1988-08-17 Regular MeetingKODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
REGULAR MEETING - AUGUST 17, 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 July 20, 1988
V AUDIENCE COMMENTS AND APPEARANCE REQUESTS
A) Request for Planning and Zoning Commission review and
findings pursuant to Section 17.21.050(C) (Performance
Standards) of the Borough Code to (1) determine if Lot 2,
Block 3, Miller Point Alaska Subdivision shall provide and
maintain screening where it is adjacent to a residential
district, and (2) define the screening required by Planning
and Zoning Commission. 4217 Otmeloi Way (Kodiak Electric
Association)
B) Case S-87-010. Creating Tracts "K" and "L" from a Portion of
Unsubdivided U.S. Survey 1396, including Lilly Lake.
Request for Planning and Zoning Commission review of
condition of approval number 1, "that a final plat for the
vacation and replat of the ten (10) unsubdivided portions of
U.S. Survey 1396 adjoining Russell Estates and Airpark
Subdivisions shall be filed prior to the filing of the final
plat for this subdivision." The purpose of the review is to
consummate the Lilly Lake land trade and meet condition of
approval number 1 in separate timeframes. (Kodiak Island
Borough)
VI PUBLIC HEARINGS
A) Case 88-043. Request for a conditional use permit in
accordance with Section 17.13.030 (Conditional Uses) of the
Borough Code to permit a communication facility to locate in
the C--Conservation Zoning District on a Portion of Section
15, Township 18 South, Range 19 West, Seward Meridian, on
Shuyak Island. The facility will consist of a twenty (20)
foot tower, two (2) microwave dish antenna, a solar array
used to charge several large batteries, and a small radio
device to amplify and retransmit the signal. (State of
Alaska Division of Telecommunications and Department of
Natural Resources)
B) Case 88-044. Request for an exception from Section 17.17.020
(Permitted Uses) of the Borough Code to permit the use of a
lot zoned RR1--Rural Residential One for fishing activities
(gear storage) when no owner occupied dwelling is present on
the property. Lot 1, Block 3, Bells Flats Alaska
Subdivision; 1296 Sargent Creek Road. (Jim and Terri
Venable)
C) Case 88-045. Investigation of the rezoning of Block 5, Leite
Addition from R3--Multifamily Residential to
R1--Single-Family Residential in accordance with Chapter
17.72 (Amendments and Changes) of the Borough Code. 1410,
1412, 1414, 1420, 1422, 1424, 1510, 1512 Mission Road and
1411, 1413, 1415, 1417, 1419, 1421, 1423, 1425, 1427, 1429
Kouskov Street. (Kodiak Island Borough Planning and Zoning
Commission)
D) Case 88-046. Request for a variance from Section
17.24.040(A)(1) (Yards) of the Borough Code to permit the
P & Z Agenda Page 1 of 3 August 17, 1988
KIBS226548
construction of a storage building on an existing foundation
that encroaches eighteen (18) feet into the required thirty
(30) foot front yard setback in an I --Industrial Zoning
District. Tract D-1 of Tract A, Bells Flats Alaska
Subdivision; 142 Sargent Creek Road. (Royal V. Large)
E) Case 88-047. Request for a variance from Section
17.57.020(D) (Off -Street Parking) of the Borough Code to
allow either (A) both a forty-two (42) bed jail facility (on
Lots 122 through 126, Block 10, Erskine Subdivision) and a
homeless shelter (on Lot 2, Block 15, Kodiak Townsite) to
provide only one hundred twenty-eight (128) off-street
parking spaces instead of the required one hundred forty-six
(146) off-street parking spaces in a PL--Public Use Lands
Il Zoning District; or
(B) a forty-two (42) bed jail facility to provide only
one hundred thirty-six (136) off-street parking spaces
instead of the required one hundred thirty-nine (139)
off-street parking spaces in a PL--Public Use Lands Zoning
District. Lots 122 through 126, Block 10, Erskine
Subdivision; 215, 217, 219, 311, and 315 Mill Bay Road.
(City of Kodiak)
F) Case 88-048. 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 2, Block 17, New Kodiak Subdivision; 210 Mill Bay Road.
(City of Kodiak)
G) Case 88-049. Request for a variance from Section 17.54.010(A
and C) of the Borough Code to permit a four (4) foot fence to
project thirty-five (35) feet (to the sidewalk) into the
Rezanof Drive Right -of -Way in a Rl--Single-Family Residential
Zoning District. Lot 4, Block 56, East Addition; 1813
Rezanof Drive East. (Charles and Connie Johnson)
H) Case 88-050. Request for a variance from Section
17.18.050(A) (Yards) of the Borough Code to permit the
construction of a covered deck that encroaches eight (8) feet
into the required eighteen (18) foot front yard setback in a
R1--Single-Family Residential Zoning District. Lot 24, Block
12, Aleutian Homes Subdivision; 716 Willow Street. (Wilfredo
Cabudol)
I) Case S-88-018. Request for preliminary approval of the
subdivision of Lot 11, Block 1, Miller Point Alaska
Subdivision Second Addition to Lots 11A and 11B. 4254
Cliffside Road (Baine H. and Frances Cater)
J) Case S-88-019. Request for a variance from Section
16.40.050(C)(1) (Lot Design) of the Borough Code to permit
the platting of a lot with a flag stem of less than thirty
(30) feet, and a request for preliminary approval of the
subdivision of Lot 13, Block 1, Miller Point Alaska
Subdivision Second Addition to Lots 13A, 13B, and 13C. 4320
Cliffside Road (Michael Rasmussen)
K) Case S-88-020. Request for preliminary approval of the
subdivision of U.S. Survey 362 to Tracts A, B, C, and D
(five -plus acres each). Located with Section 22, Township
30 South, Range 32 West, Seward Meridian, (Karluk
r Lagoon/Karluk River). (Trillium Corporation)
IL) Case S-88-021. Request for preliminary approval of the
vacation of Lots 21 and 22, Block 7, Monashka Bay Alaska
Subdivision, and reolat to Lots 21A, 22A, and 22B. 3399 and
3401 Peninsula Road (Nancy E. Anderson, Vicki M. Case, Fritz
Bruenhoff)
M) Case S-88-022. Request for preliminary approval of the
subdivision of Lot 19 of Lot 2, U.S. Survey 2539 to Tracts
19A and 19B, encompassing Rezanof Drive West. Located with
Sections 21 and 28, Township 28 South, Range 20 West, Seward
Meridian, adjacent to the "Old Shipyard" in Womens Bay.
P & Z Agenda Page 2 of 3 August 17, 1988
KIBS226549
N) Case S-88-023. Request for preliminary approval of the
subdivision of a Portion of U.S. Survey 1671 to Tracts A, B,
C, and D. Located within Section 19, Township 26 South,
Range 19 West, Seward Meridian, on Spruce Island. (Edward N.
Opheim, Sr.)
0) Case S-88-024. Request for preliminary approval of the
vacation of Lots 20 and 21, Block 4, Monashka Bay Alaska
Subdivision, and replat to Lots 20A, 20B, 20C, and 21A. 2807
and 2769 Lakeview Drive (Stephen Rennell)
VII OLD BUSINESS
r-' A) Findings of Fact for Case 88-037. The denial of a request
for a variance from Section 17.36.030 (Nonconforming Lots of
Record) of the Borough Code to permit a two-family dwelling
unit (duplex) to locate on a nonconforming lot of record
(substandard lot area and width) instead of only a
single-family residence in a R3--Multifamily Residential
Zoning District. Lot 10, Block 5, Leite Addition; 1512
Mission. (R. Marasigan) (The Planning and Zoning Commission
deferred findings of fact from the July 20, 1988 Regular
Meeting.)
B) Findings of Fact for the granting of a request for a variance
in accordance with Section 16.100.010 (Variances) of the
Borough Code to permit the subdivision of Lot 3, Block 4,
Miller Point Alaska Subdivision First Addition into Lots 3-A,
3-B, 3-C, 3-D, 3-E and 3-F with two (2) flag stems with
widths less than the required thirty (30) foot width. 3507
Melnitsa Lane (Island Properties, Inc.) (The Planning and
Zoning Commission deferred findings of fact from the July 20,
1988 Regular Meeting.)
C) Case 88-027. Request to investigate the rezoning of Lots 4
through 11, Block 3, Lakeside Subdivision from I --Industrial
to a different zoning district classification in accordance
with Chapter 17.72 (Amendments and Changes) of the Borough
Code. 2327, 2289, 2249, 2207, 2165, and 2095 Selief Lane;
443 Von Scheele Way; and, Lot 10 is presently a greenbelt
extending from Selief Lane (along Beaver Lake Drive) to Von
Scheele Way. (Kodiak Island Borough)
VIII NEW BUSINESS
A) Capital Improvements Program (CIP). Request for review by
the Planning and Zoning Commission under Section 2.40.030(E)
of the Borough Code of a list of recommended Capital
Improvements which are necessary or desirable to be
constructed during the next five (5) year period (Fiscal Year
1989 through Fiscal Year 1994).
IX COMMUNICATIONS
A) Administrative Interpretation: Appropriate Bumper Guards and
Wheel Stops.
B) Administrative Interpretation: Fences, Walls, and Hedges in
other than Residential Zoning Districts.
X REPORTS
A) Community Development Department Monthly Status Report - July
XI AUDIENCE COMMENTS
XII COMMISSIONERS' COMMENTS
XIII ADJOURNMENT
The public is invited to
agenda items to be held i
7:30 p.m. the preceding
available upon request,
486-5736, extension 256.
KIBS226550
attend the packet review worksession for these
n the Kodiak Island Borough Conference Room at
Wednesday. Minutes for this meeting are
call the Community Development Department at
P & Z Agenda Page 3 of 3 August 17, 1988
KODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
REGULAR MEETING - AUGUST 17, 1988
7:30 p.m.
AGENDA CORRECTIONS
(Corrections are in bold and are underscored.)
VI PUBLIC HEARINGS
M) Case 5-88-022. Request for preliminary approval of the
subdivision of the remainder of Lot 19 of Lot 2, U.S. Survey
2539 to Tracts 19A and 19B, encompassing Rezanof Drive West.
Located with Sections 21 and 28, Township 28 South, Range 20
West, Seward Meridian, adjacent to the "Old Shipyard" in
Womens Bay. (Koniag Inc. Regional Native Corporation)
N) Case 5-88-023. Request for preliminary approval of the
subdivision of the remainder of a Portion of U.S. Survey 1671
to Tracts A, B, C, and D. Located within Section 19,
Township 26 South, Range 19 West, Seward Meridian, on Spruce
Island. (Edward N. Opheim, Sr.)
VII OLD BUSINESS
B) Findings of Fact for Case S-88-017. The granting of a
request for a variance in accordance with Section 16.100.010
(Variances) of the Borough Code to permit the subdivision of
Lot 3, Block 4, Miller Point Alaska Subdivision First
Addition into Lots 3-A, 3-B, 3-C, 3-D, 3-E and 3-F with two
(2) flag stems with widths less than the required thirty (30)
foot width. 3507 Melnitsa Lane (Island Properties, Inc.)
(The Planning and Zoning Commission deferred findings of fact
from the July 20, 1988 Regular Meeting.)
r
!I
AGENDA ADDITIONS
VI PUBLIC HEARINGS
P) Case 5-88-025. Request for
preliminary approval of the
vacation of
Lots 3B and 4B,
Block 1, Miller Point Alaska
Subdivision,
and replat to Lots
3B-1 and 4B-1. 4744 Rezanof
Drive East
and 4093 Parkside
Drive (Jim Simmen and Craig
Johnson)
IX COMMUNICATIONS
C) Letter dated July 22, 1988, to Jerome M. Selby from Don W.
Collinsworth, Commissioner of the Alaska Department of Fish
and Game, re: Tugidak Island Critical Habitat Area. (With
attachments: Alaska Statutes (pages 136-137) and a pamphlet
"Special Area Permit Regulations"]
D) Minutes of the Womens Bay Comprehensive Planning Committee:
June 14 and June 28, 1988.
AGENDA DELETIONS
r- The applicant has requested the withdrawal of:
VI PUBLIC HEARING
F) Case 88-048. 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 2, Block 17, New Kodiak Subdivision; 210 Mill Bay Road.
(City of Kodiak)
KIBS226547
Additions/Corrections/Deletions 1 of 1 P&Z Agenda: August 17, 1988
r
F
F
KODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
REGULAR MEETING - AUGUST 17, 1988
I. CALL TO ORDER
The Regular Meeting of the Planning and Zoning Commission
was called to order at 7:35 p.m. by Chairman Steve Rennell
on August 17, 1988 in the Borough Assembly Chambers.
II. ROLL CALL
Commissioners Present:
Steve Rennell, Chairman
Mike Anderson
Jon Hartt
Tom Hendel
Mary Lou Knudsen
Scott Thompson
Commissioners Absent:
Others Present:
Duane Dvorak, Associate
Planner - Long Range
Planning, Community
Development Department
Patricia Miley, Secretary
Community Development Dept.
Ann Moen, Secretary
Engineering Department
Others Absent:
Robin Heinrichs, Excused Dave Crowe, Borough Engineer
Linda Freed, Director,
Community Development Dept.
A quorum was established.
III. APPROVAL OF AGENDA
Staff reported the following additions, corrections, and
deletions to the agenda:
AGENDA CORRECTIONS
(Corrections are in bold and are underscored.)
VI PUBLIC HEARINGS
M) Case S-88-022. Request for preliminary approval
of the subdivision of the remainder of Lot 19 of
Lot 2, U.S. Survey 2539 to Tracts 19A and 19B,
encompassing Rezanof Drive West. Located with
Sections 21 and 28, Township 28 South, Range 20
West, Seward Meridian, adjacent to the "Old
Shipyard" in Womens Bay. (Koniag Inc. Regional
Native Corporation)
N) Case S-88-023. Request for preliminary approval
of the subdivision of the remainder of a Portion
of U.S. .Survey 1671 to Tracts A, B, C, and D.
Located within Section 19, Township 26 South,
Range 19 West, Seward Meridian, on Spruce Island.
(Edward N. Opheim, Sr.)
VII OLD BUSINESS
B) Findings of Fact for Case S-88-017. The granting
of a request for a variance in accordance with
Section 16.100.010 (Variances) of the Borough Code
to permit the subdivision of Lot 3, Block 4,
Miller Point Alaska Subdivision First Addition
into Lots 3-A, 3-B, 3-C, 3-D, 3-E and 3-F with two
(2) flag stems with widths less than the required
thirty (30) foot width. 3507 Melnitsa Lane
(Island Properties, Inc.) (The Planning and
Zoning Commission deferred findings of fact from
the July 20, 1988 Regular Meeting.)
Page 1 of 27
P&Z Minutes: August 17, 1988
KIBS226551
AGENDA ADDITIONS
VI PUBLIC HEARINGS
P) Case S-88-025. Request for preliminary approval
of the vacation of Lots 3B and 4B, Block 1, Miller
Point Alaska Subdivision, and replat to Lots 3B-1
and 4B-1. 4744 Rezanof Drive East and 4093
Parkside Drive (Jim Simmen and Craig Johnson)
IX COMMUNICATIONS
I C) Letter dated July 22, 1988, to Jerome M. Selby
from Don W. Collinsworth, Commissioner of the
Alaska Department of Fish and Game, re: Tugidak
Island Critical Habitat Area. (With attachments:
Alaska Statutes (pages 136-137) and a pamphlet
"Special Area Permit Regulations"]
D) Minutes of the Womens Bay Comprehensive Planning
Committee: June 14 and June 28, 1988.
AGENDA DELETIONS
The applicant has requested the withdrawal of:
VI PUBLIC HEARING
F) Case 88-048. 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 2,
Block 17, New Kodiak Subdivision; 210 Mill Bay
Road. (City of Kodiak)
COMMISSIONER ANDERSON MOVED TO ACCEPT the agenda with the
additions, corrections, and deletions 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
July 20, 1988, Planning and Zoning Commission regular
meeting as presented. The motion was seconded and CARRIED
by unanimous voice vote.
V. AUDIENCE COMMENTS AND APPEARANCE REQUESTS
A) Request for Planning and Zoning Commission review and
findings pursuant to Section 17.21.050(C) (Performance
Standards) of the Borough Code to (1) determine if Lot
2, Block 3, Miller Point Alaska Subdivision shall
provide and maintain screening where it is adjacent to
a residential district, and (2) define the screening
required by Planning and Zoning Commission. 4217
Otmeloi Way (Kodiak Electric Association)
COMMISSIONER ANDERSON requested to be excused due to a
conflict of interest. CHAIRMAN RENNELL excused
r COMMISSIONER ANDERSON.
Ilf COMMISSIONER KNUDSEN MOVED TO approve that no screening
must be provided and maintained between Lots 2 and 3,
Block 3, Miller Point Alaska Subdivision, and to adopt
the findings of fact contained in the staff report
dated August 9, 1988. The motion was seconded and
CARRIED by unanimous voice vote.
FINDINGS OF FACT KIBS226552
1. The size of Lot 2, relative to the size of Lot 3,
and the existing topography of the lots, makes the
Page 2 of 27 P&Z Minutes: August 17, 1988
provision of screening redundant.
The business use of Lot 3 is located well away
from the side of Lot 3's common boundary with Lot
2.
3. The proposed use will not have a significant
negative impact on the adjacent property due to
noise.
4. The new business use as proposed should not
significantly impact the existing use or adjacent
uses.
COMMISSIONER ANDERSON returned to the Planning and
Zoning Commission.
B) Case S-87-010. Creating Tracts "K" and "L" from a
Portion of Unsubdivided U.S. Survey 1396, including
Lilly Lake.
Request for Planning and Zoning Commission review
of condition of approval number 1, "that a final plat
for the vacation and replat of the ten (10)
unsubdivided portions of U.S. Survey 1396 adjoining
Russell Estates and Airpark Subdivisions shall be filed
prior to the filing of the final plat for this
subdivision." The purpose of the review is to
consummate the Lilly Lake land trade and meet condition
of approval number 1 in separate timeframes. (Kodiak
Island Borough)
WALT EBELL, representing Len Grothe, appeared before
the Commission, and expressed support for this request.
Mr. Ebell noted the proper case number was S-87-019.
rA discussion ensued among the Commissioners and Mr.
Il Ebell regarding this request. Mr. Ebell stated that
meeting the first condition was a time consuming task,
that they were performing the task in good faith and
due diligence, and that they would be happy to put it
in a contract, providing remedies through law.
COMMISSIONER ANDERSON MOVED THAT A FINAL PLAT for Case
S-87-019 may be filed; and a final plat for the
vacation and replat of the ten (10) unsubdivided
portions of U.S. Survey 1396 in Lilly Lake adjoining
Russell Estates and Airpark Subdivision and the nine
upland portions of unsubdivided U.S. Survey 1396
adjacent to Russell Estates Subdivision and Russell
Estates Second Addition shall be filed prior to August
17, 1989. The motion was seconded and CARRIED by
unanimous voice vote.
There were no
requests.
VI. PUBLIC HEARINGS
further audience comments or appearance
A) Case 88-043. Request for a conditional use permit in
accordance with Section 17.13.030 (Conditional Uses) of
the Borough Code to permit a communication facility to
locate in the C--Conservation Zoning District on a
Portion of Section 15, Township 18 South, Range 19
West, Seward Meridian, on Shuyak Island. The facility
will consist of a twenty (20) foot tower, two (2)
microwave dish antenna, a solar array used to charge
several large batteries, and a small radio device to
amplify and retransmit the signal. (State of Alaska
Division of Telecommunications and Department of
Natural Resources)
KIBS226553
Page 3 of 27 P&Z Minutes: August 17, 1988
DUANE DVORAK indicated 7 public hearing notices were
mailed for this case and none were returned. Staff
recommended approval of this request.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER HENDEL MOVED TO GRANT a request for a
l
conditional use permit in accordance with Section
17.13.030 of the Borough Code to permit a communication
facility consisting of a twenty (20) foot tower, two
(2) microwave dish antenna, a solar array, and a small
radio device to locate in the C--Conservation Zoning
District within the SE 1/4 of the SW 1/4 of the SW 1/4
of the SE 1/4 of Section 15, Township 18 South, Range
19 West, subject to the condition of approval outlined
in the staff report dated August 12, 1988 and to adopt
the findings contained in the staff report dated August
12, 1988 as "Findings of Fact" for this case. The
motion was seconded and CARRIED by unanimous roll call
vote.
CONDITION OF APPROVAL
1. Should the applicant ever discontinue its use of
the site, the applicant shall be required to
remove all equipment from the site and return the
site to a natural condition that is consistent
with the surrounding environment.
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 will preserve the
value, spirit, character, and integrity of the
surrounding area. This proposed site is the
property of the State of Alaska, which owns the
surrounding land also. As the area proposed for
the project is fairly remote and at a higher
elevation than the surrounding area, the proposed
activity should not significantly impact or
conflict with any forms of recreation currently
being engaged in on Shuyak Island. Once the
structure is completed, it will not impact the
surrounding environment to any measurable degree.
The construction phase is the time when wildlife
and habitat will be most vulnerable. Potentially
adverse impacts to wildlife and habitat will be
limited during the construction phase by the use
of a helicopter to ferry men and supplies directly
to the site. There will be no overland access to
the site constructed in connection with this
activity which could needlessly disrupt the
surrounding area.
2. That the conditional use fulfills all other
The conditional use will fulfill all other
requirements of the C--Conservation Zoning
District.
KIBS226554
Page 4 of 27 P&Z Minutes: August 17, 1988
3.
The proposed use should not be harmful to the
public health, safety, convenience or comfort.
The structure and facilities will be required to
comply with building and fire codes through the
building permit and inspection process. The
facilities may also enhance the overall public
safety and welfare since microwave relay stations
are often used for transmission of voice
communications to meet the publics needs.
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.
The proposed site is wholly located on lands owned
by the State of Alaska and it is in a remote area
several miles from any habitations or property
owned by other persons or entities.
B) Case 88-044. Request for an exception from Section
17.17.020 (Permitted Uses) of the Borough Code to
permit the use of a lot zoned RR1--Rural Residential
One for fishing activities (gear storage) when no owner
occupied dwelling is present on the property. Lot 1,
Block 3, Bells Flats Alaska Subdivision; 1296 Sargent
Creek Road. (Jim and Terri Venable)
DUANE DVORAK indicated 25 public hearing notices were
mailed for this case and 17 were returned, 15 opposing
and 2 expressing non -objection to this request. Staff
recommended denial of this request.
COMMISSIONER ANDERSON requested to be excused due to a
potential conflict of interest.
COMMISSIONER THOMPSON asked COMMISSIONER ANDERSON to
clarify the conflict of interest.
COMMISSIONER ANDERSON stated that he owns property
within the public hearing notification area.
COMMISSIONER THOMPSON stated that the Borough Code
requirement for the notification area was only 300
feet.
A discussion ensued among the Commissioners regarding
the potential conflict of interest.
CHAIRMAN RENNELL ruled that COMMISSIONER ANDERSON did
not need to step down due to a potential conflict of
interest.
Regular Session Closed.
Public Hearing Opened:
JIM VENABLE, applicant, appeared before the Commission
and expressed support for this request. Mr. Venable
explained the request in detail and his future plans if
the exception were approved.
COMMISSIONER HENDEL noted the discussions regarding
fishing gear storage held last spring and stated that
the Commission recommended to the City of Kodiak and
the Kodiak Island Borough Assembly that, in the future,
Near Island be developed for public fishing gear store.
COMMISSIONER HENDEL asked Mr. Venable if that area were
available would he utilize it. Mr. Venable responded
that of course he would use a more convenient spot. A
Page 5 of 27
P&Z Minutes: August 17, 1988
KiBS226555
discussion ensued among the Commissioners and Mr.
Venable concerning the exception request. The
consensus of the Commission was that the exception
request was necessary because the dwelling on the lot
was not owner -occupied.
WAYNE BERRY, Womens Bay resident, appeared before the
Commission and expressed opposition to fishing gear
storage in a residential area. Mr. Berry noted that
Business and Industrial Zoning Districts were only 1.5
miles away. Mr. Berry also noted that the roads in the
area were not big enough to support such an intensive
use.
A discussion ensued among the Commissioners and Mr.
Berry regarding the particular parcels of land owned by
Mr. Venable. Mr. Berry stated that it was Mr.
Venable's right to store fishing gear on his
residential lot; but if fishing gear storage was
allowed on the non -owner -occupied lot, the lot would
become a business lot. Mr. Berry also noted that the
Womens Bay Community was making an effort to clean up
the area through the Comprehensive Planning Committee
and the Service District.
COMMISSIONER THOMPSON asked Mr. Venable "what caused
this, Jim?" Mr. Venable responded from the audience
that he came into the Borough and was honest. Mr.
Berry then stated "and the rest of us got scared."
SCOTT ARNDT appeared before the Commission and
expressed support for this request.
FRED GREER appeared before the Commission and expressed
opposition to this request.
NANCY PADGET appeared before the Commission and
expressed opposition to setting a precedent of this
nature, and therefore, opposition to this request.
GORDON JONES appeared before the Commission and
expressed opposition to setting a precedent of this
nature, and suggested a special permit be issued to
allow this request without setting a precedent.
Public Hearing Closed.
Regular Session Opened.
A discussion ensued among the Commissioners, with input
from Mr. Venable, regarding the specifics of this
request, the history of the fishing gear storage issue
since the Buskin River area was closed, and the
Commission's possible motions.
COMMISSIONER THOMPSON MOVED TO TABLE Case 88-044. A
request for an exception from Section 17.17.020 of the
Borough Code to permit the use of a lot zoned
RR1--Rural Residential One for fishing activities (gear
storage) when no owner occupied dwelling is present on
the property. Lot 1, Block 3, Bells Flats Alaska
Subdivision; and to schedule a meeting within the next
thirty (30) days to hear issues and derive solutions.
The motion died for the lack of a second.
COMMISSIONER HENDEL MOVED TO GRANT a request for an
exception from Section 17.17.020 of the Borough Code to
permit the use of a lot zoned RR1--Rural Residential
One for fishing activities (gear storage) when no owner
occupied dwelling is present on the property. Lot 11
Block 3, Bells Flats Alaska Subdivision; subject to the
following conditions:
KIBS226556
Page 6 of 27 P&Z Minutes: August 17, 1988
1.
No more than one hundred (100) crab pots,
and
lines and buoys for these pots, 6 foot by 6
foot
or smaller, may be stored on the lot.
2.
No more than three hundred (300) longline tubs
may
be stored on the lot.
3.
No more than one (1) shelter deck for one
(1)
vessel may be stored on the lot.
4.
An occupied dwelling must be present on the lot.
The
motion died for the lack of a second.
COMMISSIONER THOMPSON MOVED TO TABLE Case 88-044. A
request for an exception from Section 17.17.020 of the
Borough Code to permit the use of a lot zoned
RR1--Rural Residential One for fishing activities (gear
storage) when no owner occupied dwelling is present on
the property. Lot 1, Block 3, Bells Flats Alaska
Subdivision; and to schedule a meeting within the next
thirty (30) days to hear issues and derive solutions.
The motion was seconded and FAILED by a tie vote.
Commissioner Anderson abstained, and Commissioners
Knudsen and Rennell voted "no."
A discussion ensued among the Commissioners, with input
from Community Development Department staff, regarding
conditions placed on exceptions. COMMISSIONER ANDERSON
explained why he abstained from voting.
COMMISSIONER THOMPSON MOVED TO GRANT a request for an
exception from Section 17.17.020 of the Borough Code to
permit the use of a lot RR1--Rural Residential One for
fishing gear storage activities (gear storage) in the
absence of an owner occupied dwelling. Lot 1, Block 3,
Bells Flats Subdivision. The motion was seconded and
FAILED by majority roll call vote. Commissioner
Anderson abstained, and Commissioners Hartt, Knudsen,
and Rennell voted "no."
The Commissioners suggested that the applicant talk to
the Council of the City of Kodiak and Kodiak Island
Borough Assembly members regarding this issue. The
applicant was also informed of his appeal rights.
COMMISSIONER HENDEL MOVED TO ADOPT findings contained
in the staff report dated August 10, 1988 as "Findings
of Fact" for this case. The motion was seconded and
CARRIED by unanimous voice vote.
CHAIRMAN RENNELL recessed the meeting for ten minutes.
CHAIRMAN RENNELL called the meeting back to order at
9:10 P.M.
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
r
general welfare, (B) be inconsistent with the
general purposes and intent of this title and (C)
adversely impact other properties or uses in the
tll
neighborhood.
A. will not endanger the public's health, safety
or general welfare.
It appears that the proposed use has the
potential to endanger the public's health,
safety, or general welfare because commercial
land uses (i.e. outdoor storage of fishing
gear) detract from the use of land on
Page 7 of 27
P&Z Minutes: August 17, 1988
KIBS226557
0
adjoining properties for residential
purposes. In addition, the outdoor storage
of fishing gear may also increase the
potential for infestations of rodents,
insects and other disease carrying pests.
The proposed use will be inconsistent with
the general purposes and intent of Title 17,
the specific description and intent of
Chapter 17.17, the RR1--Rural Residential One
Zoning District, and the 1982 Womens Bay
Community Plan. Section 17.03.080 of the
Borough Code specifies that uses not listed
as a permitted use are prohibited. Outdoor
storage is not listed as a permitted use in
the RR1--Rural Residential One Zoning
District. Additionally, Section
17.17.010(B), the Description and Intent of
the RR1--Rural Residential One Zoning
District is "To prohibit commercial and
industrial land uses."
In the 1982 Womens Bay Community Plan the
section on Future Land Use states: "Future
land usage in the existing community will
consist of large lot single family
residential on both sides of Russian Creek.
The community has expressed the goal of
keeping the area as rural residential in
nature." The applicant's exception request
is for a commercial land use and therefore is
inconsistent with the 1982 Womens Bay
Community Plan.
One appropriate alternative to an exception
would be to first request an amendment to the
Womens Bay Community Plan and if successful,
apply for rezoning of the lot.
C. Will not adversely impact other properties or
uses in the neighborhood.
The proposed use could potentially have
adverse impacts on other properties in the
area. In addition to the land use conflicts
between commercial and residential uses
(inherent incompatibility of outdoor storage
next to residential properties), granting
this exception will set a precedent for
changing the expected use and lifestyle
(i.e., large lot, low density, single-family
residential) of the RR1--Rural Residential
One Zoning District. This exception would
also set a precedent for other gear storage
requests on property zoned for residential
purposes.
C) Case 88-045. Investigation of the rezoning of Block 5,
Leite Addition from R3--Multifamily Residential
R1--Single-Family Residential in accordance with
Chapter 17.72 (Amendments and Changes) of the Borough
Code. 1410, 1412, 1414, 1420, 1422, 1424, 1510, 1512
Mission Road and 1411, 1413, 1415, 1417, 1419, 1421,
1423, 1425, 1427, 1429 Kouskov Street. (Kodiak Island
Borough Planning and Zoning Commission)
DUANE DVORAK indicated 138 public hearing notices were
mailed for this case and 12 were returned, 6 in favor,
Page 8 of 27
P&Z Minutes: August 17, 1988
KIBS226558
4 opposing, and 2 expressing non -objection to this
request. Staff recommended approval of this request.
A discussion ensued among the Commissioners and the
consensus of the Commission was that this request
should have at least two (2) public hearings to gather
public testimony, and that this would be an
informational hearing only.
Regular Session Closed.
Public Hearing Opened:
REMEGIO MARASIGAN appeared before the Commission and
expressed opposition to this request.
BARTOLOME NAVIDAD appeared before the Commission and
expressed his feelings about this request.
NORM STEARNS appeared before the Commission and
expressed opposition to this request.
SCOTT ARNDT, representing Dennis Murray, appeared
before the Commission and asked if Mr. Murray's public
hearing notice response was copied for the Commission.
CHAIRMAN RENNELL responded "yes."
ROBERT FRYE appeared before the Commission and
expressed opposition to this request.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER ANDERSON MOVED TO TABLE Case 88-045 for
another public hearing at the September 21, 1988
regular meeting. The motion was seconded and CARRIED
by unanimous roll call vote.
D) Case 88-046. Request for a variance from Section
17.24.040(A)(1) (Yards) of the Borough Code to permit
the construction of a storage building on an existing
foundation that encroaches eighteen (18) feet into the
required thirty (30) foot front yard setback. Tract
D-1 of Tract A, Bells Flats Alaska Subdivision; 142
Sargent Creek Road. (Royal V. Large)
DUANE DVORAK indicated 15 public hearing notices were
mailed for this case and 1 was returned, opposing this
request. Staff recommended approval of this request.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER ANDERSON MOVED TO GRANT a request for a
variance from Section 17.24.040(A)(1) of the Borough
Code to permit the construction of a storage building
on an existing foundation that encroaches eighteen (18)
feet into the required thirty (30) foot front yard
setback in an I --Industrial Zoning District on Tract D1
of Tract A, Bells Flats Alaska Subdivision; and to
adopt the findings of fact contained in the revised
staff memorandum dated August 12, 1988. The motion was
seconded.
COMMISSIONER ANDERSON MOVED TO AMEND THE MAIN MOTION by
adding the following condition:
KIBS226559
Page 9 of 27 P&Z Minutes: August 17, 1988
F
1. Access to and parking for the proposed structure
shall be prohibited adjacent to Sargent Creek Road
and in front of the proposed structure.
The AMENDMENT was seconded and CARRIED by unanimous
voice vote.
The question was called and the MAIN MOTION AS AMENDED
CARRIED by unanimous voice vote.
FINDINGS OF FACT
1
2.
3.
Em
Exceptional physical circumstances or conditions
The exceptional condition applicable to this
property is the existing foundation. While it
constitutes an ongoing encroachment of the front
yard set back requirement for the tract, it is
"grandfathered" due to its placement at the
present location prior to the adoption of current
Borough regulations.
hardships.
Strict application of the zoning ordinance would
require the proposed structure to be built farther
back on the foundation away from the front lot
line. Another alternative would be to place the
whole structure elsewhere on the tract, on a
completely new foundation. Either of these
possible alternatives would result in practical
difficulties due to the loss of usable storage
capability that would have been available if the
all of the original foundation were used or by the
added expense of a new foundation located in an
area consistent with the Code. As the available
alternatives would not require the removal of the
existing foundation from its current location, the
strict application of the zoning ordinances would
result in an unnecessary hardship as the
foundation, will still be encroaching the front
yard setback requirement.
in the vicinity nor be detrimental to the public's
health, safety and welfare.
Granting of the variance to allow encroachment
into the setback would not damage or prejudice
other properties in the area. The Commission has
granted at least one other variance in this
subdivision for a similar use of an existing
foundation for a residential development and there
are nearby uses of other facilities that are
"grandfathered" and still in use today.
Granting of the variance will not be contrary to
the objectives of the 1982 Womens Bay Community
Plan which identifies this area as a potential
site for industrial development.
KIBS226560
Page 10 of 27
P&Z Minutes: August 17, 1988
5.
Actions of the applicant did not cause the special
condition from which relief is being sought by
variance. The existing foundation was in place at
the time the lot was purchased. The applicant
will take no action to improve the foundation
until the variance request has been decided.
6. That the granting of the variance will not Permit
a Prohibited land use in the district involved.
Warehouse and Storage are permitted uses in the
I --Industrial Zoning District.
E) Case 88-047. Request for a variance from Section
17.57.020(D) (Off -Street Parking) of the Borough Code
to allow either (A) both a forty-two (42) bed jail
facility (on Lots 122 through 126, Block 10, Erskine
Subdivision) and a homeless shelter (on Lot 2, Block
15, Kodiak Townsite) to provide only one hundred
twenty-eight (128) off-street parking spaces instead of
the required one hundred forty-five (145) off-street
parking spaces in a PL--Public Use Lands Zoning
District; or
(B) a forty-two (42) bed jail facility to provide
only one hundred thirty-six (136) off-street parking
spaces instead of the required one hundred thirty-nine
(139) off-street parking spaces in a PL--Public Use
Lands Zoning District. Lots 122 through 126, Block 10,
Erskine Subdivision; 215, 217, 219, 311, and 315 Mill
Bay Road. (City of Kodiak)
DUANE DVORAK indicated 49 public hearing notices were
mailed for this case and 3 were returned, 1 in favor
and 2 expressing non -objection to this request. Staff
recommended approval of this request.
Regular Session Closed.
Public Hearing Opened:
GORDON GOULD, City Manager, appeared before the
Commission and expressed support for this request,
stating that the City Council preferred alternative
(A) .
FRANCES CATER appeared before the Commission and
expressed support for this request. Ms. Cater stated
that the Shelter Board preferred alternative (A).
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER HENDEL MOVED TO GRANT a request for a
variance from Section 17.57.020 of the Borough Code to
permit the construction of a forty-two (42) bed jail
facility (on Block 10A, Erskine Subdivision) and a
shelter for the homeless (on Lot 2, Block 15, Kodiak
Townsite) which will only provide one hundred
twenty-eight (128) off-street parking spaces instead of
the required one hundred forty-six (146) off-street
parking spaces in a PL--Public Use Lands and a
B--Business Zoning Districts subject to the conditions
of approval contained in the revised staff memorandum
dated August 16, 1988 and to adopt the findings lA
through 6A contained in the revised staff memorandum
dated August 16, 1988 as "Findings of Fact" for this
case. The motion was seconded and CARRIED by unanimous
roll call vote.
Page 11 of 27
P&Z Minutes: August 17, 1988
KIBS226561
CONDITIONS OF APPROVAL
F
F
1. The specific location of the homeless shelter will
be established through the zoning compliance
process.
2. The applicant shall provide drawings of final
floor plans for both the jail addition and the
homeless shelter so that staff may check the
consistency of the parking plan requirements.
3. The applicant shall submit a revised parking plan,
prior to the issuance of zoning compliance,
showing the placement of the required number of
off-street parking places as specified by
variance.
4. The homeless shelter and the jail addition may
each be developed independently, however, in order
for the homeless shelter to receive its
Certificate of Occupancy it must have developed
and available the minimum number of required
off-street parking spaces for that facility. In
order for the jail addition to receive its
Certificate of Occupancy, the applicant shall have
developed the required number of off-street
parking spaces for the overall site, as specified
by the variance.
5. The applicant shall be required to submit a
grading and drainage plan for the site, plus an
annual maintenance schedule for those areas which
will not be developed in accordance with Section
17.57.040 (C) (Parking Area Development Standards)
and Section 17.21.050 (C) (Performance Standards)
of the Borough Code.
6. The applicant will be required to obtain approval
by the Planning and Zoning Commission regarding
the provision and maintenance of appropriate
screening.
FINDINGS OF FACT
1.
2.
Exceptional physical circumstances or conditions
applicable to the property or intended use of
A. There are several exceptional conditions that
apply to this site such as the irregular size
and shape of the lots, the location and
placement of down guys from utility poles and
the existence of a 45 foot utility easement
across one side of Lot 2, Block 15. Current
borough policy does not encourage
construction above or below a utility
easement. There are not many properties in
the Public Lands or Business Zoning Districts
with these kinds of constraints.
A. Strict application of the Zoning Ordinance
would require the provision of 145 off-street
parking spaces. This is a practical
difficulty due to the shape of the areas
available for parking and also due to the
placement of utility pole down -guys. In
addition, it would be an unnecessary hardship
Page 12 of 27
P&Z Minutes: August 17, 1988
KIBS226562
7
3.
4
5.
6.
Page 13.of 27
because both the inmates of the jail addition
and the residents of the homeless shelter are
not likely to require parking. The parking
that is provided will probably only be used
by operational personnel, occasional visitors
and perhaps for deliveries.
health, safety and welfare.
A. Granting of the variance should not result in
material damage or prejudice to other
properties in the vicinity as long as parking
lot development standards are strictly
adhered to. The variance, if granted, would
be a promotion of the public's health, safety
and welfare by increasing the police
department's capability for holding
individuals suspected of crimes. These
ideals would also be promoted by allowing a
shelter for the homeless, which could
provide a clean and safe place to sleep and
eat for those without proper shelter. The
proposed activity would also provide a
viable alternative to street living for
displaced workers with families.
The granting of the variance will not be contrary
to the objectives of the Comprehensive Plan.
A. This area, partially identified for Medium
Density Residential Development by the
comprehensive plan, has been dedicated to
off-street parking in support of the
institutional land uses located on the rest
of the site by previous land use decisions.
The area on which the present jail, police
station, fire station and library are placed
is designated for Public Use. The granting
of the variance will be not be contrary to
the objectives of the Comprehensive Plan
because the larger area of the site is
designated for public use and the
comprehensive plan is used as a general guide
and does not have to be interpreted
specifically.
A. In this case, the actions of the applicant
have not caused the conditions from which
relief is being sought by variance. The
existing developments on the site were
evaluated differently that the current
proposal. Based on a reinterpretation of the
current Borough Code, the applicant is
trying to maximize a window of opportunity
that was created through the reevaluation
process. Further, the variance will be
decided prior to construction of the proposed
facilities.
A. The placement of a homeless shelter in a
B--Business Zoning District has already
received conceptual approval through an
P&Z Minutes: August 17, 1988
KIBS226563
exception granted by the Commission per Case
88-020. The placement of a jail addition in
the PL--Public Use Lands Zoning District is a
permitted conditional use which was approved
by the Commission per Case 87-024.
F) Case 88-048. 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 2, Block 17, New
Kodiak Subdivision; 210 Mill Bay Road. (City of
Kodiak)
DUANE DVORAK indicated 37 public hearing notices were
mailed for this case and 3 were returned, opposing this
request. Staff recommended the Commission hold a
public hearing, and following the public hearing take
no action on this request as the applicant had
requested, in writing, that the case be withdrawn.
CHAIRMAN RENNELL noted that a public hearing would be
held, but that the Commission would take no action due
to the fact that the applicant had requested that this
case be withdrawn.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
G) Case 88-049. Request for a variance from Section
17.54.010(A and C) of the Borough Code to permit a four
(4) foot fence to project thirty-five (35) feet (to the
sidewalk) into the Rezanof Drive Right -of -Way in a
R1--Single-Family Residential Zoning District. Lot 4,
Block 56, East Addition; 1813 Rezanof Drive East.
(Charles and Connie Johnson)
DUANE DVORAK indicated 35 public hearing notices were
mailed for this case and 2 were returned, expressing
non -objection to this request. Staff recommended
approval of this request.
A discussion ensued among the Commissioners, with input
from Community Development Department staff, regarding
the fence's construction status.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER KNUDSEN MOVED TO GRANT a request for a
variance from Section 17.54.010(A) of the Borough Code
to permit a four (4) foot fence to project thirty-five
(35) feet (to the sidewalk) into the Rezanof Street
right-of-way in an R1--Single Family Residential Zoning
District, subject to the conditions of approval
contained in the staff report dated August 4, 1988 and
to adopt the findings contained in the staff report
dated August 4, 1988 as "Findings of Fact" for this
case. The motion was seconded and CARRIED by unanimous
roll call vote.
KIBS226564
Page 14 of 27 P&Z Minutes: August 17, 1988
F
r
r
CONDITIONS OF APPROVAL
1. The fence is constructed at the applicant's sole
expense.
2. The applicant assumes any liability associated
with said fence on State-owned property.
3. If at a future date the State determines that the
fence must be removed from State-owned property,
the applicant or any subsequent owner of Lot 4,
Block 56, East Addition, agrees to remove same
without cost to the State.
4. Since the land is publicly owned, no prescriptive
right accrues to the user.
FINDINGS OF FACT
0
2.
3.
4.
The exceptional condition applicable to the
intended use of the property is largely a
perceptual one. Typically, the average property
owner assumes that all the land out to the
sidewalk or roadway edge is their "yard," and that
they should be able to erect a fence of any height
around that yard. In addition, if the fence was
built along the property lines, strips of State
property would remain outside the fence. It is
possible that this property would not then be
maintained by the property owner.
hardships.
Strict application of the zoning ordinance would
only allow the fence to be placed on the property
lines. This is an unnecessary hardship when many
other fences in the community have encroached on
the public property without first receiving a
variance. The Commission has also granted
variances in the past for fences to project into
road rights -of -way.
iiealznu sarety ana weifare
Granting of the variance will not be detrimental
to the public's health, safety or welfare because
the fence does not pose a line of site problem
along Rezanof Street. Also, the conditions
outlined below ensure that any future removal of
the fence will not impose a cost to the public.
The erection of the fence into the right-of-way
will hopefully ensure that the small strip of
State property is maintained by the adjacent
property owner to the benefit of the Public.
Granting of the variance will not be contrary to
the objectives of the Comprehensive Plan. The
Comprehensive Plan identifies this area for Medium
Density Residential development. Fences and other
Page 15 of 27
P&Z Minutes: August 17, 1988
KIBS226565
5.
minor structural developments are not addressed in
the Comprehensive Plan.
In this instance, actions of the applicant have
caused the conditions from which relief is being
sought by variance. This is due to the fact that
fence construction began prior to the granting of
the variance. However, staff believes that the
variance would have been requested prior to the
initiation of construction if the applicant had
understood that it was necessary.
6. That the granting of the variance will not permit
a prohibited land use in the district involved
Fences are permitted in all land use districts.
H) Case 88-050. Request for a variance from Section
17.18.050(A) (Yards) of the Borough Code to permit the
construction of a covered deck that encroaches eight
(8) feet into the required eighteen (18) foot front
yard setback in a R1--Single-Family Residential Zoning
District. Lot 24, Block 12, Aleutian Homes
Subdivision; 716 Willow Street. (Wilfredo Cabudol)
DUANE DVORAK indicated 62 public hearing notices were
mailed for this case and none were returned. Staff
recommended approval of this request.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER THOMPSON MOVED TO GRANT a request for a
variance from Section 17.18.050 of the Borough Code to
permit a thirty by eight (30 x 8) foot covered deck
addition onto the existing single family residence to
encroach four (4) feet into the required fourteen (14)
foot front yard setback in an R1--Single-Family
Residential Zoning District on Lot 24, Block 12,
Aleutian Homes Subdivision; and to adopt the findings
contained in the staff report dated August 9, 1988, as
"Findings of Fact" for this case. The motion was
seconded and CARRIED by unanimous roll call vote.
FINDINGS OF FACT
1.
r In this case the exceptional physical condition is
I the placement of the existing structure on the
lot, 18 feet from the Willow Street right-of-way.
Any addition of a covered deck will require a
variance. The house was built in 1951 and during
this time covered decks were not typically
included on the buildings that make up this
subdivision. In addition, buildings were not
sited in such a manner as to allow for any
additions without encroaching into the required
setbacks.
KIBS226566
Page 16 of 27 P&Z Minutes: August 17, 1988
3.
4.
Strict application of the zoning ordinances would
result in practical difficulties or unnecessary
hardships.
The strict application of the zoning ordinance
will not allow the addition of a covered deck.
This is a practical difficulty and unnecessary
hardship when many other residences in Aleutian
Homes and surrounding subdivisions have covered
decks and arctic entries.
health, safety and welfare.
Granting of this variance will not result in
material damages or prejudice to other properties
in the area. A substantial number of other
residences in the area have covered decks and
arctic entries and the Commission has granted
variances in the past for these types of
additions, including for the lot next door.
Granting of the variance will not be contrary to
the objectives of the comprehensive plan which
identifies this area for Medium Density
Residential Development. The addition will not
increase the existing density or alter the
permitted land uses.
That actions of the applicant did not cause
special conditions or financial hardship from
which relief is being sought by the variance.
In this case, actions of the applicant have not
caused the conditions from which relief is being
sought by variance. The variance will be decided
prior to the construction of the covered deck.
That the granting of the variance will not permit
a prohibited land use in the district involved.
Single-family residences are a permitted land use
in this district.
I) Case S-88-018. Request for preliminary approval of the
subdivision of Lot 11, Block 1, Miller Point Alaska
Subdivision Second Addition to Lots 11A and 11B. 4254
Cliffside Road (Baine H. and Frances Cater)
ANN MOEN indicated 27 public hearing notices were
mailed for this case and none were returned. Staff
recommended preliminary approval of this request.
COMMISSIONER THOMPSON reported that he was sent a
public hearing notice for his property which is 815
feet from the applicant's property and that he did not
consider this appropriate nor a conflict of interest.
Regular Session Closed.
Public Hearing Opened:
MIKE RASMUSSEN appeared before the
expressed support for this request.
Public Hearing Closed.
Regular Session Opened.
Commission and
KIBS226567
Page 17 of 27 P&Z Minutes: August 17, 1988
COMMISSIONER HENDEL MOVED TO GRANT PRELIMINARY APPROVAL
OF CASE S-88-018; the subdivision of Lot 11, Block 1,
Miller Point Alaska Subdivision Second Addition to Lots
11A and 11B, subject to the following conditions of
approval:
CONDITIONS OF APPROVAL
1. If the applicant obtains a building permit for a
primary structure on proposed Lot 11-B within 30
days of subdivision approval, the applicant will
not be required to remove the accessory buildings
located on proposed Lot 11-B.
2. The applicant shall obtain a variance for the
garage if it will continue projecting into the
required twenty-five (25) foot front yard setback
of the R2--Two Family Residential Zoning District.
The motion was seconded.
A discussion ensued among the Commissioners, with input
from Community Development Department staff,
Engineering Department staff, and Mr. Cater regarding
the discussions at the packet review and the conditions
of approval. It was determined during the discussion
that the two (2) off-street parking spaces required for
Lot 11-A have been developed.
COMMISSIONER HENDEL, with concurrence of the second,
accepted the following friendly amendment to the main
motion:
3. That construction of the residential structure
required in condition number one (1) above be
begun within the next one (1) year.
The question was called, and the MAIN MOTION AS AMENDED
CARRIED by unanimous roll call vote.
J) Case S-88-019. Request for a variance from Section
16.40.050(C)(1) (Lot Design) of the Borough Code to
permit the platting of a lot with a flag stem of less
than thirty (30) feet, and a request for preliminary
approval of the subdivision of Lot 13, Block 1, Miller
Point Alaska Subdivision Second Addition to Lots 13A,
13B, and 13C. 4320 Cliffside Road. (Michael
Rasmussen)
ANN MOEN submitted a revised memorandum concerning this
case to the Planning and Zoning Commission and
Community Development Department staff.
CHAIRMAN RENNELL recessed the meeting for five minutes
so that the Commission could read the revised
memorandum from the Engineering Department. CHAIRMAN
RENNELL called the meeting back to order at 10:00 p.m.
COMMISSIONER THOMPSON stated that he would no longer
acknowledge the receipt of a public hearing notice as a
potential conflict of interest. A discussion ensued
among the Commissioners and Engineering Department
staff regarding conflict of interest.
Regular Session Closed.
Public Hearing Opened:
MIKE RASMUSSEN, applicant, appeared before the
Commission and expressed support for this request in
the form suggested by the Director of the Community
Development Department.
KIBS226568
Page 18 of 27 P&Z Minutes: August 17, 1988
A lengthy discussion ensued among the Commissioners,
Mr. Rasmussen, and Engineering Department staff,
regarding the history of this particular case, the
radius of notification for public hearing notices, and
the specific conditions of approval outlined in the
revised memorandum from the Engineering Department,
dated August 16, 1988.
BAINE CATER appeared before the Commission and
expressed support for Mr. Rasmussen's request.
SCOTT ARNDT appeared before the Commission and
expressed support for Mr. Rasmussen's request.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER ANDERSON MOVED TO GRANT PRELIMINARY
APPROVAL to a revised subdivision for Case 5-88-019,
that creates lots that all meet the minimum required
lot width, subject to the following conditions:
CONDITIONS OF APPROVAL
1. That, to reflect the purchase of property from Lot
14 to provide for the required 60-foot lot width
and 30-foot flag stems, a plat be submitted for
the vacation and replat of Lots 13 and 14,
creating Lots 13A, 13B, 13C, and Lot 14A.
2. That the plat to be submitted shall reflect the
required 60-foot lot widths and 30-foot flag stem
widths, eliminating the need for granting of a
variance.
3. The rear yard setback for Lots 13B and 13C shall
be measured from the top of the bank.
The motion was seconded.
A discussion ensued among the Commissioners.
The question was called and the MAIN MOTION CARRIED by
unanimous roll call vote.
A discussion ensued among COMMISSIONER THOMPSON and
CHAIRMAN RENNELL regarding this case.
K) Case S-88-020. Request for preliminary approval of the
subdivision of U.S. Survey 362 to Tracts A, B, C, and D
(five -plus acres each). Located with Section 22,
Township 30 South, Range 32 West, Seward Meridian,
(Karluk Lagoon/Karluk River). (Trillium Corporation)
ANN MOEN indicated 2 public hearing notices were mailed
for this case and none were returned. Staff
recommended approval of this reauest.
Regular
Session Closed.
Public
Hearing Opened:
Seeing
and hearing none.
Public
Hearing Closed.
Regular
Session Opened.
COMMISSIONER HENDEL MOVED TO GRANT_ PRELIMINARY APPROVAL
OF CASE S-88-020; the subdivision of U.S. Survey 362 to
Tracts A, B, C, and D (five -plus acres each). Located
with Section 22, Township 30 South, Range 32 West,
Seward Meridian, (Karluk Lagoon/Karluk River), subject
to the following condition of approval:
Page 19 of 27
P&Z Minutes: August 17, 1988
KIBS226569
CONDITION OF APPROVAL
1. A ten (10) foot easement along the shoreline shall
be dedicated to public access.
The motion was seconded and CARRIED by unanimous roll
call vote.
L) Case S-88-021. Request for preliminary approval of the
vacation of Lots 21 and 22, Block 7, Monashka Bay
Alaska Subdivision, and replat to Lots 21A, 22A, and
22B. 3399 and 3401 Peninsula Road (Nancy E. Anderson,
Vicki M. Case, Fritz Bruenhoff)
ANN MOEN indicated public hearing notices were mailed
for this case and were returned, in favor and opposing
this request. Staff recommended approval of this
request.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER KNUDSEN MOVED TO GRANT PRELIMINARY
APPROVAL OF CASE S-88-021; the vacation of Lots 21 and
22, Block 7, Monashka Bay Alaska Subdivision, and
replat to Lots 21A, 22A, and 22B, subject to the
following conditions of approval:
CONDITIONS OF APPROVAL
1. Place the following note on the final plat: "The
required twenty-five (25) foot front yard setback
requirement for proposed Lot 22-B shall be
calculated from the rear lot line of proposed Lot
22-A. Also, a twenty-five (25) foot front yard
setback shall be maintained from Lakeview Drive."
2. The accessory building located on proposed Lot
22-B must be removed or relocated in accordance
with Title 17.
3. The developer shall improve the line of sight at
the intersection of the driveway of Lot 22A and
the access easement so that the top of the hill
can be seen.
The motion was seconded and CARRIED by unanimous roll
call vote.
FRITZ BRUENHOFF requested that he be heard. A
discussion ensued among the Commissioners and Mr.
Bruenhoff and the consensus of the Commission was that
since Mr. Bruenhoff had not been aware that a public
hearing had been held on this case that Mr. Bruenhoff
would be heard.
I Mr. Bruenhoff presented pictures to the Commission
II regarding this subdivision and the line of sight to the
top of the hill. A discussion ensued among the
Commissioners and Mr. Bruenhoff regarding the line of
sight requirement and the other conditions of approval.
COMMISSIONER KNUDSEN MOVED TO RESCIND CONDITION NUMBER
3 (LINE OF SIGHT). The motion was seconded and FAILED
by majority roll call vote. Commissioners Hartt,
Hendel, Knudsen, Rennell, and Thompson voted "no."
Page 20 of 27
P&Z Minutes: August 17, 1988
KIBS226570
M) Case S-88-022. Request for preliminary approval of the
subdivision of the remainder of Lot 19 of Lot 2, U.S.
Survey 2539 to Tracts 19A and 19B, encompassing Rezanof
Drive West. Located with Sections 21 and 28, Township
28 South, Range 20 West, Seward Meridian, adjacent to
the "Old Shipyard" in Womens Bay. (Koniag Inc.
Regional Native Corporation)
ANN MOEN indicated 2 public hearing notices were mailed
for this case and none were returned. Staff
recommended approval of this request.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER KNUDSENMOVED TO GRANT PRELIMINARY
APPROVAL OF CASE S-88-022; the subdivision of the
remainder of Lot 19 of Lot 2, U.S. Survey 2539 to
Tracts 19A and 19B, encompassing Rezanof Drive West.
Located with Sections 21 and 28, Township 28 South,
Range 20 West, Seward Meridian, adjacent to the "Old
Shipyard" in Womens Bay; subject to conditions of
approval 1 through 6 (1 - 6) outlined in the memorandum
from the Borough Engineer dated August 9, 1988. The
motion was seconded and CARRIED by unanimous roll call
vote.
CONDITIONS OF APPROVAL
1. Show the total areas for Lots 19-A and 19-B on the
final plat.
2. Show the net areas for Lots 19-A and 19-B,
excluding the highway right-of-way, on the final
plat.
3. Define the points at which the highway
right-of-way centerline crosses the boundary of
Lots 19-A and 19-B.
4. Define the locations of KEA easements by distances
and bearings from the boundaries of Lots 19-A and
19-B.
5. Make the following corrections to the Legal
Description:
a. Radial Bearing of S46 1715411E instead of S45
15140"E;
b. Include the seconds on the tangent bearing
N47 44115"E; and
C. Change the central angle of 08 11157" to 02
r 14135".
I 6. Show the Basis of Bearing on the final plat.
N) Case S-88-023. Request for preliminary approval of the
subdivision of the remainder of a Portion of U.S.
Survey 1671 to Tracts A, B, C, and D. Located within
Section 19, Township 26 South, Range 19 West, Seward
Meridian, on Spruce Island. (Edward N. Opheim, Sr.)
ANN MOEN indicated
mailed for this case
recommended approval
13 public hearing notices were
and none were returned. Staff
of this request.
Page 21 of 27
P&Z Minutes: August 17, 1988
KIBS226571
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER_ KNUDSEN MOVED TO GRANT PRELIMINARY
APPROVAL OF CASE 5-88-023: the subdivision of the
remainder of a Portion of U.S. Survey 1671 to Tracts A,
B, C, and D. Located within Section 19, Township 26
South, Range 19 West, Seward Meridian, on Spruce
Island; subject to conditions of approval numbered one
through three (1 - 3) outlined in the memorandum from
the Borough Engineer dated August 9, 1988. The motion
was seconded and CARRIED by unanimous roll call vote.
CONDITIONS OF APPROVAL
1. The applicant shall obtain ADEC approval of this
subdivision prior to submittal of the final plat.
2. That the right-of-way width for the stub road
providing access to Tract B be revised to 60 feet
in width.
3. That the two portions of the right-of-way to be
dedicated be named.
0) Case 5-88-024. Request for preliminary approval of the
vacation of Lots 20 and 21, Block 4, Monashka Bay
Alaska Subdivision, and replat to Lots 20A, 20B, 20C,
and 21A. 2807 and 2769 Lakeview Drive (Stephen
Rennell)
r CHAIRMAN RENNELL noted that he had a conflict of
interest and passed the gavel to COMMISSIONER ANDERSON.
ANN MOEN indicated 45 public hearing notices were
mailed for this case and 1 was returned, expressing
non -objection to this request. Staff recommended
approval of this request.
Regular Session Closed.
Public Hearing Opened:
K. FALATTO appeared before the Commission and expressed
opposition to this request.
FRED TURCOTT appeared before the Commission and
expressed opposition to this request.
A discussion ensued among the Commissioners, Mr.
Turcott, and Engineering Department staff regarding the
access easements on the plats. Ms. Moen provided the
Commission with the original plats on file in the
Engineering Department.
ALAN SPALINGER appeared before the Commission and
opposition to this request.
LESLIE WATSON appeared before the Commission and
opposition to this request.
A discussion ensued among the Commissioners, Mr.
Turcott, and Mr. Falatto regarding the history of the
plats.
STEVE RENNELL, applicant, appeared before the
Commission and expressed support for this request.
Page 22 of 27 P&Z Minutes: August 17, 1988
KIBS226572
SCOTT ARNDT appeared before the Commission and
suggested that this case be tabled until the
Engineering Department could furnish further
information.
A discussion ensued among the Commissioners, Mr. Arndt,
and Engineering Department staff regarding the data
supplied by the Engineering Department on this
subdivision.
Public Hearing Closed.
Regular Session Opened.
A discussion ensued among the Commissioners regarding
this case.
FOR the vacation of Lots 20 and 21, Block 4, Monashka
Bay Alaska Subdivision, and replat to Lots 20A and 21A;
AND TO TABLE THE SUBDIVISION of proposed Lots 20A, 20B,
and 20C, instructing the Engineering Department to
provide further information regarding this request.
The motion was seconded and CARRIED by majority roll
call vote. Commissioners Thompson voted "no."
COMMISSIONER RENNELL returned to the Planning and Zoning
Commission.
P) Case 5-88-025. Request for preliminary approval of the
vacation of Lots 3B and 4B, Block 1, Miller Point
Alaska Subdivision, and replat to Lots 3B-1 and 4B-1.
4744 Rezanof Drive East and 4093 Parkside Drive (Jim
Simmen and Craig Johnson)
ANN MOEN indicated 32 public hearing notices were
mailed for this case and none were returned. Staff
recommended approval of this request.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER ANDERSON MOVED TO GRANT PRELIMINARY
APPROVAL OF CASE S-88-025; the vacation of Lots 3B and
4B, Block 1, Miller Point Alaska Subdivision,
and replat to Lots 3B-1 and 4B-11 subject to the
following condition:
CONDITION OF APPROVAL
1. The correction of the arc length along Rezanof
Drive East to 149.97 feet rather than 149.47 feet.
The motion was seconded and CARRIED by unanimous voice
vote.
r-- COMMISSIONER ANDERSON MOVED TO CONTINUE THE MEETING beyond
11:55 p.m. The motion was seconded and CARRIED by unanimous
voice vote.
VII. OLD BUSINESS
A). Findings of Fact for Case 88-037. The denial of a
request for a variance from Section 17.36.030
(Nonconforming Lots of Record) of the Borough Code to
permit a two-family dwelling unit (duplex) to locate on
a nonconforming lot of record (substandard lot area and
width) instead of only a single-family residence in a
Page 23 of 27 P&Z Minutes: August 17, 1988
KIBS226573
F
F
F
R3--Multifamily Residential Zoning District. Lot 10,
Block 5, Leite Addition; 1512 Mission. (R. Marasigan)
(The Planning and Zoning Commission deferred findings
of fact from the July 20, 1988 Regular Meeting.)
COMMISSIONER HENDEL MOVED TO ADOPT the findings of fact
for Case 88-037 contained in the staff memorandum dated
August 9, 1988. The motion was seconded and CARRIED by
unanimous voice vote.
FINDINGS OF FACT
2.
3.
The exceptional physical circumstances is that the
lot is nonconforming due to its area of 5,981
square feet. This is 1,219 square feet less than
the minimum lot area required by current zoning
regulations (71200 square feet for R1, R2, and R3
developments of up to a triplex). Additionally,
the lot does not meet the minimum width
requirement of 60 feet as it is only 49.79 feet
wide.
Strict application of the Zoning Ordinance would
only allow the construction of a single-family
residence. There is no indication that the strict
application of the provisions of this title,
which currently allows for the existing
development without the requirement of variance,
would result in any practical difficulties or
unnecessary hardship.
the public's health safety or general weirare.
A variance to allow the conversion of a single
family dwelling into a duplex could prejudice
other single family dwellings in the vicinity,
especially the single family dwellings that are
located in the eastern end of Block 5, Leite
Addition. Allowing a greater density than single
family residential would result in a higher
potential for increased traffic generation and
parking requirements which would be out of
character with the single family residences in the
vicinity. Based on the testimony heard by the
Commission, it appears that during a previous case
concerning the development of the subject lot by
the Assembly of God Church, a perception was
created in the minds of the surrounding owners of
single family residences that this area would
remain as single family residential for the life
expectancy of the new construction even though it
was occurring in an R3--Multifamily Zoning
District.
4. That the granting of the variance will not be
contrary to the objectives of the comprehensive
plan,
The granting of a variance would not be contrary
to the objectives of the Comprehensive Plan which
Page 24 of 27
P&Z Minutes: August 17, 1988
KIBS226574
identifies this area for High Density Residential
Development.
5.
a variance.
The 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
any conversion of the structure to a duplex.
6. That granting of the variance will not permit a
prohibited land use in the district involved.
A Two -Family Residential Development is permitted
in the R3--Multifamily Residential Zoning
District.
B) Findings of Fact for Case S-88-017. The granting of a
request for a variance in accordance with Section
16.100.010 (Variances) of the Borough Code to permit
the subdivision of Lot 3, Block 4, Miller Point Alaska
Subdivision First Addition into Lots 3-A, 3-B, 3-C,
3-D, 3-E and 3-F with two (2) flag stems with widths
less than the required thirty (30) foot width. 3507
Melnitsa Lane (Island Properties, Inc.) (The Planning
and Zoning Commission deferred findings of fact from
the July 20, 1988 Regular Meeting.)
COMMISSIONER ANDERSON MOVED TO ADOPT the findings of
fact outlined in the staff memorandum dated August 9,
1988, for Case S-88-017, the granting of a request for
a variance in accordance with Section 16.100.010 of the
Borough Code to permit the subdivision of Lot 3, Block
4, Miller Point Alaska Subdivision First Addition into
Lots 3-A, 3-B, 3-C, 3-D, 3-E and 3-F with two (2) flag
stems with widths less than the required thirty (30)
foot width. The motion was seconded and CARRIED by
unanimous voice vote.
FINDINGS OF FACT
Due to the favorable topography of the lot in the
vicinity of the flag stems for Lots 3C and 3D, and
also due to the condition of approval requiring
one (1) easement access point be established
serving Lots 3B, 3C, 3D, and 3F, the Commission
finds that the proposed subdivision of land may
vary from the Borough Zoning Code by allowing Lots
3B, 3C, 3D, and 3F to be served by one (1) platted
easement in common of fifty (50) feet in width
consistent with two (2), twenty-five (25) foot
flag stems. The requirement of thirty (30) foot
flag stems in this instance would result in real
difficulties, and the variance from the thirty
(30) foot flag stem requirement will allow the
subdivider to develop his property in a reasonable
manner.
I 2. The flag stem serving Lot 3E however, not having
such favorable topography as the other flag lots
considered in the subdivision, must conform to the
standards established for type "I" flag lots
which requires the establishment of a flag stem
access corridor of at least thirty (30) feet in
width.
C) Case 88-027. Request to investigate the rezoning of
Lots 4 through 11, Block 3, Lakeside Subdivision from
I --Industrial to a different zoning district
classification in accordance with Chapter 17.72
Page 25 of 27 P&Z Minutes: August 17, 1988
KIBS226575
(Amendments and Changes) of the Borough Code. 2327,
2289, 2249, 2207, 2165, and 2095 Selief Lane; 443 Von
Scheele Way; and, Lot 10 is presently a greenbelt
extending from Selief Lane (along Beaver Lake Drive) to
Von Scheele Way. (Kodiak Island Borough)
COMMISSIONER HENDEL MOVED TO RECOMMEND to the Kodiak
Island Borough Assembly that Lots 4 through 11, Block
3, Lakeside Subdivision not be rezoned, but that an
alley be platted and developed on the interior of the
adjacent platted green belt. The alley should be
developed at the existing grade so that access is
provided to the rear of the platted lots. Development
of the alley should not disturb the platted green belt.
The Commission also adopts the findings of fact
contained in the staff memorandum dated August 9, 1988.
The motion was seconded and CARRIED by unanimous voice
vote.
FINDINGS OF FACT
Findings as to the Need and Justification for a
Change or Amendment.
The Commission finds that there is no need or
justification to rezone Lots 4 though 11, Block 3,
Lakeside Subdivision from I --Industrial to another
zoning district classification. Especially, in
light of the lack of undeveloped industrially
zoned property within the City limits, the
proximity of the property to the municipal airport
and impound yard, and the large platted buffer
between the block and nearby residentially zoned
property.
2. Findings as to the Effect a Change or Amendment
would have on the Objectives of the Comprehensive
Plan.
The 1968 Comprehensive Plan generally depicts this
area for Light Industrial and Public and Open
Space. Retaining the existing zoning district
classification is consistent with the light
industrial designation in the comprehensive plan.
Much of the area identified in the vicinity of
this block for public and open space has been
already developed for other uses, primarily
residential. As a result, the comprehensive plan
designation of public and open space is no longer
appropriate for this area.
There was no further old business.
VIII. NEW BUSINESS
A) Capital Improvements Program (CIP). Request for review
by the Planning and Zoning Commission under Section
2.40.030(E) of the Borough Code of a list of
recommended Capital Improvements which are necessary or
desirable to be constructed during the next five (5)
year period (Fiscal Year 1989 through Fiscal Year
1994) .
COMMISSIONER HENDEL MOVED TO ACKNOWLEDGE RECEIPT OF NEW
BUSINESS ITEM A. The motion was seconded and CARRIED
by unanimous voice vote.
The consensus of the Commission was that a worksession
needed to be scheduled for discussion of this topic.
There was no further new business.
KIBS226576
Page 26 of 27 P&Z Minutes: August 17, 1988
IX. COMMUNICATIONS
F
F
r
OMMISSIONER HENDEL MOVED TO ACKNOWLEDGE RECEIPT of items A
through D of communications. The motion was seconded and
CARRIED by unanimous voice vote.
A) Administrative Interpretation: Appropriate Bumper
Guards and Wheel Stops.
B) Administrative Interpretation: Fences, Walls, and
Hedges in other than Residential Zoning Districts.
C) Letter dated July 22, 1988, to Jerome M. Selby from Don
W. Collinsworth, Commissioner of the Alaska Department
of Fish and Game, re: Tugidak Island Critical Habitat
Area. [With attachments: Alaska Statutes (pages
136-137) and a pamphlet "Special Area Permit
Regulations"]
D) Minutes of the Womens Bay Comprehensive Planning
Committee: June 14 and June 28, 1988.
There were no further communications.
X. REPORTS
COMMISSIONER HENDEL MOVED TO ACKNOWLEDGE RECEIPT of item A
of reports. The motion was seconded and CARRIED by
unanimous voice vote.
A) Status Report from the Community Development
Department.
There were no further reports.
XI. AUDIENCE COMMENTS
ANN MOEN appeared before the Commission and expressed her
feelings regarding the Engineering Department.
SCOTT ARNDT appeared before the Commission and expressed his
feelings regarding the Engineering Department.
MIKE RASMUSSEN appeared before the Commission and expressed
his feelings regarding the Engineering Department.
ANN MOEN reappeared before the Commission and expressed her
feelings regarding the Engineering Department.
There were no further audience comments.
XII. COMMISSIONERS' COMMENTS
XIII. ADJOURNMENT
CHAIRMAN RENNELL adjourned the meeting at 12:15 p.m.
KODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
By: g
to RenneChairman
ATTEST (�
By: rsn
Patricia Miley, ecretary
Community Development Department
DATE APPROVED: 5Qrtm%,6 7-1 , 141g
KIBS226577
A TAPE RECORDING IS ON FILE AT THE KODIAK ISLAND BOROUGH
COMMUNITY DEVELOPMENT DEPARTMENT
Page 27 of 27 P&Z Minutes: August 17, 1988