock that came from Near Island. The hospital, the hospital expansion, the long term care center, high school, every driveway in town that has D-1 on it, all that rock came from Near Island. Without that quarry there will be no rock for this island. If they shut the quarry down, which could happen, he'll have at least 10— 15 people that won't have a job anymore. Zbitnoff uses that trail and all of Brechan's employees use that trail regularly. There was someone who slipped over the edge when the operators were removing vegetation but as you can see now it's been revegetated and a fence installed. His biggest fear is that if we don't continue the quarry at Near Island then there will be no new roads in Kodiak, no new water and sewer projects, no paving and basically it will be shutting the town down for this construction season. There are 2 operators on the boat harbor side and also a third operator on the side that faces Trident Basin. There are a lot of operations going on over there right now. He went to a City Council meeting early this spring and we'd already committed to revegetating the area when we are done and also installing a trail along the fence once it's installed. Craig DeHart stated he represents the other half of the mess over there. Our borders have been reached, we understand it's unsightly at this point but not permitting the CUP is not permitting us to finish cleaning it up either. We've reached horizontally and now we just need to finish coming down. As we extract material to make it economical, and the equipment will only do so much as well, accessible we bring it down in about 30 foot sections so the top 30 feet, most of it has been taken down and we just need to finish bringing it down the rest of the way. There are a lot of economic benefits in every aspect that is being considered here. Along with Brechan he's also talked with Glen, the harbor guys and committed ourselves to trying to restore the trails along the top that have been damaged. We've heard the concern and are willing to do our part as well. He understands the city slipped up but he doesn't feel they need to be punished severely for it. A Conditional Use Permit is a good place to start. Close public hearing & open regular meeting: COMMISSIONER SCHMITT disclosed that he's married to the former City Manager who was somewhat in the change of command if you will when what didn't happen didn't happen. He wanted it noted for the record. 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 10 of 16 Discussion regarding concern that the staff report did include some reference to the Comp Plan but the Comp Plan also includes the Near Island Plan along with the Kodiak Island Trails Plan, both were adopted into the Comp Plan under 17.10.030. For future cases, we need all references to the Comp Plan that come into play. In Condition #3 it says "to deter entry by the general public, signs prohibiting entry by unauthorized personnel shall be posted along the eastern boundary of the site and spacing between signs shall be 400' or less." This should be upon issuance of the conditional use permit. Director Pederson stated he would read that as a requirement of the zoning compliance which is the next step after the CUP is granted. In response to COMMISSIONER SCHMITT'S inquiry of to get the zoning compliance what can we do to ensure that is going to happen relatively soon, Director Pederson stated you can add a sentence to the end of that proposed Condition #3 is the signs required under this condition shall be installed within X date of granting of the conditional use permit and how many days that you want that to be. COMMISSIONER SCHMITT MOVED TO AMEND to add Condition of Approval#5 Trail restoration shall begin within 30 days after issuance of the Conditional Use Permit. COMMISSIONER PAINTER asked if we should add to that so you specify it's for public use. COMMISSIONER SCHMITT said it's the South End Trail that's part of the Comp Plan. CHAIR ARNDT stated the City of Kodiak started out owning the entire Near Island property, there's planning going on through there since talk of the bridge in the 60's. The city has gone through multiple development plans for Near Island, they've gone through multiple rezone applications for Near Island, and the city is basically making it up as they go. Now the City of Kodiak owns it, the City Council is the one that many of these comments that were made tonight need to be addressed to. They are the ones that approve this, they are a municipality and most all of you live in the City of Kodiak. The commission looks at what is allowed in the land use plans. Many of the trails over there have haphazardly been created. The city expressed in our work session last week that their interest in looking and replacing. The city should have more than 30 days to come up with plans as to how they will do it. Lon White had stated that the city is looking at hiring a firm to come in here and basically go through the public hearings to see what the residents of the City of Kodiak are interested in doing, and as part of that is not just trails, it's potential development of that property. COMMISSIONER SCHMITT said the obvious intent is not to put a trail where a trail cannot go. Comments will be a part of the record. The idea there was a trail going to the South End that has been destroyed in some sections and they need to restore so people can get from point A to point B. Glen Melvin stated there's been quite a bit of discussion about bringing these trails back to life. They can't go where they were before, they need to be altered. We walked the site and looked at some potential alternate routes that made sense. He can't speak for the council but he knows that we have always supported fixing up what we've broken and that's been the intent. The operators are on board with this too but we need their support because it's really their quarry right now. We need to get up into those areas to do that. He can't commit to say they would do it but he knows we've talked about it and it's been very positive. COMMISSIONER SCHMITT MOVED TO AMEND to Condition #5 to read "trail restoration and/or relocation shall begin before the next construction season". Brief discussion of oversight, obvious planning and effort, public comment, 30 days too short for public input and trails committee, berms, and replanting of vegetation. 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 11 of 16 CONDITIONS OF APPROVAL 1. Gravel extraction shall be limited to the t 9.2 acre site identified on the survey provided for Case No. 16-001. Any further expansion of the extraction area into C-Conservation zoned land shall require a new Conditional Use Permit. 2. A six (6) foot tall chain link fence shall be constructed along the top of all completed benched areas on the eastern boundary of the site. Such fencing shall be constructed within thirty (30) days of completion of a benched area. 3. To deter entry by the general public, signs prohibiting entry by unauthorized personnel shall be posted along the eastern boundary of the site. Spacing between signs shall be 400' or less. 4. Upon material exhaustion, the benched areas around the perimeter of the site shall be allowed to naturally revegetate to create a buffer between the site and the adjacent C-Conservation zoned land. 5. Trail restoration and/or relocation shall begin before the next construction season. FINDINGS OF FACT 1. The site is situated between an existing quarry site (zoned I-Industrial) and vacant land zoned C-Conservation. The defined boundary, engineered benching, and requirement for natural revegetation will ensure preservation of the value, spirit, character, and integrity of the surrounding area. 2. This conditional use satisfies all requirements of the C-Conservation zoning district. 3. This gravel extraction site will not be harmful to the public health, safety, convenience, or comfort. All materials will be extracted in accordance with an engineered design. The required construction of fencing along the top of benched areas and posting of signs prohibiting entry by unauthorized personnel will further ensure public safety is protected. 4. The site fulfills all engineering requirements. The conditions of approval further ensure sufficient setbacks, buffers, and other safeguards are provided. 5. This site is specifically located and designed to provide an expanded level area to accommodate future expansion of adjacent City of Kodiak harbor facilities. ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY ROLL CALL VOTE ON MOTION AS AMENDED CARRIED UNANIMOUSLY COMMISSIONER SCHMITT MOVED to add a Condition of Approval #6 Any overburden presently outside the+or—9.2 acre parcel shall be removed before the next construction season. Director Pederson agreed with COMMISSIONER SCHMITT'S wording of the motion Brief discussion In response to CHAIR ARNDT'S inquiry regarding whether anything was said about the overburden was going to be removed, Glen Melvin said he doesn't recall anything being mentioned saying it would be removed. It is actually a part of the design element of the quarry, that overburden is placed behind the fence. It's part of the construction, it's the way they've been proceeding so far. His thought is that it can be shaped and he thinks Brechan has done a good job at shaping it. They reseeded and it will grow. From Melvin's perspective it's an element of the design and it was done for a purpose in the design. Lon White stated the top soil as it's currently been shaped and he's had comments from folks that actually had some benefit. If you want to walk the trail and not see any industrial area or development or fence line there's already a new trail along the back edge of the fill so you stay in a natural habitat and visually unimpaired by development. You also have the opportunity to walk in front of it along the fence line to get a bird's eye view of the harbor and shipyard. For photo opportunities you can walk up and over the top of that hill and get a nice viewpoint for taking pictures without a fence line in it. 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 12 of 16 Brief discussion. ROLL CALL VOTE ON MOTION FAILED UNANIMOUSLY COMMISSIONER SCHMITT MOVED TO AMEND Condition of Approval#3 to add "Signs shall be placed within 30 days after issuance of the Conditional Use Permit. During discussion Director Pederson agreed with the wording of the motion. Discussion of the need for land, the Near Island Comprehensive Plan, development going on outside of the boundary for 5 years, and attending City Council meetings. ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY CHAIR ARNDT called a 5 minute recess. CHAIR ARNDT reconvened the meeting. C) Amending the Mobile Home Park Standards of KIBC Title 17 (Zoning). An ordinance amending KIBC Chapters 17.115 (Mobile Home Parks), 17.80 (R2-Two-Family Residential District), 17.85 (R3-Multi-Family Residential District), and 17.90 (B-Business District) to revise and update the standards for Mobile Home Parks in the Borough. The applicant is the Kodiak Island Borough. The location is Borough-wide and the zoning varies. Director Pederson stated you have the memorandum dated August 60' staff report highlighting the summary of the significant changes. Staff recommends approval and to forward to the assembly for their approval. COMMISSIONER CROW MOVED to recommend the Assembly of the Kodiak Island Borough approve the ordinance amending Chapters 17.115, 17.80, 17.85, and 17.90 KIBC to revise, update, and modify the zoning requirements for mobile home parks, and to adopt the findings of fact in the August 6, 2015 staff report as findings of fact for this code amendment. Close regular meeting & open public hearing: Tim Schapland stated you have about 3 months of hard work, countless hours of labor amongst hundreds of people that have put in a lot of effort to try to get some changes made to help our community and better our living situation for those a little less fortunate than everyone else. He strongly urged the commission to approve this. It doesn't solve the problem but it does become an intrical part of the pieces of puzzle of our community to keep our community viable. He thanked the commission for their time and all their effort. Judi Kidder echoed the sentiments of Schapland. The commission has done an astounding amount of work during the last few months, staff and the commission and we truly appreciate all the efforts made. She supports this. There will be some other things that come out of this if you approve it to R2; it means some of the other parks that are non-conforming could come into compliance with some of the changes you are making. It's another piece of the puzzle but there's still a long way to go and a lot of pieces missing but it's coming together with every step you make. She thanked the commission. Barbara Cobban also thanked the commission for all their hard work. She's been reviewing the packet and all the changes to the ordinances are really good. She thanked the commission. Teri Storch stated when she saw this it said Community Development Department and wondered if it was affiliated with the Community Development Corporation in Palmer. She has a letter from the Community Development Corporation in 2010 saying they were going to help her with the senior access program and she just wondered if there's a statute of limitations on how long they have to start the work on that. She just gave up and applied all over. She wonders if it's going to be another 5 years before she can get her trailer into compliance. She thanked the commission. Close public hearing & open regular meeting: 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 13 of 16 COMMISSIONER PAINTER MOVED TO AMEND the definition portion of 17.115.010, to strike "single story" and leaving structure where it says a mobile home means a single story structure. Discussion about mobile homes not meeting the some of the mobile homes that exist now may not have been or are meet the current standards. COMMISSIONER CROW MOVED TO AMEND it read "mobile home means a structure such as those which are constructed in accordance with 24CFR, Part 3280." Discussion of those mobile homes coming out of Jackson's aren't built to these standards. In response to COMMISSIONER SCHMITT'S inquiry of the concern if we also have health and safety concerns as well and his understanding of the standards would include things like plumbing, electrical, ground fault interrupters, bathroom, kitchen, and he'd hate to have a mobile home moved that didn't meet the current 24CFR-3280 and then have someone die as a result of something that happens, Director Pederson stated you could do this either way; the definition is in there by reference and in his mind you've dealt with amendments in Chapter 17.140 with specifically allowing mobile homes displaced of the change of land use to be relocated in the existing parks. In the course of discussion we've identified that Rasmussen's was a park they may relocate to or the expanded Rasmussen's. He thinks the legislative intent is as what we've talked through all this issue we've covered it if you left it in, he doesn't think it's our intent at all to and we've said in written form that mobile homes of any age could be moved from Jackson's if there is a place we could find for them to go. That CFR was developed in the mid 70's and he's certain there are units in Jackson's that are older than that and that would not meet that standard but we are still dealing with that and letting them be moved because of the situation in our community. If you adopt the 2 amendments we can live with it and work with it the way it's written. Discussion on the wording of such as and in accordance, and CFR. FINDINGS OF FACT 1. The announced closure of Jackson's Mobile Home Park will force mobile home owners in the park to relocate their homes. Since there are limited locations for displaced mobile homes to relocate to, there may be a need for new or expanded mobile home parks in Kodiak. 2. The amendments to Chapter 17.115 KIBC are intended to ease the regulatory burdens associated with establishing a new mobile home park or expanding an existing mobile home park. 3. There is a lack of readily available land that is designated for any new mobile home park. Adding the R-2 zoning district as a possible location for mobile home parks will expand the potential number of sites. 4. The amendments to Chapter 17.115 are consistent with the Comprehensive Plan Goals and Polices related to housing and specifically, affordable housing. 5. The Planning and Zoning Commission recommends approval of the amendments to Chapter 17.115 K1BC. ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY COMMISSIONER CROW MOVED TO AMEND that number 7 be changed to 2 or more. MOTION TO AMEND FAILED DUE TO A LACK OF A SECOND Discussion re: 17.115.120, only allowing large parks, 17.115.070 Walks and clarity. COMMISSIONER SPALINGER MOVED TO AMEND to delete 17.115.070-Walks. COMMISSIONER CROW MOVED TO AMEND the motion to eliminate the one side of park street if adjacent to park street. MOTION TO AMEND FAILED DUE TO A LACK OF A SECOND 8/14/2015 Planning and Zoning Regular Meeting Minutes Page 14 of 16 ROLL CALL VOTE ON MOTION TO AMEND FAILED 3-2. The noes were COMMISSIONERS SCHMITT, ARNDT, and CROW. The ayes were COMMISSIONERS PAINTER and SPALINGER. COMMISSIONER SPALINGER MOVED TO AMEND 17.115.040-Plan Review under 28 to read "Plans for drainage, solid waste disposal, and lighting shall be submitted by the owner. Sewer, water, and roads for the mobile home park shall be prepared by a registered engineer." During discussion it was mentioned that the borough has discussed for many years that the borough needs to do a drainage plan and tie into it, and there are no drainage engineers in Kodiak. COMMISSIONER PAINTER MOVED TO AMEND Plans for drainage, solid waste disposal, and lighting shall be submitted by the owner. Plans for sewer, water, and roads for mobile home parks shall be prepared by a registered engineer. All such plans shall be reviewed and approved by the Engineering and Facilities Department prior to construction of the mobile home park. ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY ROLL CALL VOTE ON MOTION TO AMEND CARRIED UNANIMOUSLY ROLL CALL VOTE ON MOTION AS AMENDED CARRIED UNANIMOUSLY OLD BUSINESS A) Tract R-2, Killarney Hills Subdivision Planning Discussion Update Director Pederson stated we've received 2 proposals and the lower bid was DOWL Engineers. The borough manager has directed Pederson to work with Engineering and Facilities Director to prepare the professional services contract for moving forward with the wetlands delineation. In response to COMMISSIONER SCHMITT'S inquiry of when that may be happening, Pederson stated sometime before October. B) Recreational Vehicle Park Code Discussion and Related Information NEW BUSINESS COMMUNICATIONS A)July Planning and Zoning Commission Results Letters B) Email and Attachment Re: Complaint Code C) KIB Letter Re: Chickens D) Email and Attachment Re: KAT Information COMMISSIONER SCHMITT MOVED to accept communications as presented. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY REPORTS A) Meeting Schedule: • September 2, 2015 special work session at 6:30 p.m. in the KIB Conference Room • September 9, 2015 work session at 6:30 p.m. in the KIB Conference Room • September 16, 2015 regular meeting at 6:30pm in the Assembly Chambers B) Abbreviated & Final Approvals—Subdivisions Case S15-002 Abbreviated Plat Procedure C) Minutes of Other Meetings CHAIR ARNDT MOVED to accept reports as presented. VOICE VOTE ON MOTION 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 15 of 16 CITIZEN COMMENTS Local number: 486-3231 Toll Free number: 855-492-9202. Limited to 3 minutes per speaker. Tim Schapland thanked everyone for their hard work, patience, and doing your due diligence trying to get the codes changed before we create more problems in the neighborhood. STAFF COMMENTS Director Pederson stated he will be out of town on for the September 9th packet review. Jack Maker thanked COMMISSIONER SCHMITT'S comment about the dog and he'll try to work his pictures in with all his staff reports. COMMISSIONER COMMENTS Kyle Crow said he's really grateful to be here and participate in this. It was a little tougher tonight. The items he submitted on the suggested code changes, the email attachments for the complaint code, does that keep going forward and stay in the queue? It doesn't just get buried in old minutes and gone and done. He wants to make sure that stays in the queue. Scott Arndt stated Maria has done some too and as we work through the others we'll add to the list. He doesn't look at it as going away. Kyle Crow said it will go into a binder or folder so when it's time we can go through them and prioritize. Maria Painter stated we're still moving forward to try to come up with ideas for low cost housing; one of the things that Scott Arndt was presenting was the RV Park proposal review. First will be RV and then next will be the Accessory Dwelling Unit so what it does is it allows affordable housing in nicer areas for people and there (hopefully) will be smaller units all over town. She doesn't know the particulars but she proposed something that will come up after the RV Park issue. We're still working on various items. ADJOURNMENT COMMISSIONER SPALINGER MOVED to adjourn. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY CHAIR ARNDT adjourned the meeting at 10:10 p.m. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION By: k Scott Arndt, Chair ATTEST f �y �l.AhlivJ COQ C.hG�.� By: . Sheila Smith (For Jenny Clay) APPROVED: November 18, 2015 8/19/2015 Planning and Zoning Regular Meeting Minutes Page 16 of 16