Loading...
1968-04-24 Regular MeetingPLAAIIMIG AND ZONING MIUSSION JOrciT P;liTrNG WITH ASSU-IBLY AND EOUiQUC DEVELOPkEgT AND PLAIZMiG M24I'PTEL'' April 24. 1968 I CALL M ORDER The meeting was called to order at 7e45 p.m. in the Magistrate's Courtroan, Donnelley Building, Kodiak, Alaska,,by Chairman .faller. II ROLL CALL Present Absent John Ualler, Qkd=nan None Ernie Brothers Ld Haney r" Irs. With Longmire Harry I fallace John Uelch Also present; Sam Best, Borough Chairman; Doug Preston, Clerk/Treasurer; Assemblymen Jo Hajdu, Don Arndt, Jim Barr and Detty Springhill; Econani.c Develcrxnent and Planning Carsni.tteenen Dick Berg, bob Brooks, Frank Peterson, Ivor Schott, an:' Loris Simon; and Alternate ;.rail Norton,, Mayor Pete Deveau„ Hospital Board Members Btb Childs, Dr. Lob Johnson, and David 11bdlinger, Jim Stansbury, Building Inspector; Howard Keiser, Sanitarian; and approximatgly 50 people in the audience. III i.INATES OF PREVIOUS FETING - April 10, 1968 rr. Raney moved, seconded by 1dr. Brothers, that the minutes be accepted as written. I•t&ion carried by unanimous voice vote. A. Assembly - 4/18/68 B. Ordinance Camdttee _. 4/23/63 There were no canyents. r- V OLD BUSIMSS A. Decision on Request for Exception for Sanitary Fill Site at .onashka Bay. Mr. Welch suggested that a fence be oonstructeu to rTortect ir. Erwin's property - fma the site. Haaever, Ir. Dest felt that the terrain and cost would prohibit construction of such a fence. Is. Keiser, the Sanitarian, said that he would monitor the fill site. It would be compacted every other day. He has discussed the site with I•r. Cessna, the contractor, and urner the te:n.-s cf the -present contract, he would be able.to exercise considerable control over the area. Any discrepancies could be corrected before they got out of hand. An attendant will be present to supervise the operation and to collect fees fran private individuals who bring their own garbage to the dump. These stipulations are already in the contract. After further discussion, the motion made at the previous meeting to grant the exception carried by unanurcus roll call vote. The contract will be submitted to the Assembly for their approval. VI CORRESPOWE1= - PEOPLE TO BE HEARD KIBS272581 A. Plessrs. Gagnon, Hart, Hcore and Yo Regulations. Fir. Gagnon stated that the most important aspect of the regulations is to provide the best possible use of the land while staying within the bounds of good planning and the econamic ability of the people involved. The people will accept certain ideas and not others and there is no point in planning samething that the people will not accept. Concerning lot sizes, he stated that 50 foot lots might be more practical than 70 foot lots, since with the latter an individual may be paying for 20 feet that he doesn't really need. It may be wiser to plan for smaller lots, both econaracally and because there is not that much land to develop. It has been estimated that Kodiak will grow to a population of 10,000 by 1975, and that this will probably be the ultimate peak for many years. He feels that it is wiser to plan only that far ahead now, rather than as late as 2000. ivir. Hart, FHA planner, stated that FHA is very interested in the completion of Kodiak's comprehensive plan, since a zoning plan based on this overall plan will give then a better gamble on the insurability of a hare. The insurance is really on a neighborhood -as well. as the individual Ixane. It is zoning that protects individuals from being encroached on by other uses which would cause PLANNING & ZOT Jr C01,2 ESSIM MTLING •• April 24, 1963 2 a decline in the neighborhood. As land becomes less plentiful, it must be looked over carefully to determine its best possible use. Subdivision regulations are an implementing tool to provide better subdivisions and neighborhoods. It is difficult to determine how many square feet are required for various types of buildings, because it depends on their design. In Seattle 7200 square feet is standard. The question was raised as to when a rezoning should be considered. The reply was that the basic concept of zoning is for protection. The designation of certain parcels of land for certain uses is inflexible, but when change occurs over a period of tune, the growth of a community requires zoning changes. Changes should not be considered just because one individual asks for a different use of his lot. The entire area should be taken into consideration. Thh FHA representatives felt that rather than tine stringent, tight categories of residential uses--R-1, R-2, and R-3, that residential areas could incluCe all of these, since there is not that much difference in the eorcposition of the neighborhoods and the desires of the people. The roads anC sewers would be planned to accacanodate these uses. Mayor Deveau felt that R•-1 could be eliminated and duplexes should be allawed in any zone, but he did not think that three and four-plexes should be included, since they build a neighborhood of transient people. Tfirs. Hajdu thought that one overall residential zone would be a good idea, as long as the building height and setback requirements renainecl the same. Xs. Hajdu stated that the Borough is responsible for planning and zoning on an area --wide basis and that a problem exists because the zoning and building odes are too restrictive to be applied to the outlying areas. She feels that sane restrictions are manuatory, but that they should be less stringent so that they can be applied to the whole area, is. Gagnon stated that their planners would make a stiffly of the villages and see if they could come up with sane regulations which would fit theca and the City of Rodiak area. lie asked that the Borough submit a letter requesting this. offs. Hajdu stated that cir. Barr had previously suggested overlay plats for the r-- nar subdivisions which people would be required to follow if they resubdividec} their property. Nr. Hart thought there would h- no c_j oticn to laying out the major collectors. F_ B. Tr. Gagnon emphasized the importante of putting water and sewer lini_s in as soon as possible, both to preserve the health of the community, and because as time goes on, it will become that much more expensive to accomplish. He felt that Kodiak, more than any other caamuUty, should be concerned about the pollution problem because of the fishing industry here. He stated that many other canmunities are now on the verge of epidemics because people have delayed putting in adequate water and sewer systems. This can be accomplished by fornung hcprovement districts. Mr. Taylor of Bells Flats inquired about a treatment plant. Tr. Gagnon stated that one type of plant which takes care of a small area would cost about $30,000 for 400 to 500 lots. FHA requirements can be met by having City water and a septic tank. Mr. Schcon from the audience asked why a fourplex on two lots could not be permitted, rather than requiring a duplex on each lot. ir. Hart stated that under the present regulations this would be considered spot zoning, and that since the only real economy would be one common wall, he could not see a great advantage in it. I1r. ;lest thanked 11r. Gagnon, Tr. Hart, fir. Bioore and iir. Dorris for coming and for rendering their assistance. VUY F.Vaaala • • w.ui+aiy.• vwvY.r�yv • a• representatives on their presentation and introduced Mr. Ron Saroff of Developnent Research Associates, Inc. for presentation of the Economic Base and Population Study. Mr. Saroff explained that this study forecasts the future up until the year 2000. The prospects look good for a sustained growth for 30 years. There should be increased jobs and population. KIBS272582 Mr. Saroff reviewed the growth pattern since the 1940's, when there was explosive growth caused by World ?Tar II, through the 1950's when the growth rate was slow --only 15% as compared to 190% in Anchorage --with a high out - migration rate. From 1960-67 the growth rate rose to 22%, with only a slight out -migration. The main growth occurred between 1963 and 1965. Between now and 2000 there should be a 1% in migration. The ,Lain growth rate is now PLAMING & ZONING 0111ISSICU iETING -- April 24, 1968 3 caused by the high birth rate, and not by in-reigration. This rate will gradually decrease, and is highest among the natives. The highest growth rate has taken place in the City of Kodiak and environs, and this will continue to be the case because of the most community facilities being located here, such as the water supply, harbor anddocking facilities, airport, high school, etc. The most important areas for economic growth are-. 1) Tourism, of which Kodiak now receives only 1% of the total in Alaska. This should grow to between 3% and 4% by 2000. iiore facilities and a good promotion program are needed in this area. 2) Wployment increase in the fisheries. 30% of the total Employ- ment is now provided by the processors and fishing boats, and this should grow to 60% in 2000. Diversification in the fishing industry will bring about this growth. 3) Tiupber. The tirwer industry on Afognak will produce 100 jobs. 4) Government na7 provides 25% of the total employ -rent. This will decrease as the fishing industry grows, but All still be important. The Dorough now has an estimated population of 9,000, and betcieen 24,000 and 29,000 is predicted for 2000. The Comraunity College has been included in the study, as well as the possibility of the Trident Program being located in Kodiak. The latter would offer 400 to 500 steady jobs, many with high salaries. It would also bring other goverment facilities to Kodiak. There are not goon prospects for growth in minerals. Kodiak is not mapped well for minerals, but there is little evidence for growth. Ps far as oil is ooncernec,, :Ir. Saroff spoke to several sources which perform drilling and seismic work, and they do not Mai much about Kodiak but feel that its develop- ment will not be imminent because of the oil cal)anies° comutmerts in other areas of the State. Iir. Chapman outlined the proposed land use plan. This is not zoning, but the predicted land use requirements based on a projected population of 23,500 in r 1999. This is nodiak°s plan for itself; and everyone's ideas should be taken into consideration. Ar. Chapman suggested that the development of the land be predicated on the soil conditions and topography ----the steep areas, swamps, shallow bedrock, etc. These factors should always be considered when builOing permits are issued. There ace 432,000 square feet of business property now available, and BSr. Chay*xuan feels that this is a rather large area, and that the rate of business property needed will probably decrease. It will probably be desirable later to have a shopping area about two miles from the present one, and the corner of dill Bay and the Cutoff was suggested as a possible location. ,Uthough there u:ill _� less of a parking problem when the Urban Renewal project is finished, it is predicted that twice as much will be needed by 1999 as is available now. Near Island and Uski Island were chosen as future industrial sites, since they are the only protected areas available for placing the required fill. Their use is predicated on the construction of a new breakwater. The industrial park concept has been suggested for Near Island, with development being accomplished in blocks of 10 to 15 acres at a time. The total cost could thus be reduced by one-third. This should provide enough area for canneries through 1999. It would be best to stay to the North side of Near Island, since there is also the possibility of the Idarine Institute locating there. The area along r' the channel a-ythe southern portion of Near Islaixi could then be used for other cannery uses such as gear storage, This would be a better use for the channel area than canneries since it is near resiaential areas. KIBS272583 For light industrial use --stockpiling, the storage of heavy equipment, etc. -- there is an area near the present air strip which coulu be used, if the air strip is located elsewhere. It is undesirable to leave it where it is because of the cross wind currents which have eluaunated the possibility of obtaining funds to upgrade it. As the area develops further, there will be more undesirable influences for leaving it at the present location. one possibility would be the use of the airport at the Navy Base. however, this is undesirable because it is not as handy and because the nixing of general anCl commercial aviation is not good planning �.u� to the safety factor and because they are generally incompatible. Other possible locations for the air strip which have been considered are the south e.-id of Spruce Island, north of Ilonashka Bay, PLAImiG & Zo-tgrIG =-LrTG - April 24, 1960 A Spruce Cape, goody Island, and, Chiniak. These areas all have drawbacks, and it is felt that the best possibility would be Spruce Cape, which could provide a 2000 foot runway. A new jet runway for large jets which will be used in the future for shipping seafood will be ncecied. Probably the best possibility would be to extend the present runway by 500 feet. If the present City airport is left where it is, the possible areas for light industrial use would be Bell's Flats or other lane c�hich night be released by the :Naval Station. Mr. Chapman explaineu that in the future it might be best for tl.e large lots r- in the iionasiil:a Lay Subuivision to be re-subdavided into smaller lots since it would, he much more expensive to provide water and serer to such large lots. It would cost Drcb&iy four titaes as much to serve the larger lots. The cost of utilities will be high at any rate because of so much shallow bedrock and poor soil conditions. It is predicted that this re -subdivision will occur. nds area is well -suited for it. The areas 6esignated for multiple ci.;ellings were the hillsice of Pillar Fountain north of the business district and behind, Aleutian ;;ores to Baranof Heights. Also, an area of 20 acres near Potato Patch Lake was aesignateu for this us--. 10% to 20% of the housing throughout fdlaska is provided'. by trailers, and this will account for 9% of Kodiak's housing. Al hough sane mobile hone courts have acquired a bacl rlaae because they were constructeu without adequate planning and have not been auequately maintained, they can be an asset to the oonmunity if large enough areas are useu which are well -screened and well -planned with suitable play areas. They fill a uefinite need for low-cost housing. An area tccaard Spruce Cape was outliner: for this t_urlose. A road over Pillar i9untain which would provide a rnore uirect route to Ouzinkie was suggested. It would stay outsiue of the reservoir area. For public use, an area of 5 acres around: City Hall was ean-aarkeu for a future Borough/City complex. A national park site at the Erskine House would provide r— the historical focal point for the camuni.ty. It is projected that a total of 60 acres will be needed: for school sites by 1999. The present ldabi School area was extended out to loth Street, south to Rezanof, and; north to idll Bay Road. It is felt that the Mill 13ay Poad area will not upgrade itself unless unless it is coverted to another use. An additional 40 acres near the present elementary school was designated for a junior elementary school site. Another school site would be located near the trailer court formerly owned by Naughton, and 12 acres has already been set aside at 1 Anashl:a Day for a school site. A park is suggested at Potato Patch Lake; and some areas close to town on the water should be set aside for ::;arks. The harbor currents have been studiea in order to deternune the best location for a sewage treatment plant, and this would be on the point beyond Alaska Transfer and would include 15 acres. Near Island, if it is not used by the Plarine Institute, could be used for residential purposes in the center, with recreation areas at the ends. or the entire area could; be used for recreation, for such purposes as the wildlife zoo, since the residential area on the mainland should be adequate through 2000. If Near Islana is used for the 11arine Institute, it could acccrmodate housing for most of the personnel involved, although not all of then. The northeast end: could be used for a fisherner.'s dock am: warehouse. If it is used for an r industrial park, a bridge would be desirable. Autever, a ferry would serve well in the meantime. A study i-rould have to be made to determine the feasibility of a high vs. a lad, level bridge across the channel. 11r. Chapman felt that a bridge to Woody and Iong Island would be prohibitive cost wise, since even a bridge to Near Island would cost in the neighborhood of two million dollars. A possible alternate site for the 1,"arine Institute would be Spruce Cape, if enough property were relinquished by the Coast Guard. The question was raised as to why the area along the shore to Gibson hove couldn't be used for more cannery sites. :r. Chafman replied that some area will be needed for additional dock and warehousing, but that more canneries could be added there if the area were suitable for fill. KIBS272584 PLAIIUNG & ZONTAiG COMISSICH I=TII?G -- April 24, 19601 5 The question was raised as to whet__er more business property would not be needecl in the Jonashka Bay area, and it was agreeeu that it probably would, if this area fully develops. However, Ix. Chapman•;:ura�:, that caution should be exer- cisad in spreading out too retch business area. BUsintss districts should be compact and suitable for one stop shopping, so that the shops can share customers. one shop for each type of goods will encourage local purchase as against catalog buying. Before any area is zoned for business, it should be given very serious thought, Teo much business area might be a hindrance rather than a help. P9r. Chapman asked what plans have been made for the Ft. Abercrombie Park, and r it was replied that the Borough does not yet have recreation pavers and that the Recreation Ccmrmttee is now beginning to make a study of recreational possibilities. Hr. Best pointed out that it will probably be the bluff lots on Ibnashka Bay which will be developed first, rather than the inland lots away from the water. C. Representatives of Various Local Organizations re Naraing of Kodiak Streets. Roger Page of the historical Society explained that our streets are not appropriately named, and that we could capitalize on our lustorical background by naming streets after people in I:odiak's history to commemorate them. Vhuen local mail delivery is institute(,, these names appearing on letters going outside would be good advertising for Kodiak. Plthougn this project would create some expenses now, in the long run it would be very beneficial to the comnunity and would help to promote the tourist industry here. Ir. Page read a proposed resolution which wouli: adopt new street names. The following representatives of various organizations then spoke in support of the resolution- Air. Nornan for the CI-omber of Ccr aerce and the American Legion; Dick Sims for the Junior Chamber of Cam erce; i'ir. 6:ndlinger for Rotary; Dr. Bob Johnson for Kodiak Daranof Productions; Airs. Harvey for the Ilillikens; Estella Layton c6or the B.P.W, Benny Benson for hhe Elks; and a letter was submitted from the Student Council since their representative, Judy Urie, had to leave the meeting earlier. These groups all feel that this is a relatively inexpensive way to promote Kodiak, and that since most of the historical buildings and sites are gone, it is one of the last ways left to preserve the history of Kodiak. Dr. r— Johnson suggested that each name could be chosen to represent a particular individual or event in history about which a story could be told. IIa_vor Deveau suggested that present-day individuals' names be used also. The Historical Society is sending letters to everyone to solicit ideas for norms. There was a discussion as to whether the street names are important as direction -finders. Air. Best suggested using an alphabetical arrangement of the names. Mrs. Harvey vial not feel that system would be helpful in Kodiak, since the streets go every which way. The lettered or numbered streets would not be changed. After further discussion, it was agreed that the resolution would be re -written by the Borough Attorney for passage at the next meeting. D. Frank Peterson re Relationship of ASCAP and Borough. iir. Peterson outlined the problems of the natives in Alaska. He stated that the main goals for helping the natives are to find jobs for them so that they will no longer need welfare, and to help them enter modern society. ASCAP, the Alaska State Carmuiity Action Program, is establishing 10 regional boards of directors, which will be established and controlled by the people themselves. one member from each caimunity on Kodiak and the Kenai. Peninsula will canprise the board to be established in P.odiak. An office called the "Caumunity Service Center" will be established here which will be able to give information to the people in the villages; will serve as a meeting place for the board; and will have a welcome center for local unemployed and transients. There will also be a child care center. Hr. Peterson solicited the support of the Borough and the City Council. He explained that so far the possible skills which could be used in our area r is the harvest of a reindeer herd which numbers about 700 head, and the establishment of a salmon industry in Karluk, which is eligible for their am industry because they are a reservation. There is $600,000 available for the program in Alaska, &A the State Board of Directors will decide how much is to be used in each region, Air. Peterson explained that in order for native groups to be eligible for grants, proposed porjects must be well -planned ahead of time. KIBS272585 A question was raised as to whether it would not be better for sae of the smaller villages to move to locations of well -established villages. 11r. Peterson was of the opinion that people usually will not leave their hone. Firs. Hajdu suggested that skills such as basket weaving should be developed, since such items usually sell well to tourists, as in the Appalachian area. PI,ALZiiG & ZOPdPIiG CGL JSSIOfi cAMIITlgG -- April 24, 1968 6 Dr. Johnson catmented that he thinks this is one of the best prograes that has been established. He praised is. Peterson's presentation and urged everyone to support the program. Mr. Peterson stated that he had already received good support from Mr. Hest and Hr. Preston. VII PI AIZJMG & STAFF ITE 6S -- None VIII AUDIINCE C(XJI EI3TS -None r- IX ADJOUR IOU - The meeting adjourned at 11:35 p.m. Respectfully submitted, hn daller, Chairman ..,Sally Fendr'c, Secretary r- r KIBS272586