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1988-04-20 Regular MeetingKODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION REGULAR MEETING - APRIL 20, 1988 7:30 p.m. AGENDA I CALL TO ORDER II ROLL CALL III APPROVAL OF AGENDA IV MINUTES OF PREVIOUS MEETINGS: Regular Meeting of March 16, 1988 V APPEARANCE REQUESTS AND AUDIENCE COMMENTS A) CASE 85-031. Request for a two (2) year extension for a previously approved variance that permitted the construction of a zero -lot -line dwelling on a lot in a R2--Two-Family Residential Zoning District that exceeds the three to one depth to width ratio on Lot 6, Block 5, Elderberry Heights 4th Addition; 1617 Lynden Way. (Scott Arndt) B) CASE 86-022. Request for a one (1) year extension for complying with two (2) conditions of approval of a previously approved conditional use permit that permitted a twenty-four (24) space recreational vehicle park to locate in a C--Conservation Zoning District on ADL 36049, commonly known as the VFW site. The applicant requests the one year extension for the conditions of approval that specified completion of Phase I within two (2) years and Phase II within four (4) years. (VFW Post r 7056/Kodiak Island Borough) IVI PUBLIC HEARINGS A) CASE 88-016. Request for an exception from Section 17.19.020 (Permitted Uses) of the Borough Code to permit a temporary fireworks sales stand to locate in a R2--Two-Family Residential Zoning District on Tract C-1, U.S. Survey 1682; 3472 Rezanof Drive East. (Les Seaton/Mike Anderson) B) CASE 88-017. Request for a conditional use permit in accordance with Section 17.17.030 (Conditional Uses) of the Borough Code to permit a temporary fireworks sales stand to locate in a RR1--Rural Residential One Zoning District on Lot 3, Block 1, Woodland Acres Subdivision; 3694 Rezanof Drive East. (Denton/Nachtweih) C) CASE 88-018. Request for a variance from Section 17.18.050(C) (Yards) of the Borough Code to permit an existing accessory building that is located five (5) feet from the rear property line, and will be remodeled into living space and connected to the existing single-family residence, to project five (5) feet into the required ten (10) foot rear yard setback in a R1--Single-Family Residential Zoning District on a Portion of Lot 18, Block 2, Leite Addition; 1515 Mission Road. (Rasmus Anderson) D) CASE 88-019. Request for the rezoning of Lot 6, Block 11; Lot 7, Block 12; and Lots 54 through 59, Block 12, Aleutian Homes Subdivision from R1--Single-Family Residential to B--Business in accordance with Chapter 17.72 (Amendments and Changes) of the Borough Code. Located at 915, 917, 1011, 1013, 1015, 1017, and 1111 Mill Bay Road and 111 Birch Street. (Peter Harris, Island Realty, Inc., Corporation of St. Vary's Parish of the Archdiocese of Anchorage, Karen Beaver, Jerome Selby) E) CASE 88-020. Request for an exception from Section 17.21.020 (Permitted Uses) of the Borough Code to permit a shelter for the homeless to locate in a B--Business Zoning District on Lot 1, Block 15, Kodiak Townsite; 411 Cedar Street. (City of Kodiak) KIBS226453 P & Z Regular Meeting Agenda - i - April 20, 1988 F) CASE S-88-004. Subdivision of Lot 7, Block 1, Kodiak Townsite Alaska Subdivision, U.S. Survey 2537B, to Lots 7A and 7B. (Island Properties, Inc.) G) CASE S-88-005. Subdivision of Lot 2C, Block 1, Woodland Acres Subdivision, U.S. Survey 1682, to Lots 2C-1 and 2C-2. (Gary and Suzanne Kutchick) 1 VII OLD BUSINESS A) CASE 88-015. Findings of Fact for a conditional use permit that permitted a single-family residence that comprises less than fifty (50) percent of the area of the structure to locate in a B--Business Zoning District on Lot 3A, Block 1, Airpark Subdivision; 1819 through 1921 Mill Bay Road. (B. Joan Hood/Charlene Chase) VIII NEW BUSINESS IX COMMUNICATIONS A) Letter dated March 24, 1988, to the Mayor and Council of the City of Kodiak from Stephen Rennell, Chairman of the Kodiak Island Borough Planning and Zoning Commission, re: A centralized community fishing gear storage area. B) Letter dated March 30, 1988, to Forrest Blau, Coordinator of the Womens Bay Comprehensive Planning Committee, from Linda Freed, re: Implementation of the Womens Bay Comprehensive Plan Update. C) Letter dated April 1, 1988, to Jerome Selby from William R. Snell, Regional Director of the Alaska Department of Transportation and Public Facilities, re: Platting Procedure Recommendations (with enclosure). r"^ X REPORTS 1{ A) Community Development Department Monthly Status Report - March 1988 XI AUDIENCE COMMENTS F XII COMMISSIONERS' COMMENTS XIII ADJOURNMENT The public is invited to attend the packet review worksession for these agenda items to be held in the Kodiak Island Borough Conference Room at 7:30 p.m. the preceding Wednesday. Minutes for this meeting are available upon request, call the Community Development Department at 486-5736, extension 256. P & Z Regular Meeting Agenda - 2 - J IgS226454 April 20, 19$8 F KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION REGULAR MEETING - APRIL 20, 1988 7:30 p.m. AGENDA ADDITIONS IX COMMUNICATIONS D) Letter dated April 7, 1988, to Terrie and Craig Johnson from Linda Freed, re: Land Use of Tract S-4A, U.S. Survey 3218 (Safeway) E) March 29, 1988 Minutes of the Womens Bay Comprehensive Planning Committee Meeting (with map). KIBS226452 Agenda Additions/Deletions - 1 - April 20, 1988 P&Z F KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION REGULAR MEETING - APRIL 20, 1988 I. CALL TO ORDER The Regular Meeting of the Planning and Zoning Commission was called to order at 7:32 p.m. by Chairman Steve Rennell on April 20, 1988 in the Borough Assembly Chambers. II. ROLL CALL Commissioners Present: Steve Rennell, Chairman Mike Anderson Jon Hartt Robin Heinrichs Tom Hendel Mary Lou Knudsen Commissioners Absent: Scott Thompson, Excused A quorum was established. III. APPROVAL OF AGENDA Others Present: Linda Freed, Director, Community Development Department Patricia Miley, Secretary, Community Development Department Others Absent: Dave Crowe, Borough Engineer Staff reported the following additions to the agenda: IX COMMUNICATIONS D) Letter dated April 7, 1988, to Terrie and Craig Johnson from Linda Freed, re: Land Use of Tract S-4A, U.S. Survey 3218 (Safeway) E) March 29, 1988 Minutes of the Womens Bay Comprehensive Planning Committee Meeting (with map). F) Update on Case 87-068 ACMP review and consistency determination (extraction activities on Sitkinak Island/Yoram Palkovitch). COMMISSIONER KNUDSEN MOVED TO ACCEPT the agenda with the additions reported by staff. The motion was seconded and CARRIED by unanimous voice vote. IV. MINUTES OF PREVIOUS MEETING COMMISSIONER ANDERSON MOVED TO ACCEPT the minutes of the March 16, 1988, Planning and Zoning Commission regular meeting as presented. The motion was seconded and CARRIED by unanimous voice vote. V. APPEARANCE REQUESTS AND AUDIENCE COMMENTS Al CASE 85-031, Request for a two (2) year approved variance that permitted extension for the construction a previously of a zero -lot -line dwelling on a lot in a R2--Two-Family Residential Zoning District that exceeds the three to one depth to width ratio on Lot 6, Block 5, Elderberry Heights 4th Addition; 1617 Lynden Way. (Scott Arndt) COMMISSIONER HEINRICHS MOVED TO GRANT a request for an additional two year extension for a previously approved variance (Case 85-031) to permit the construction of a zero -lot -line dwelling on a lot in the R2--Two-Family Residential Zoning District that exceeds the three -to -one depth -to -width ratio. Lot 6, Block 5, Elderberry Heights 4th Addition and to reaffirm the findings contained in the staff report dated May 8, 1985 as "Findings of Fact" for this case. KiBS226455 The motion was seconded and CARRIED by unanimous roll call vote. Planning & Zoning Commission 1 April 20, 1988 Minutes B) CASE 86-022. Request for a one (1) year extension for complying with two (2) conditions of approval of a previously approved conditional use permit that permitted a twenty-four (24) space recreational vehicle park to locate in a C--Conservation Zoning District on ADL 36049, commonly known as the VFW site. The applicant requests the one year extension for the conditions of approval that specified completion of Phase I within two (2) years and Phase II within four (4) years. (VFW Post 7056/Kodiak Island Borough) COMMISSIONER HEINRICHS MOVED TO GRANT the requested one year extension for complying with two (2) conditions of approval (numbers 6 and 7) for Case 86-022, subject to compliance with the remaining five (5) conditions and one (1) additional condition as follows: 8. All outdoor storage and junk, as identified by the photographs dated April 12, 1988, shall be removed from the property to an authorized place of storage or disposal within sixty (60) days from April 20, 1988. The motion was seconded and CARRIED by unanimous roll call vote. There were no further appearance requests. AUDIENCE COMMENTS: WALTER SAPP, VFW Post Commander, appeared before the Commission and requested a longer period of time to comply with the new condition (8). A discussion ensued amongst the Commissioners and Mr. Sapp regarding the length of time required to comply with condition number 8. The consensus was that ninety (90) days ought to be sufficient. COMMISSIONER ANDERSON MOVED TO RECONSIDER CASE 86-022. The motion was seconded and CARRIED by unanimous roll call vote. COMMISSIONER ANDERSON MOVED TO GRANT the requested one year extension for complying with two (2) conditions of approval (numbers 6 and 7) for Case 86-022, subject to compliance with the remaining five (5) conditions and one (1) additional condition as follows: S. All outdoor storage and junk, as identified by the photographs dated April 12, 1988, shall be removed from the property to an authorized place of storage or disposal by July 31, 1988. The motion was seconded and CARRIED by unanimous roll call vote. PHIL ANDERSON, quartermaster of the VFW, appeared before the Commission and expressed a desire to keep the accessory buildings that serve as bird houses on the property. Mr. Anderson noted that the VFW was interested in keeping some of the other items that might be construed as "junk," requesting some direction as to what items would be allowed to remain and what must be disposed of as "junk." A discussion ensued amongst the Commissioners, Mr. Anderson, and Community Development Department staff regarding the determination of what is or is not junk. COMMISSIONER HEINRICHS stated, "...maybe it could just be cleared up, I mean those old pickups cease to become junk when they are fixed up and in running order and I would think the bird houses cease to become junk when they are painted and the dead birds are taken out." LINDA FREED stated "and if that happens in 120 days with a building permit issued for the accessory buildings, zoning compliance issued for the accessory buildings, I would suspect that wouldn't be a problem, or whatever July 31st is. So that may be a way of dealing with it." COMMISSIONER HEINRICHS further stated, "the junk is recognizable by the staff, and if it is not junk it doesn't have to be removed." KIBS226456 Planning & Zoning Commission 2 April 20, 1988 Minutes LINDA FREED noted that COMMISSIONER HEINRICHS' comments would be included in the minutes. There were no further audience comments. VI. PUBLIC HEARINGS A) CASE 88-016. Request for an exception .from Section 17.19.020 (Permitted Uses) of the Borough Code to permit a temporary fireworks sales stand to locate in a R2--Two-Family Residential Zoning District. Tract C-1, U.S. Survey 1682; 3472 Rezanof Drive East. (Les Seaton/Mike Anderson) COMMISSIONER ANDERSON requested to be excused due to a conflict of interest. CHAIRMAN RENNELL excused COMMISSIONER ANDERSON. LINDA FREED indicated 75 public hearing notices were mailed for this case and none were returned. Staff recommended approval of this request, subject to 6 conditions of approval. Regular Session Closed. Public Hearing Opened: Seeing and hearing none. Public Hearing Closed. Regular Session Opened. COMMISSIONER HENDEL MOVED TO GRANT a request for an exception from Section 17.19.020 of the Borough Code to permit a temporary fireworks sales stand to locate in a R2--Two-Family Residential Zoning District on Tract C-1, U.S. Survey 1682, subject to the conditions of approval outlined in the staff report dated March 31, r 1.988, and to adopt the findings contained in the staff report dated March 31, 1988, as "Findings of Fact" for this case. The motion was seconded and CARRIED by majority roll call vote. Commissioner Rennell voted "no." CONDITIONS OF APPROVAL: 1. The sale of fireworks shall be discontinued at this location by July 6, 1988. 2. The use and structure shall be removed from the lot by Thursday, July 7, 1988. 3. Provide a copy of the required State of Alaska "Permit for the Sale of Salable Fireworks." 4. Agree to place "No Smoking within 250 feet" and No Fireworks to be Discharged within 250 feet" signs on the premises. 5. Agree to provide a trash receptacle on the premises for the use of patrons. 6. The exception shall be valid only until July 7, 1988. FINDINGS OF FACT 1. That the use as proposed in the application, or under appropriate conditions or restrictions, will not (A) endanger the public's health, safety or general welfare, (B) be inconsistent with the general purposes and intent of this title and (C) adversely impact other properties or uses in the neighborhood. A. It appears that the proposed use will not endanger the public's health, safety or general welfare. Fireworks sales have previously occurred at this location and departmental files do not indicate that these sales have posed any danger to the public health, safety or welfare. Additionally, the use is temporary in nature and the KIBS226457 Planning & Zoning Commission 3 April 20, 1988 Minutes applicant will obtain a permit to sell fireworks from the Office of the State Fire Marshal. Lastly, the applicant agrees to comply with the conditions attached to all fireworks stands, as follows: 1. The sale of fireworks shall be discontinued at this location by July 6, 1988. 2. The use and structure shall be removed from the lot by Thursday, July 7, 1988. 3. Provide a copy of the required State of Alaska "Permit for the Sale of Salable Fireworks." 4. Agree to place "No Smoking within 250 feet" and No Fireworks to be Discharged within 250 feetifsigns on the premises. 5. Agree to provide a trash receptacle on the premises for the use of patrons. 6. The exception shall be valid only until July 7, 1988. B. The proposed use will be consistent with the general purposes and intent of Title 17 and with the specific description and intent of Chapter 17.19, the R2--Two-Family Residential Zoning District because the proposed use will not be a permanent retail sales outlet and also because the Kodiak Island Borough Assembly specifically exempted Article 78 of the 1982 Uniform Fire Code when it adopted this Code on June 6, 1985. Article 78 forbids the sale of fireworks. C. The proposed use does not appear to adversely impact other properties in the area because the location of the stand on the lot is approximately 400-feet away from the nearest residence, at least 250-feet from the church on Tract B-1 and because other surrounding properties are undeveloped. A site inspection did not indicate that conditions in the area have substantially changed from last year. Further, adequate off-street parking is available and previous fireworks sales at this location have not generated any complaints from surrounding property owners of which staff is aware. COMMISSIONER ANDERSON returned to the Planning and Zoning Commission. B) CASE 88-017. Request for a conditional use permit in accordance with Section 17.17.030 (Conditional Uses) of the Borough Code to permit a temporary fireworks sales stand to locate in a RR1--Rural Residential One Zoning District on Lot 3, Block 1, Woodland Acres Subdivision; 3694 Rezanof Drive East. (Denton/Nachtweih) LINDA FREED indicated 31 public hearing notices were mailed for this case and none were returned. Staff recommended approval of this request, subject to 6 conditions of approval. Regular Session Closed. Public Hearing Opened: GUY DENTON appeared before the Commission to answer any questions the Commission might have concerning this request. Public Hearing Closed. Regular Session Opened. COMMISSIONER HEINRICHS MOVED TO GRANT a request for a conditional use permit in accordance with Section 17.17.030 of the Borough Code to permit a temporary fireworks sales stand to locate in a RR1--Rural Residential One Zoning District on Lot 3, Block 1, Woodland Acres Subdivision, subject to the conditions of approval outlined in the staff report dated March 31, 1988, and to adopt the findings contained in the staff report dated March 31, 1988, as "Findings of Fact" for this case. The motion was seconded and KIBS226458 Planning & Zoning Commission 4 April 20, 1988 Minutes CARRIED by majority roll call vote. Commissioner Rennell voted "no." CONDITIONS OF APPROVAL: 1. The sale of fireworks shall be discontinued at this location by July 6, 1988. j^ 2. The use and structure shall be removed from the lot by Monday, July 7, 1988. 3. Provide a copy of the required State of Alaska "Permit for the Sale of Salable Fireworks." 4. Agree to place "No Smoking within 250 feet" and No Fireworks to be Discharged within 250 feet" signs on the premises. 5. Agree to provide a trash receptacle on the premises for the use of patrons. 6. The exception shall be valid only until July 7, 1988. FINDINGS OF FACT 1. That the conditional use will preserve the value character and integrity of the surrounding area. The proposed use will preserve the value, spirit, character and integrity of the surrounding area because the lots are physically separated from other property by road rights -of -way, distance and wooded areas. Two of the four surrounding lots are vacant. Further, adequate off-street parking is available and previous fireworks sales at this location have not generated any complaints from surrounding property owners that we are aware of. 2. That the conditional use fulfills all other requirements of this chapter vertainine to the conditional use in question_ The proposed fireworks stand will fulfill all other requirements of the RR1--Rural Residential One Zoning District such as setbacks and the applicant will obtain a permit to sell fireworks from the office of the State Fire Marshall. 3. That granting the conditional use permit will not be It appears that the proposed use will not endanger the public's health, safety, convenience or comfort. Fireworks sales have previously occurred in this area and departmental files do not indicate that these sales have posed any danger to the public health, safety or welfare. Lastly, the applicant agrees to comply with the conditions attached to all fireworks stands, as follows: A. The sale of fireworks shall be discontinued at this location by July 6, 1988. B. The use and structure shall be removed from the lot Thursday, July 7, 1988. by C. Provide a copy of the required State of Alaska "Permit for the Sale of Salable Fireworks." D. Agree to place "No Smoking within 250 feet" and No Fireworks to be Discharged within 250 feet' signs on the premises. E. Agree to provide a trash receptacle on the premises for the use of patrons. F. The exception shall be valid only until July 7, 1988. KIBS226459 Planning & Zoning Commission. 5 April 20, 1988 Minutes 4. That sufficient setbacks, lot area, buffers or safeguarre being provided to meet the conditions li subsectionsdsaA throueh C of this sectinn_ Because the location of the fireworks stand is adequately separated from nearby property and two of the four surrounding lots are vacant provision of additional buffers or other safeguards are not necessary in this instance. The sale of fireworks is also a temporary use with no lasting impacts that would require additional safeguards. C) CASE 88-018. Request for a variance from Section 17.18.050(C) (Yards) of the Borough Code to permit an existing accessory building that is located five (5) feet from the rear property line, and will be remodeled into living space and connected to the existing single-family residence, to project five (5) feet into the required ten (10) foot rear yard setback in a R1--Single-Family Residential Zoning District on a Portion of Lot 18, Block 2, Leite Addition; 1515 Mission. Road. (Rasmus Anderson) LINDA FREED indicated 60 public hearing notices were mailed for this case and 1 notice, representing two property owners was returned, opposing this request. Also, Donna Schmelzenback delivered a letter to the Community Development Department on April 20, 1988, requesting that the letter be read into the record. Staff recommended approval of this request. Regular Session Closed. Public Hearing Opened: Seeing and hearing none. Public Hearing Closed. Regular Session Opened. CHAIRMAN RENNELL read Ms. Schmelzenback's letter of opposition to the request into the record. A discussion ensued amongst the Commissioners, with input from Community Development Department staff, regarding the history of this property. COMMISSIONER HEINRICHS noted that he had difficulty with staff's finding regarding the "exceptional physical circumstances or conditions applicable to the property or intended use of development, which generally do not apply to other properties in the same land use district." Staff found that the "exceptional physical condition applicable to the intended use of development in this case is the location of the existing accessory building, five (5) feet from the rear property line. Any use of this existing building for residential purposes would require a variance." COMMISSIONER HEINRICHS stated that he was concerned that variances would become a tool for converting accessory buildings into homes. COMMISSIONER KNUDSEN stated that she had difficulty with staff's finding "that actions of the applicant did not cause special conditions or financial hardship from which relief is being sought by the variance." Staff found that "actions of the applicant have not caused the conditions from which relief is being sought by a variance. The variance will be decided prior to conversion of the accessory building to living space." COMMISSIONER KNUDSEN noted that actions of the applicant created the difficulty as the applicant built the accessory building, and, therefore, caused the reason for the requested variance. COMMISSIONER HEINRICHS asked CHAIRMAN RENNELL if he could ask the applicant a few questions. After receiving the Chair's approval, a discussion ensued amongst the Commissioners, with input from Community Development Department staff, and Mr. Anderson regarding this request. KIBS22646� COMMISSIONER HEINRICHS MOVED TO GRANT a request for a variance from Section 17.18.050(C) of the Borough Code to permit an existing two Planning & Zoning Commission 6 April 20, 1988 Minutes story accessory building that is located five (5) feet from the rear property line to be converted into living space and to project five (5) feet into the required ten (10) foot rear yard setback in a R1--Single-Family Residential Zoning District on a Portion of Lot 18, Block 2, Leite Addition, subject to the following condition: "The existing single-family residence will be removed and the addition to the accessory building must comply with the rest of the setback requirements prior to issuance of a certificate of occupancy for the new single-family residence." The motion was seconded and FAILED by a tie vote. Commissioners Hartt, Knudsen, and Rennell voted "no." Findings of Fact for this case were deferred to the end of the agenda. D) CASE 88-019. Request for the rezoning of Lot 6, Block 11; Lot 7, Block 12; and Lots 54 through 59, Block 12, Aleutian Homes Subdivision from R1--Single-Family Residential to B--Business in accordance with Chapter 17.72 (Amendments and Changes) of the Borough Code. Located at 915, 917, 1011, 1013, 1015, 1017, and 1111 Mill Bay Road and 111 Birch Street. (Peter Harris, Island Realty, Inc., Corporation of St. Mary's Parish of the Archdiocese of Anchorage, Karen Beaver, Jerome Selby) LINDA FREED indicated 294 public hearing notices were mailed for this case and 3 were returned, 2 stating "no objections" and 1 opposing this request. Staff recommended denial of this request. Regular Session Closed. Public Hearing Opened: CRAIG JOHNSON, a real estate broker representing at least two property owners, appeared before the Commission and expressed support for this request. Mr. Johnson noted that Mill Bay Road's long term trend was towards business development and that financing could be obtained for residences within business districts. Mr. Johnson read a letter from Vicki Case, Branch Manager of City Mortgage Corp., that stated in part "our decision to close such a loan would be of course based on ... the present and proposed highest and best use of the property. If the area indicates a trend toward transition to business use then we would probably decline to place any type of a mortgage on the property. If highest and best use is of residential and no trends are indicated or present then we would be happy to accept the property as collateral..." A discussion ensued amongst the Commissioners, and Mr. Johnson regarding the rezoning proposal. It was noted that a better rezoning proposal would include the telephone company and the Mason's property along Mill Bay Road. Mr. Johnson stated that he would prefer a definitive vote on this request at this meeting, rather than to have the request tabled for another public hearing at the next Planning and Zoning Commission regular meeting. PHIL ANDERSON, 316 Maple, appeared before the Commission and expressed opposition to this request. Mr. Anderson noted that this was a "spot" zoning request and that public use lands existed right across the street, that there are already problems with traffic in the area and that granting this request would only increase these problems. Mr. Anderson also stated that this request was "strip" zoning and that Mill Bay Road had become a 200 foot wide business district for several miles. TOBY COOK, owner of Lot 58, Block 12, Aleutian Homes Subdivision, appeared before the Commission and expressed support for this request. Mr. Cook stated that this property is transitional to business development and therefore not desirable as residential property. Mr. Cook concurred that traffic was bad on Mill Bay Road stating that initially the rezone request would have no impact on the existing traffic problems, but that the rezone to business would accelerate improvements and traffic patterns along Mill Bay Road, suggesting that an overpass might be built to handle KIBS226461 Planning & Zoning Commission 7 April 20, 1988 Minutes pedestrian traffic from the schools across Mill Bay Road to Birch Street. Mr. Cook read a letter into the record from Joyce Gregory, FedAlaska Credit Union, supportive of the proposal; and noted that he had been in communication with Sam Graber and that Mr. Graber wanted all of the lots in his ownership in Block 12, Aleutian Homes Subdivision, included in the rezoning request. Mr. Cook suggested that the rezone area could be expanded to go from Lot 40, Block 12 to the old Harvester Building, which is adjacent to business zoned property (Allman Addition). A discussion ensued amongst the Commissioners and Mr. Cook, regarding the new homes on Mill Bay Road. Mr. Cook stated that they would make good professional office space and that the need to expand the downtown business district is recognized and that this area would be a good place to establish services related to downtown. In response to a question by COMMISSIONER HEINRICHS, Mr. Cook stated that he would prefer this rezone request be forwarded to the Kodiak Island Borough Assembly, but his second choice would be to have the rezone request tabled and staff instructed to investigate a larger rezoning request in this area, that he would prefer the request tabled rather than denied. BRYCE GORDON appeared before the Commission and stated that there was a lot of traffic in this area, that one way to deal with the problem of residential next to business was to rezone the whole of Mill Bay Road to business and develop a comprehensive plan for the area which would provide for a buffer zone and the rerouting of the current traffic patterns in the area. ROBERT GRAY, owner of Lot 42, Block 12, Aleutian Homes Subdivision, appeared before the Commission and expressed support for this request, but stated that he did not want his lot included in the business zoning though he would consider a rezoning to R2. I PHIL ANDERSON reappeared before the Commission and expressed opposition to this request. Mr. Anderson noted that Mill Bay Road was too narrow to provide adequate off-street parking for business uses and that traffic accidents which occur now would only increase if this rezoning request was allowed. Public Hearing Closed. Regular Session Opened. A discussion ensued amongst the Commissioners regarding this rezone request. The Commissioners concurred that this is a logical place for business zoning in the future, but that a comprehensive development plan needed to be presented that addressed how off-street parking requirements would be met, how traffic pattern alternatives would be effected (e.g., centralized parking areas), and that the rezone area needed to be comprehensive and contiguous, leaving no pockets of residential districts (R1) in the midst of business districts. COMMISSIONER ANDERSON MOVED TO TABLE Case 88-019 for another public hearing at the May regular meeting. The motion was seconded. A voice vote was taken and subsequently a roll call vote. The motion FAILED by a tie roll call vote. Commissioners Heinrichs, Knudsen, and Rennell voted "no." COMMISSIONER HENDEL MOVED TO RECOMMEND that the Kodiak Island Borough Assembly approve the rezoning of Lot 6, Block 11; Lot 7, Block 12; and Lots 54 through 59, Block 12, Aleutian Homes Subdivision from R1--Single-Family Residential to B--Business in accordance with Chapter 17.72 of the Borough Code. The motion was seconded and FAILED by unanimous roll call vote. Commissioners Anderson, Hartt, Heinrichs, Hendel, Knudsen, and Rennell voted "no." COMMISSIONER HEINRICHS MOVED TO ADOPT the findings contained in the staff report dated April 11, 1988 as "Findings of Fact" for this case, adding 1(G) as follows: The proposal leaves two properties KIBS226462 in the R1 Zoning District even though they are currently used for Planning & Zoning Commission 8 April 20, 1988 Minutes F F r business activities. The motion was seconded and CARRIED by unanimous roll call vote. A discussion ensued amongst the Commissioners. The consensus was that the applicants needed to present another proposal at a Planning and Zoning Commission worksession so that the applicants and the Commission could plan together for a rezoning of Mill Bay Road properties to business that would address the concerns of the community. FINDINGS OF FACT 2. as to the Need for a Chanrze or A rezone from R1--Single-Family Residential to B--Business is not needed or justified because the B--Business Zoning District permits development that: A. does not conform to the comprehensive plan; B. is not suitable for the lots in question given the lot sizes, widths, and placement of existing structures; C. will be incompatible with existing single-family residences on adjoining properties; D. will create 5 nonconforming land uses; E. is not in keeping with recent development trends along Mill Bay Road; F. will exacerbate existing parking, access, and traffic safety problems along Kodiak's business roadway and a major intersection; and G. The proposal leaves two properties in the R1 Zoning District even though they are currently used for business activities. as to a change or Amendment would have on A rezone to B--Business is inconsistent with the objectives of the comprehensive plan which identifies this area for Medium Density Residential Development. E) CASE 88-020. Request for an exception from Section 17.21.020 (Permitted Uses) of the Borough Code to permit a shelter for the homeless to locate in a B--Business Zoning District on Lot 1, Block 15, Kodiak Townsite; 411 Cedar Street. (City of Kodiak) LINDA FREED indicated 88 public hearing notices were mailed for this case and 5 were returned, 1 in favor, 1 concerned about parking, and 3 opposing this request. Staff recommended approval of this request, subject to 4 conditions of approval. Regular Session Closed. Public Hearing Opened: DONNA WHITMAN, a member of the Board of Directors for the homeless shelter, appeared before the Commission and expressed support for this request. Ms. Whitman urged conceptual approval of the shelter, stating that the shelter needs to be close to downtown as the users usually do not have vehicles, and that the shelter would be well regulated, clean and safe for any person. Responding to a question from COMMISSIONER ANDERSON, Ms. Whitman stated that this site had been selected as the permanent site; that the Board is looking for funding for a permanent structure to be located on this site; but, in the interim, the Board is looking for temporary shelter space while the permanent shelter is developed. Planning & Zoning Commission KIBS226463 9 April 20,_r5F8-Minutes ALAN SKAW appeared before the Commission and expressed opposition to this request. Mr. Skaw stated that the community needed to provide a shelter for the homeless, but that this site was too close to the teen center and library and would create a hazard for the many children that utilize the center and library. Mr. Skaw suggested locating the homeless shelter near the boat harbor. TOBY COOK, Island Realty at 415 Cedar, appeared before the Commission and expressed no opposition to the homeless shelter being located at this site. Mr. Cook stated there was a problem with Cedar Street being in an unfinished condition at present and that the traffic increase would require road improvements. BRIAN CONNORS, a member of the Board of Directors for the homeless shelter, appeared before the Commission and expressed support for this request. Mr. Connors stated that Kodiak needs a shelter for the homeless and that the shelter site, as proposed, would be ideally located near emergency medical services (the fire department), that its proximity to the City's police station would limit opportunities for criminal activities, and that the shelter needed to be located in the downtown core area where the homeless are. Mr. Connors also noted that the public's image of a homeless person/family does not relate to the statistics concerning homeless people; most homeless in the nation are people like you and me, who have experienced financial crises and are left without the resources to provide for food, shelter, and clothing. COMMISSIONER HEINRICHS asked how the shelter's board would address the real issues that face a residential community, with vested interests in their community, when a concentration of persons with no vested interest in the community is located in their neighborhood. BRIAN CONNORS responded that the shelter would operate with a firm set of rules and regulations that must be adhered to. These rules and regulations would include (1) no drugs on the premises, (2) no alcohol on the premises, and (3) no inebriated persons allowed. GARY URBAN, on his own behalf, appeared before the Commission and expressed opposition to this request. Mr. Urban suggested that the homeless shelter's rules and regulations be presented prior to voting on this request. DONNA RUSCH, resident manger of the Community Baptist Church's homeless shelter, appeared before the Commission and expressed support for this request. Ms. Rusch stated that the Church's shelter housed 11 persons last week, and that the Church runs a daycare center in close proximity to the homeless shelter and that no problems have been experienced as a result of this exposure. COMMISSIONER HEINRICHS stated that the Commission's decision was a land use decision and that the Commission needed to determine if this activity was appropriate to this zoning district. COMMISSIONER HEINRICHS inquired of Community Development Department staff of the status of Lot 2, Block 7, New Kodiak. LINDA FREED responded that the zoning was identical for the two lots. ALAN SKAW reappeared before the Commission and expressed opposition to this request stating that he was concerned about kids being exposed to this element of society. Public Hearing Closed. Regular Session Opened. KIBS226464 COMMISSIONER HENDEL stated that he lived across the street from the Community Baptist Church, that he believed there was a public misconception regarding people that are homeless and in need of shelter, and that he had experienced no adverse affects from his close proximity to the Church's homeless shelter. COMMISSIONER HEINRICHS stated that the real issues behind the emotional issues need to be addressed, such as what it means to Planning & Zoning Commission 10 April 20, 1988 Minutes have an area set aside as a residential refuge and then later introducing non -vested interests into this same residential refuge. COMMISSIONER KNUDSEN stated that the teen center and library were already used by the homeless in this community, that last year the teen center was used as a showering place, and that the library already accommodates the homeless with no pronounced problems. COMMISSIONER KNUDSEN stated that she thought the proposed site was a good land use. CHAIRMAN RENNELL noted that there were no walls or fences around residential areas in this community as yet. A discussion ensued amongst the Commissioners, with input from Community Development Department staff, regarding the wording and intent of conditions of approval numbers 3 and 4. COMMISSIONER ANDERSON MOVED TO GRANT conceptual approval for an exception to Section 17.21.020 of the Borough Code to permit a shelter for the homeless to locate in a B--Business Zoning District on Lot 1, Block 15, Kodiak Townsite, subject to the conditions of approval outlined in the staff report dated April 12, 1988, and to adopt the findings contained in the staff report dated April 12, 1988, as "Findings of Fact" for this case. The motion was seconded and CARRIED by majority roll call vote. Commissioners Hartt and Heinrichs voted "no." CONDITIONS OF APPROVAL ]. The specific location of the shelter on the site will be established through the zoning compliance and building permit processes. r 2. The vacation and replat of Lots 120 through 129, Block 10, I Erskine Subdivision, U.S. Survey 562; Lots 1 through 4, Thorsheim Subdivision, U.S. Survey 2537B; and Block 15, Kodiak Townsite, U.S. Survey 2537B (Case S-84-019) shall be filed prior to issuance of a certificate of occupancy for the shelter. 3. The overall parking plan for this facility and adjoining City of Kodiak facilities (jail, fire station, police station, library, and teen center) is revised to eliminate all spaces within the Cedar Street right-of-way and redesigned so that all spaces have adequate maneuvering room, adequate aisle widths, correct space dimensions, and do not interfere with power pole down guys. The existing fencing shall also be removed. 4. All required off-street parking shall be provided prior to issuance of a certificate of occupancy for the shelter unless a parking variance is first granted by the Kodiak Island Borough Planning and Zoning Commission. FINDINGS OF FACT 1. That the use as proposed in the application, or under appropriate conditions or restrictions, will not (A) endanger the public's health, safety or general welfare, (B) be inconsistent with the general purposes and intent of this title and (C) adversely impact other properties or uses in the neighborhood. A. It appears that the proposed use will enhance rather than endanger the public's health, safety, or general welfare. A shelter for the homeless will provide a direct benefit to the health, safety, and welfare of street people and provide indirect benefits to the community at large by providing a single safe and clean environment for shelter. KIBS226465 Planning & Zoning Commission 11 April 20, 1988 Minutes B. The proposed use will be consistent with the general purposes and intent of Title 17 and with the specific description and intent of Chapter 17.21, the B--Business Zoning District. First of all, the use characteristics of the proposed shelter are similar to a hotel and/or motel, which are permitted business uses. Therefore-, the proposed use may be permitted as a similar use pursuant to Section 17.03.090 because, as described in (A) above, the use should not be detrimental to the welfare of the community. Additionally, a number of permitted uses in the B--Business Zoning District are much more intensive activities than the shelter as measured in terms of traffic generation, noise, parking, hours of operation, etc. C. The proposed use should not adversely impact other properties or uses, in the neighborhood. A number of public facilities are located nearby and the shelter should have minimal impacts in comparison. Locating the shelter at this location provides the additional benefit of proximity to the police station. The proposed location will consolidate rather than disperse public facilities throughout the community and is within walking distance of downtown. Traffic impacts will be very small, probably staff only. CHAIRMAN RENNELL recessed the meeting for ten minutes. CHAIRMAN RENNELL called the meeting back to order at 9:47 p.m. A discussion ensued amongst the Commissioners, with input from Community Development Department staff, regarding the Commission's previous motion. The consensus was that the Commission had omitted the previously agreed upon changes to the wording of conditions of r approval numbers 3 and 4 and that the Commission wanted to correct that omission at the present time. COMMISSIONER ANDERSON MOVED TO RECONSIDER CASE 88-020. The motion was seconded and CARRIED by unanimous roll call vote. COMMISSIONER HEINRICHS MOVED TO GRANT conceptual approval for an exception to Section 17.21.020 of the Borough Code to permit a shelter for the homeless to locate in a B--Business Zoning District on Lot 1, Block 15, Kodiak Townsite, subject to the amended conditions of approval outlined in the staff report dated April 12, 1988, and to adopt the findings contained in the staff report dated April 12, 1988, as "Findings of Fact" for this case. The amended conditions to read: "3. Prior to issuing zoning compliance, the overall parking plan for this facility and adjoining City of Kodiak facilities (jail, fire station, police station, library, and teen center) be revised to eliminate all spaces within the Cedar Street right-of-way and redesignated so that all spaces have adequate maneuvering room, adequate aisle widths, correct space dimensions, and do not interfere with power pole down guys. The existing fencing shall also be removed. 4. All required off-street parking described above shall be provided prior to issuance of a certificate of occupancy for the shelter unless a parking variance is first granted by the Kodiak Island Borough Planning and Zoning Commission." The motion was seconded and CARRIED by unanimous roll call vote. CONDITIONS OF APPROVAL KIBS226466 1. The specific location of the shelter on the site will be established through the zoning compliance and building permit processes. 2. The vacation and replat of Lots 120 through 129, Block 10, Erskine Subdivision, U.S. Survey 562; Lots 1 through 4, Thorsheim Subdivision, U.S. Survey 2537B; and Block 15, Kodiak Planning & Zoning Commission 12 April 20, 1988 Minutes F Townsite, U.S. Survey 2537B (Case S-84-019) shall be filed prior to issuance of a certificate of occupancy for the shelter. 3. Prior to issuing zoning compliance, the overall parking plan for this facility and adjoining City of Kodiak facilities (jail, fire station, police station, library, and teen center) be revised to eliminate all spaces within the Cedar Street right-of-way and redesignated so that all spaces have adequate maneuvering room, adequate aisle widths, correct space dimensions, and do not interfere with power pole down guys. The existing fencing shall also be removed. 4. All required off-street parking described above shall be provided prior to issuance of a certificate of occupancy for the shelter unless a parking variance is first granted by the Kodiak Island Borough Planning and Zoning Commission. F) CASE S-88-004. Subdivision of Lot 7, Block 1, Kodiak Townsite Alaska Subdivision, U.S. Survey 2537B, to Lots 7A and 7B. (Island Properties, Inc.) LINDA FREED indicated 32 public hearing notices were mailed for this case and none were returned. Staff recommended denial of this request. LINDA FREED reviewed the procedural questions regarding this case, noting that a preliminary approval for the subdivision of this property was granted, subject to 5 conditions, under Case S-87-031 and that the preliminary approval of Case S-87-031 would expire on September 16, 1989. It was recommended that only one preliminary approval for the subdivision of this property be in affect after the Commission takes action on this particular request for subdivision of this parcel of property. COMMISSIONER HEINRICHS asked Community Development Department staff if there was not some other way to approach changes in the conditions of approval of subdivision cases. Community Development Department staff noted that this was an Engineering Department case and that this was how the Engineering Department staff dealt with the changes to conditions of approval in this particular case. Regular Session Closed. Public Hearing Opened: TOBY COOK, representing Island Properties, Inc., appeared before the Commission and expressed support for this request. Mr. Cook described in detail the difficulties he had encountered in attempting to comply with the conditions of approval in Case S-87-031 and suggested that the conditions of approval outlined for Case S-88-004 would leave this property in a more usable state. Mr. Cook also noted that there were presently no easements of record on this property. A discussion ensued amongst the Commissioners and Mr. Cook regarding the conditions of approval and the width requirement for practical easements for utilities considering the encroachment of the garage belonging to Lot 9, Block 33, East Addition onto this particular property. BILL BAKKUS, owner of Lot 9, Block 33, East Addition, appeared before the Commission and stated that a 10 foot easement would not be adequate considering the garage's placement. Public Hearing Closed. Regular Session Opened. A discussion ensued amongst the Commissioners, with input from Community Development Department staff, regarding an effective way to deal with the issues involved in subdividing this property and appropriate conditions of approval. Planning & Zoning Commission KIBS226467 13 April 20, 1988 Minutes COMMISSIONER ANDERSON MOVED TO RESCIND Case 5-87-031. The motion was seconded and CARRIED by unanimous roll call vote. COMMISSIONER KNUDSEN MOVED TO GRANT preliminary approval of Case 5-87-031 subject to the conditions outlined in the memorandum from the Borough Engineer dated September 9, 1987. The motion was seconded and FAILED by unanimous roll call vote. Commissioners Anderson, Hartt, Heinrichs, Bendel, Knudsen, and Rennell voted COMMISSIONER ANDERSON MOVED TO GRANT preliminary approval of Case 5-88-004 subject to the following conditions of approval: CONDITIONS OF APPROVAL 1. Correct the encroachment on Lot 7B by providing a building easement for the life of the existing building, including the required setbacks for the garage. Side yard setbacks for new structures on Lot 7B will be measured from the edge of the building easement. 2. Provide a combined drainage and utility easement along the easterly boundary of Lot 7 adequate to construct utilities, a minimum of ten feet from the building. Utilities will be relocated into the easement prior to the plat being recorded (filed) . 3. Provide utility easements ten feet in width for utilities across the rear of Lots 7A and 7B. All utilities shall be installed in their easements prior to the final plat being filed. 4. Provide written assurance from Telephone Utilities of the Northland and Cablevision that their overhead facilities will be relocated underground within the Mission Road right-of-way, or provide the necessary easements. HEINRICHS MOVED TO DEFER FINDINGS OF FACT UNTIL THE motion was unanimous voice vote. G) CASE 5-88-005. Subdivision of Lot 2C, Block 1, Woodland Acres Subdivision, U.S. Survey 1682, to Lots 2C-1 and 2C-2. (Gary and Suzanne Kutchick) LINDA FREED indicated 33 public hearing notices were mailed for this case and none were returned. Staff recommended preliminary approval of this request, subject to 3 conditions of approval. Regular Session Closed. Public Hearing Opened: GARY KUTCHICK appeared before the Commission and expressed support for this request. Public Hearing Closed. Regular Session. Opened. r COMMISSIONER KNUDSEN MOVED TO GRANT preliminary approval of the 11 subdivision of Lot 2C, Block 1, Woodland Acres Subdivision, U.S. Survey 1682, to Lots 2C-1 and 2C-2, subject to the three (3) conditions outlined in the memorandum from the Borough Engineer dated April 13, 1988, and to adopt the findings of fact contained in the memorandum from the Borough Engineer dated April 13, 1988. The motion was seconded and CARRIED by unanimous roll call vote. CONDITIONS OF APPROVAL 1. The two accessory buildings (shed and banya) be removed or relocated in conformance with Title 17 prior to filing of the final plat. KIBS226468 Planning & Zoning Commission 14 April 20, 1988 Minutes 2. Place the following note on the final plat: "Driveway access to Lots 2C-1 and 2C-2 shall not be allowed from Rezanof Drive East." 3. Create a five -foot -wide electrical easement along the Sunset Drive right-of-way. FINDINGS OF FACT 1. The proposed subdivision complies with the requirements of. Title 16. 2. The existing accessory buildings do not comply with the following sections of Title 17: Banya, Section 17.57.050, side yard setback shall not be closer than five feet; Shed, Section 17.51.060, no accessory building shall be located on any lot or parcel of land in the absence of a main building used as a residence. 3. Access is not permitted to Rezanof Drive East in conformance with KIB Section 16.40.050(B) - Rezanof is an arterial street. VII. OLD BUSINESS A) CASE 88-015. Findings of Fact for a conditional use permit that permitted a single-family residence that comprises less than fifty (50) percent of the area of the structure to locate in a B--Business Zoning District on Lot 3A, Block 1, Airpark Subdivision; 1819 through 1921 Mill Bay Road. (B. Joan Hood/Charlene Chase) COMMISSIONER ANDERSON MOVED TO ADOPT the findings contained in the staff memorandum dated April 11, 1988 as "Findings of Fact" for r this case. The motion was seconded and CARRIED by unanimous voice vote. FINDINGS OF FACT 1. That the conditional use will preserve the value, spirit character and integrity of the surrounding area. It appears that the proposed use meets all the standards for a single-family residence within a commercial structure, comprising less than fifty (50) percent of an existing commercial building. This secondary residential use of the structure and premises should not detract from the commercial use of this site and the surrounding area. The value, spirit, character, and integrity of the surrounding area will be maintained. 2. That the conditional use fulfills all other requirements of this chapter pertaining to the conditional use in euestion. The proposed use will fulfill all other requirements of Chapter 17.21 (B--Business Zoning District) Adequate off-street parking is available on the site. 3. That granting the conditional use permit will not be harmful Ir to the public health, safety, convenience and comfort. The proposed use should not be harmful to the public health, safety, convenience, or comfort if all building and fire codes are adhered to. Compliance is addressed through the zoning compliance, building permit, and inspection processes. 4. That sufficient setbacks, lot area, buffers or other safeguards are being provided to meet the conditions listed in subsections A through C of this section. Sufficient area is available on this lot for the structure, off-street parking, setback, and buffers as appropriate. KIBS226469 Planning & Zoning Commission 15 April 20, 1988 Minutes r F There was no further old business. VIII. NEW BUSINESS There was no new business. IX. COMMUNICATIONS COMMISSIONER ANDERSON MOVED TO ACKNOWLEDGE RECEIPT of items A through E of communications. The motion was seconded and CARRIED by unanimous voice vote. A) Letter dated March 24, 1988, to the Mayor and Council of the City of Kodiak from Stephen Rennell, Chairman of the Kodiak Island Borough Planning and Zoning Commission, re: A centralized community fishing gear storage area. B) Letter dated March 30, 1988, to Forrest Blau, Coordinator of the Womens Bay Comprehensive Planning Committee, from Linda Freed, re: Implementation of the Womens Bay Comprehensive Plan Update. C) Letter dated April 1, 1988, to Jerome Selby from William R. Snell, Regional Director of the Alaska Department of Transportation and Public Facilities, re: Platting Procedure Recommendations (with enclosure). D) Letter dated April 7, 1988, to Terrie and Craig Johnson from Linda Freed, re: Land Use of Tract S-4A, U.S. Survey 3218 (Safeway) E) March 29, 1988 Minutes of the Womens Bay Comprehensive Planning Committee Meeting (with map). F) Update on Case 87-068 ACMP review and consistency determination (extraction activities on Sitkinak Island/Yoram Palkovitch). LINDA FREED reported on the ACM? review process and consistency determination status of Case 87-068, Yoram Palkovitch's request for extraction activities on Sitkinak Island. Ms. Freed noted that the ACMP review process was almost complete and that the State was making an effort to include all of the conditions of approval attached to the Borough's preliminary approval of the conditional use permit in the State's permits, though some of the Borough's conditions were objected to by ADF&G and DNR. It was expected that Mr. Palkovitch would receive a conclusive consistency determination from the State by summer, and that the Community Development Department would schedule a Planning and Zoning Commission public hearing of the conditional use permit soon after the State issues the consistency determination to Mr. Palkovitch. The Planning and Zoning Commission instructed staff to prepare a letter from the Commission to the Alaska Department of Transportation and Public Facilities acknowledging their letter dated April 1, 1988, regarding Platting Procedure Recommendations (with enclosure). There were no further communications. X. REPORTS IONER KNUDSEN e motion was PT of item A reports. voice vote. A) Status Report from the Community Development Department - March 1988. A discussion ensued amongst the Commissioners and Community Development Department staff regarding some of the items in the March Status Report, including: (1) a summer intern; (2) a written enforcement policy; (3) formal procedures for building inspection services; and (4) the proposed departmental computer hardware and software purchase. Planning & Zoning Commission KIBS226470 16 April 20, 1988 Minutep XI. AUDIENCE COMMENTS TOBY COOK requested a copy of Communications Item (D) a letter dated April 7, 1988, to Terrie and Craig Johnson from Linda Freed, re: Land Use of Tract S-4A, U.S. Survey 3218 (Safeway). There were no further audience comments. 1}► XII. COMMISSIONERS' COMMENTS CHAIRMAN RENNELL noted that he was the Planning and Zoning Commission representative at the Kodiak Island Borough Assembly meeting on April 21, 1988. F I A discussion ensued amongst the Commissioners and Community Development Department staff regarding upcoming Planning and Zoning Commission worksessions. It was noted that the Planning and Zoning Commission was scheduled to attend the Womens Bay Community Council's Annual Meeting on April 27, 1988, and due to staff constraints the May 4, 1988, worksession needed to be cancelled. Ms. Freed noted that she was committed to be in Juneau on May 18, 1988, the date of the next Planning and Zoning Commission regular meeting. The Commission deferred Findings of Fact for Case 88-019 until the May 18, 1988, regular meeting. XIII. ADJOURNMENT CHAIRMAN RENNELL adjourned the meeting at 11:15 p.m. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION By:a��J uj lMn�a Michael W. Anderson Vice Chairman ATTEST By: I " ",-" Patricia Miley, Ycretary Community Development Department DATE APPROVED: MM!, 11T, 111M A TAPE RECORDING IS ON FILE AT THE KODIAK ISLAND BOROUGH COMMUNITY DEVELOPMENT DEPARTMENT Planning & Zoning Commission KIBS226471 17 April 20, 1988 Minutes