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1984-02-22 Regular MeetingKODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION RE -SCHEDULED REGULAR MEETING MINUTES February 22, 1984 I CALL TO ORDER: CHAIRMAN KEN GREGG called the meeting to order at 7:30 p.m. in the Borough Assembly Chambers, Kodiak, Alaska. CHAIRMAN GREGG announced that the regular meeting of February 15, 1984 was canceled due to inclement weather and road conditions. II ROLL CALL: Commissioners Present: Also Present: Ken Gregg, Chairman Linda Freed, Director Steve Rennell Community Development Department Marlin Knight Virginia Crowe Dave Crowe, Borough Engineer Fred Patterson Tim Hill Bud Cassidy, Assistant Planner Dan James Jolinda Goodwin, Planning Secretary III APPROVAL OF AGENDA: r CHAIRMAN GREGG noted that Item VII E, Case S-84-002, was to be deleted from the agenda. COMMISSIONER HILL MOVED TO APPROVE the agenda, seconded by Commissioner Crowe. The motion CARRIED by unanimous voice vote. IV MINUTES OF PREVIOUS MEETING - January 18, 1984. There were no corrections or additions to the minutes. COMMISSIONER HILL MOVED TO APPROVE the minutes of January 18, 1984, seconded by Commissioner Rennell. The motion CARRIED by unanimous voice vote. V APPEARANCE REQUESTS AND AUDIENCE COMMENTS: CHAIRMAN GREGG noted a request from Mr. Donnell Rounsaville for formal approval of a parking site plan, tentatively reviewed and approved at the Commission's February 1, 1984 worksession. This review was now required because there will be more than 10 units in the complex, located on Lot 10 and Lot 11, Block 3, Alderwood Addition. COMMISSIONER HILL MOVED TO APPROVE the site plan, per the plans reviewed at the February 1, 1984 worksession, as attached to the building permit. The motion was seconded by Commissioner Rennell and CARRIED by unanimous voice vote. VI PUBLIC HEARINGS: (A) CASE 84-001. Request to rezone Lots 7 through 12B, Block 1, Island Lake Subdivision, U.S. Survey 3219, from Single -Family Residential (R1) to Two -Family Residential (R2) in accordance with Chapter 17.72, Amendments and Changes, bordering Island Lake on Arctic Tern between Island Lake Road and Kittiwake (Lorna -Lee Arndt). COMMISSIONER RENNELL MOVED TO REMOVE THE ITEM FROM THE TABLE and the motion was seconded. The motion CARRIED by unanimous voice vote. KIBS225470 MS. FREED reported receiving three telephone calls from people opposing this rezoning. CHAIRMAN GREGG then recessed the Regular Meeting and opened the Public Hearing. STAN THOMPSON, representing himself and his wife who are tenants on Lot 9, Block 1, Island Lake Subd., was present and voiced objection to the rezoning request. Mr. Thompson, who has a contract to purchase Lot 9 from Mr. H.J. Woodworth, stated the lots were too small to be practical for multiple -family dwellings. r MS. SHANNON BACH, Lot 2, Block 3, Island Lake Subd., presented the Commission with written testimony from several neighboring property owners, all in opposition to the rezoning request. MS. Bach felt the lots were too small and the road system inadequate, and she did not want to have more people in the area. She requested no further "spot" zoning until an over- all view could be taken of the Island Lake area. MRS. LORNA-LEE ARNDT was present and stated her request was in con- formance with the rest of the zoning in the area. Mrs. Arndt spoke favor- ably of the present road system, stating they were wider than any others in the area. Mrs. Arndt did not feel that this rezoning would create any more people in the area than what the area was presently experiencing. MR. SCOTT ARNDT, adjacent property owner, was present and stated no objection with R2 zoning in the area. Mr. Arndt also felt the present road system was adequate to meet the needs of the area. MS. FREED read into the record the additional letters of objection received prior to the meeting from: Mr. John Lund; Ms. Judy Van Fleet; Gene & Sheila Black; and Patricia and Bruce Putnam. As there were no further audience comments, CHAIRMAN GREGG closed the Public Hearing and reconvened the Regular Meeting. COMMISSIONER CROWE MOVED TO RECOMMEND THE REZONING of Lot 7 through r" 12B, Block 1, Island Lake Subdivision, U.S. Survey 3219, from R1 to R2. Commissioner Rennell seconded the motion and the question was called. The motion FAILED by unanimous roll call vote. FINDINGS OF FACT AND REASONS FOR DENIAL from the Commissioners were: no present need to rezone; a two -acre minimum criteria for rezoning had not been met; the total area of all the lots proposed for rezoning was less than the two -acre minimum criteria; public testimony indicated a desire for the character of the area to remain rural; and the rezoning would impact the area traffic and density. MRS. CROWE MOVED TO APPROVE THE FINDINGS OF FACT AND REASONS FOR DENIAL. The motion was seconded and the question called. The motion CARRIED by unanimous roll call vote. CHAIRMAN GREGG informed Mrs. Arndt of her right to appeal within ten days to the Borough Assembly. B) CASE 84-008. Request for an exception from Section 17.24.010, Permitted Uses, to allow Sunday church service in the Kodiak Livestock Coop building for a period of two years on Lot 3, Block 4, Tract A, Bells Flats Alaska Subdivision (Berean Baptist Church). MS. FREED corrected Item #2 of the February 3, 1984 staff report: "Any proceeds derived from church activities held on the property should be used for the operation and/or maintenance of the facility in accordance with the deed dated February 15, 1980." CHAIRMAN GREGG recessed the Regular Meeting and opened the Public Hearing. As there were no audience comments, CHAIRMAN GREGG closed the Public Hearing and opened the Regular Meeting. COMMISSIONER CROWE MOVED TO GRANT A REQUEST FOR AN EXCEPTION on Lot 3, Block 4, Tract A, Bells Flats Alaska Subdivision, contingent on the following conditions: 1) That the exception be granted for the requested two-year period and be non-renewable; KIBS225471 Re -scheduled Meeting - 2 - February 22, 1984 2) Any proceeds derived from church activities held on the property should be used for the operation and/or maintenance of the facility in accordance with the deed dated February 15, 1980. For purposes of clarification, Mrs. Crowe interpreted "any proceeds" in Item #2 of the conditions to mean "the rent paid to the Kodiak Livestock Cooperative, Inc. for the use of this premises." COMMISSIONER RENNELL SECONDED the motion and the question was called. The motion CARRIED by unanimous roll call vote. 1 C) CASE 84-009. Request for a variance from Section 17.18.050, Yards, to a low w the construction of a single-family residence in a Single -Family Residential District (R1) that encroaches into the required front yard setbacks on Lot 4A, Block 2, Leite Subdivision, 1516 Ismailov Street (Allan Grauel). As there was no additional staff report, CHAIRMAN GREGG recessed the Regular Meeting and opened the Public Hearing. There were no audience comments and CHAIRMAN GREGG closed the Public Hearing and reconvened the Regular Meeting. COMMISSIONER KNIGHT MOVED TO APPROVE A REQUEST FOR A VARIANCE on Lot 4A, Block 2, Leite Subdivision and the motion was seconded. The question was called and the motion CARRIED by unanimous roll call vote. COMMISSIONER CROWE MOVED TO APPROVE AS FINDING OF FACT AND REASONS FOR APPROVAL: 1. That the platted sewer easement presents an exceptional physical circumstance or condition applicable to the property or to its intended use or development which does not apply generally to other properties in the same land use district; 2. That the strict application of the provisions of this title would r result in practical difficulties or unnecessary hardship; 3. That the granting of the variance will not result in material damage or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety, or general welfare; 4. That the granting of the variance will not be contrary to the objectives of the comprehensive plan; 5. That actions of the applicant did not cause special conditions of financial hardship or inconvenience from which relief is being sought by a variance; and 6. That granting the variance will not permit a prohibited land use in the district involved. COMMISSIONER RENNELL seconded the motion and the question was called. The motion CARRIED by unanimous voice vote. D) CASE 84-010. Request for an exception from Section 17.19.020, Permitted Uses, to allow the construction of two additional apartments onto an existing duplex with an office in the garage in a Two -Family Residential District (R2), located on Lot 67, Block 8, Erskine Subdivision, 424 Carolyn Avenue (Edward F. Randolph). MS. FREED noted that a parking plan had been submitted by Mr. Randolph and that staff had had the opportunity to review the plan. CHAIRMAN GREGG recessed the Regular Meeting and opened the Public Hearing. r EDWARD F. RANDOLPH was present and spoke favorably for granting the request for an exception, stating that currently there were three other lots being used on Carolyn Avenue in an R3-fashion. Mr. Randolph felt that the use of these lots, although "grandfathered" into the current zoning status in 1981, was significant to the request. Mr. Randolph submitted a petition signed by 20 owners/tenants within a 400' radius of 424 Carolyn who felt there would be no adverse conditions created by granting the request. THE COMMISSION questioned Mr. Randolph and discussed his intended use of the property. Ms. Freed noted Item #3 of the February 15, 1984 staff report: "The adjacent lot where additional land is to be purchased or Re -scheduled Meeting - 3 KIBS225472 ebruary 22, 1984 leased, Lot 9A, Block 13, Aleutian Homes Subd., is a substandard lot with an area of 5,252 square feet. Any land leased or purchased would further reduce the size of the lot." Mr. Randolph noted a verbal agreement did exist with Mr. Samuel Graber for additional off-street parking locations. MS. SHIRLEY HEGLIN, property owner of Lots 51 and 52, Block 7, Erskine Addition, was present and voiced opposition to the proposed exception. MS. Heglin mentioned considerable public opposition to allowing the original multi -family dwellings in the area, but since these had now been r grandfathered they were accepted. However, Ms. Heglin stressed the current parking situation in the area, stating residents were unable to use the sidewalks that had recently been built because the sidewalks were used for parking vehicles. MS. Heglin felt the entire R2 area would be in jeopardy by allowing this type of "spot zoning", and she urged the Commission not to grant the request. MS. GRETCHEN SAUPE, property owner of Lots 109 and 110, Block 9, Erskine Subdivision voiced her objection to the proposed rezoning. Her desire was to keep the area R2. Ms. Saupe stated she would like to see this sort of "spot" zoning stopped, and that only an entire area should be considered for rezoning. As there were no additional audience comments, CHAIRMAN GREGG closed the Public Hearing and reconvened the Regular Meeting. Discussion followed among the Commissioners voicing concern for: a 4-plex in an R2 area; the feeling that this was "spot" zoning; staff comments involving practical layout problems in the proposed parking plan; and parking problems in the general area due to existing, grandfathered home occupations. COMMISSIONER HILL MOVED TO APPROVE THE REQUEST FOR EXCEPTION from Section 17.19.020, Permitted Uses, to allow the construction of two additional apartments onto an existing duplex with an office in the garage r in a Two -Family Residential District (R2), located on Lot 67, Block 8, Erskine Subdivision, 424 Carolyn Avenue (Edward F. Randolph). The motion was seconded and the question was called. The motion FAILED unanimously by roll call vote. CHAIRMAN GREGG informed Mr. Randolph of his right to appeal within ten days in writing to the City Clerk. COMMISSIONER RENNELL MOVED TO APPROVE FINDINGS OF FACT AND REASONS FOR DENIAL per the February 3 and 15, 1984 Community Development Department staff memorandum: 1. The character of the area is basically duplex in nature, with most of the neighborhood composed of two-family structures; any increase in density is incompatible with this character; 2. Off-street parking standards, as required in Chapter 17.57, Off - Street Parking and Loading, are not presently met for the residential and office uses; the requirement of four additional spaces would intensify the parking problem. 3. On each side of the parking lot, spaces are arranged to create double parking (Numbers 1 and 2, and 7 and 8); though ten feet wide, they do not provide adequate turning space; 4. A power pole exists near the property line; though a utility easement does not exist on the plat, it would have to be relocated to create space Number 7; and r 5. The adjacent lot where additional land is to be purchased or leased, Lot 9A, Block 13, Aleutian Homes Subdivision, is a substandard lot with an area of 5,252 square feet; any land leased or purchased would further reduce the size of the lot. FURTHER, COMMISSIONER RENNELL MOVED to include in the motion the concerns of the Commission regarding: 1. A proposed 4-plex in an R2 area; 2. "Spot zoning"; 3. Staff comments involving practical layout problems of the proposed parking plan; and KIBS225473 Re -scheduled Meeting - 4 - February 22, 1984 4. Existing parking problems due to grandfathered, home occupations in the area. The motion was seconded and the question was called. The motion CARRIED by unanimous voice vote. CHAIRMAN GREGG CALLED A TWO -MINUTE RECESS AT 8:20 p.m. and reconvened the Regular Meeting at 8:22 p.m. E) CASE 84-011. Request for an exception from Section 17.20.020, r' Permitted Uses, and Section 17.57.020, Off -Street Parking --Number of Spaces Required, and a variance from Section 17.20.040(B), Side Yards, to allow the construction of a physical fitness center that straddles Lots 10 and 11, Block 8, Alderwood Subdivision 1319 and 1321 Selief Lane (R. E. Cook and D. Rounsaville). MS. FREED reported two telephone calls received from local residents in opposition to the request and two public hearing notices in favor of granting the request. In addition, MS. FREED noted a letter from Kodiak Electric Association, Inc. (KEA) regarding electrical hookups to the proposed, combined unit. CHAIRMAN GREGG then recessed the Regular Meeting and opened the Public Hearing. GARY HURLBURT, property owner of Lot 8, Block 1-A, Alderwood Subd., stated that with the trees along both sides of the road gone and more homes in the area, dust is a real problem. Mr. Hurlburt is concerned with any kind of commercial venture that will increase traffic in the area. UNKNOWN AUDIENCE, living in Alderwood #6 at top of hill, spoke in opposition to granting the request. His primary concern was the lack of off-street parking, and the present congestion in the area. (^ RON BROCKMAN, concerned parent of children living in the Aleutian Homes area, spoke in opposition to granting the request. His main feeling was that any increase in business that has access to the Aleutian Homes would pose a serious threat to children living in the area, because of the "speedway" that has developed throughout these access roads. DON ROUNSAVILLE was present and agreed parking and traffic problems on Selief Lane did exist, but felt it had no bearing on his request. He felt confident that these problems could be taken care of. Mr. Rounsaville acknowledged the letter from KEA and felt the electrical concern would not create any problems. COMMISSIONER HILL read a letter from Ron Brockman opposing any change in the zoning or any variances granted for change in the zoning involving the residential area on Selief Lane, or any other residential area, to business or any semblance of business zoning. COMMISSIONER HILL also read a letter from Penny Miner voicing objection to the fitness center. Ms. Miner's concerns were for retaining the beauty of the area and the welfare of children in the area, due to the compounded danger of increased vehicular traffic. CHAIRMAN GREGG closed the Public Hearing and reconvened the Regular Meeting. Chairman Gregg asked for the wishes of the Commission. r COMMISSIONER RENNELL considered the center to be a business -like facility and, therefore, inappropriate in a residential area. COMMISSIONER RENNELL voiced his concern with the parking problems and increased traffic which would be generated from the operation of the center. COMMISSIONER RENNELL spoke for the record in regards to comments in Ms. Miner's letter: "People who ride three-wheelers are also responsible not to ride on the roads. I don't think we should protect their right to ride on the roads, because they are not supposed to be there in the first place. The parents need to be more responsible for their children who ride three-wheelers on a public right-of-way, which is against the law." KIBS225474 Re -scheduled Meeting - 5 - February 22, 1984 COMMISSIONER JAMES felt the center would fit in well with an R3 neighborhood, but voiced his concern with the existing off-street parking. Although there is traffic congestion in the area, Commission James did not feel that this center would increase the traffic problem any more than adding two more eight-plexes, which would be legal at any rate. COMMISSIONER HILL had a no problem with the location or the road system. Commissioner Hill felt, at present, the center would impact the area with parking problems, especially for ingress and egress of people who rwish to use the facility. 1 COMMISSIONER PATTERSON felt there was a need in the area for a recreational facility, but by granting the two exceptions and the variance, Commissioner Patterson felt the Commission would almost be rezoning to Business. His major objections would be the increase in traffic and the increase in parking difficulties. COMMISSIONER KNIGHT agreed with Commissioner Patterson and felt the crux of the matter was "setting a precedent with business -oriented enterprise in a basically, totally residential area. I think that's basically where my decision lies in this issue. And, I am against that concept." COMMISSIONER CROWE agreed with the comments that had been made. Additionally, Commissioner Crowe felt that the the heaviest hours of operation for the center would be evening hours, and that these hours would not be compatible within a residential -type area. COMMISSIONER GREGG disagreed with Item #1 of the staff report, in that he feels a recreational facility is compatible in an R3 neighborhood. Commissioner Gregg felt that two parking spaces per 24 single -bedroom apartments was being too heavy, and that 1 1/2 to 1 3/4 spaces per apartment unit would be more appropriate. However, even though �^ Commissioner Gregg felt a recreational facility would be fine in an R3 neighborhood, in this particular area any impact at all would be greatly detrimental to the Aleutian Home area. Commissioner Gregg raised the question "what effect would local draw have on the area?" COMMISSIONER RENNELL MOVED TO GRANT A REQUEST FOR AN EXCEPTION from Section 17.20.020, Permitted Uses, and Section 17.57.020, Off -Street Parking --Number of Spaces Required, and a variance from Section 17.20.040(B), Side Yards, to allow the construction of a physical fitness center that straddles Lots 10 and 11, Block 8, Alderwood Subdivision, 1319 and 1321 Selief Lane (R.E. Cook and D. Rounsaville). The motion was seconded and the question was called. COMMISSIONER CROWE MOVED TO AMEND THE MOTION TO GRANT A REQUEST for an exception from 17.20.020, Permitted Uses. The motion was seconded and the question was called. The amended motion FAILED by roll call vote with Commissioners Crowe, James, and Patterson voting "yes." The question was called on the main motion and the main motion FAILED unanimously by roll call vote. COMMISSIONER RENNELL MOVED TO APPROVE AS FINDING OF FACT AND REASONS FOR DENIAL the Commissioner's comments stated for the record an recommendations #1, #2, and #3 in the February 3, 1984 Community Development Department staff report: 1. Location: This business -like facility is inappropriate in a residential neighborhood. The amount of traffic that will be generated is better suited to a business -oriented area of town. The intent of resi- dential neighborhoods is to discourage uses that would generate other than normal traffic on streets serving the residents of that street. Because the hours of heavy vehicular traffic would occur between 5 p.m. and closing time, it is incompatible with the intent of a residential neighborhood; 2. Road System: The present road system is not of adequate capacity to handle the amount of traffic that is generated now, let alone when the area is fully developed. This is a concern that needs more attention. The traffic problem intensifies with the completion of each new multi -family structure. Traffic is funnelled into the substandard road system of Re -scheduled Meeting - 6 - KTRQ')')cn-,C February 22, 1984 Aleutian Homes, no matter what route is taken. Efforts to control large traffic generators, until the road system is upgraded, should be taken; and 3. Parking: Parking requirements, as of now, are not clear, because the project is in its early stages of development; but, the site has some development constraints. Sufficient amounts of turning space eliminates some spaces. Proper traffic circulation is hampered by the parking plan, especially in the event of any snow accumulation. This request is located on an uphill grade. The proposed parking plan offers 70 parking spaces, with almost half of those spaces on the steeper portion of the lot. r The motion was seconded and the question was called. The motion CARRIED by unanimous roll call vote. VII OLD BUSINESS: A) CASE 83-128. Request for an extension to a current, negotiated lease with the Kodiak Island Borough, a 1.9 acre portion of USS 1701, South Shuyak Island, ADL 63782 (Michael Echavarria). B) CASE 84-007. Request to purchase 5.69 acres of presently -leased Borough property, ocated on the South Shore of Shuyak Island, a portion of U.S. Survey 1701, ADL 59883 (Ed Hendricks). As both cases pertain to U.S. Survey 1701 and its disposal, the Commission will hold one general discussion and make one motion which will go into the record for both cases. MS. FREED reported that Ed Hendricks submitted a letter to the editor of the Kodiak Daily Mirror, dated February 14, 1984, regarding the intent of the governing persons at the time of the original lease. Mr. & Mrs. Newland submitted a letter releasing any competitive interest in U.S. Survey 1701. Lonnie White will submit a proposed ordinance for first reading on March 1, 1984 to the Borough Assembly to turn all Borough r" property on Shuyak Island into a park. CHAIRMAN GREGG asked if there was anyone in the audience who testified at the February 2, 1984 Borough Assembly Meeting "against" any sale of the property on Shuyak who would care to testify in Mr. Hendricks' behalf. NEIL SARGENT offered sympathetic testimony in Mr. Hendricks' behalf. MATT DICK, who had testified at the February 2 meeting and is against private ownership of large amounts of land on Shuyak Island, felt because Mr. Hendricks has been a strong proponent of the proper use of Shuyak Island and the park, he should be allowed to have the option to purchase the land. BILL HERMAN, expressed concern because the Borough Assembly had voted in favor of not changing the '81 settlement, and had been strongly in favor of not having private inholdings in this park. The applicants' land is surrounded by proposed state park land, and that creates a problem. Mr. Herman felt a permanent answer was not appropriate at this time, supported staff's opinion on a competitive, short-term lease, and requested some future planning process to develop long-range plans for use and management of Borough land. CHAIRMAN GREGG called for discussion among the Commissioners. Lease and land disposal procedures were discussed. Ms. Freed read the minutes of r ' February 1, 1973 Borough Assembly Meeting into the record regarding Mr. Ed Hendricks' first proposed lease agreement. Although there is no written documentation, Al Meiners, State Parks Planner, said he had no particular problem with this parcel being held in private ownership, Ms. Freed reported. Written documentation was requested by the Commission. COMMISSIONER HILL MOVED THAT IN CASE 83-128 and CASE 84-007, as per the Community Development Department staff recommendation of February 6, 1984: 1) Mr. Hendricks has spent considerable time and effort identifying a private parcel of land on Shuyak, and pursuing by legal means, its acquisition. He has had control of the property since 1974; Re -scheduled Meeting - ' KIBS225476 February 22, 1984 2. A wilderness lodge has been established and viable for almost ten years; 3. Mr. Hendricks has proven to be a good steward of the land, and he has carved out a livelihood and lives a lifestyle that is in keeping with the recreational intent of the area; 4. Mr. Hendricks, who is intimately familiar with Shuyak, has indicated that this parcel of land is not critical to land or water access, but has portage characteristics, and he would agree to allow legal access across this parcel; and THE COMMISSION FINDS THAT THE SALE OF U.S. SURVEY 1701 to Mr. Ed i Hendricks and Mr. Michael Echavarria would not be in conflict with recreational orientation of the surrounding area; that the Commission recommends that as an alternative to selling, the Assembly offer U.S. Survey 1701 for a 55-year competitive lease, with last rights of refusal to Mr. Hendricks and/or Mr. Michael Echavarria. The motion was seconded and the question was called. The motion CARRIED by roll call vote, with Commissioner Rennell voting "no." C) CASE S-83-039. (Final) Subdivision of Lot 19, Block 7, Bells Flats Alaska Subdivision to Lots 19A, 19B, 19C, and 19D, Block 7, Bells Flats Alaska Subdivision (Ken and Suzanne Manolovitz). There was not additional staff report. COMMISSIONER HILL MOVED THAT IN CASE S-83-039, recommendation of FINAL subdivision of Lot 19, Block 7, Bells Flats Alaska Subdivision into Lots 19A, 19B, 19C, and 190, Block 7, Bells Flats Alaska Subdivision per the Engineering Department memorandum of February 7, 1984, which stated: 1. Granting final approval to this subdivision with the condition that two off-street parking spaces be constructed for Lot 19D prior to recording of the plat. r The motion was seconded and the question was called. The motion CARRIED unanimously by roll call vote. MR. KEN MANOLOVITZ was present in the audience and questioned the Commission on the off-street parking condition, not realizing that the Commission was not going to open the case up to a public hearing. Mr. Manolovitz stated he had not had the opportunity to address the subject since the very first worksession he had attended. Mr. Manolovitz said the off-street parking condition was brought up after the public hearing during the first Planning and Zoning Regular Meeting. He said he did not realize that this stipulation was going to be put on the case. He said he really doesn't have to understand the stipulation. COMMISSIONER HILL stated that on one lot, Lot 19D, you will have to cut out two off-street parking spaces off the road. MR. MANOLOVITZ stated that depended on whether it was parallel parking or diagonal parking, declared there was room for parallel parking off the road, and that the land was going to be sold as "undeveloped." Mr. Manolovitz stated it was his neglect for missing the worksession. CHAIRMAN GREGG suggested that the Commission rescind the previous motion and table final approval until Mr. Manolovitz and the Commission could meet at a worksession. r COMMISSIONER HILL MOVED TO RESCIND THE PREVIOUS MOTION ON CASE S-83-039 AND TABLE until further discussion at a worksession. The motion was seconded and the question was called. The motion CARRIED by roll call vote, with Commissioners Crowe, James, and Rennell voting "no." MR. MANOLOVITZ voiced objection to having the final approval tabled, due to time factor involved with his property. COMMISSIONER RENNELL MOVED TO GRANT FINAL APPROVAL of the subdivision of Lot 19, Block 7, Bells Flats Alaska Subdivision to Lots 19A, 19B, 19C, and 19D, Block 7, Bells Flats Alaska Subdivision per the memorandum of February 7, 1984, per all the recommendations made by the Borough Engineer. The motion was seconded and the question called. Re -scheduled Meeting - 8 KIBS225477 February 22, 1984 CHAIRMAN GREGG asked Mr. Manolovitz if he could "live with this the way it is?" Mr. Manolovitz answered, "Yes, because of the time factor, I can live with it." DAVE CROWE added that the condition was placed on this particular parcel because the land was so steep that it was impractical to build a driveway for access into that property. Mr. Crowe's recommendation, originally, was that the Commission approve the preliminary plat with the condition that Mr. Manolovitz combine two lots, which he could have to get r a reasonable driveway access. The Commission chose not to do that and placed the restriction on Lots 19D and 19E, that they both have constructed parking areas before the final plat is submitted. In this case, the final plat was submitted and the parking areas had not been constructed, making it a condition that Mr. Manolovitz still needed to meet. CHAIRMAN GREGG CALLED FOR A ROLL CALL VOTE. The motion CARRIED by unanimous roll call vote. D) CASE S-84-001. (FINAL) Woodland Acres Subdivision, Third Addition: Tract B Portion and Tract C, U.S. Survey 1682 to Tracts B-2, B-3, C-1, and Lots 1 through 21, Block 4 (John Rauwolf). There was no additional staff report. COMMISSIONER HILL MOVED TO APPROVE CASE S-84-001, (FINAL) Woodland Acres Subdivision, Third Addition: Tract B Portion Fand Tract C, U.S. Survey 1682 to Tracts B-2, B-3, C-1, and Lots 1 through 21, Block 4 per the Engineering Department's February 7, 1984 staff report, with the following corrections to Item 4 and Item 5: 4. Place a note on the final plat stating that no development or sale of Tracts B-2 and B-3 until Puffin Drive or other access is constructed; and r ' 5. Place a five (5) foot wide electrical easement along all road right-of-ways, or as requested by KEA. CHAIRMAN GREGG CALLED FOR A ROLL CALL VOTE. The motion CARRIED by unanimous roll call vote. E) CASE S-84-002. (FINAL) Woodland Acres Subdivision, Fourth Addition: Tract D, U.S. Survey 1682 to Tract D-1; Lots 1 through 10, Block 6; Lots 1 and 2, Block 7; and Lots 1 through 6, Block 10 (Timothy J. Hill and Timothy J. Hurley). CHAIRMAN GREGG noted that this item had been dropped from the agenda. F) CASE S-83-055. LAKESIDE SUBDIVISION. Approval of findings of fact for the Commission's decision to deny Lakeside Subdivision on January 18, 1984. COMMISSIONER HILL MOVED TO ADOPT THE FINDINGS OF FACT AND REASONS FOR DENIAL, submitted by the Community Development Department in their staff memorandum of February 6, 1984: 1. There is too much platted Industrial property in the proposed subdivision; r 2. The platted residential lots are too small, given their location and topography in the proposed subdivision; 3. There is not enough identified park land, for both passive and active recreation activities, in the proposed subdivision; 4. The setbacks around Blocks I-3 and I-4 are not adequate and should be designated as greenbelts. The motion was seconded. Some discussion ensued on the greenbelt areas, with Mr. Crowe and Ms. Freed giving clarification to the Commission. It was the consensus of the Commission to add a fifth reason for denial, as follows: KIBS22S47g Re -scheduled Meeting - 9 - February 22, 1984 5. That the designated greenbelts around the Industrial blocks are not adequate, or are too narrow. THE QUESTION WAS CALLED and Chairman Gregg called for a roll call vote. The motion CARRIED by unanimous roll call vote. VIII NEW BUSINESS: r A) Revised Subdivision Regulations (Title 16). CHAIRMAN GREGG acknowledged receipt of the revised subdivision regulations (Title 16). Ms. Freed reported that the revised subdivision regulations would be reviewed at the Commission's March 28, 1984 work - session. COMMISSIONER RENNELL MOVED TO ACKNOWLEDGE RECEIPT of the revised subdivision regulations (Title 16). The motion was seconded and CARRIED by unanimous voice vote. IX COMMUNICATIONS: MS. FREED reported receipt of a letter from Mr. Dan Ogg requesting action be taken on a previous letter to the Borough Assembly, regarding Timberline, Inc. Ms. Freed reported that this letter would be in the next packet for the March 21, 1984 Regular Meeting. This letter will also be made available to the Borough Assembly. X REPORTS: COMMISSIONER PATTERSON reported that he was unable to attend the Parks and Recreation Advisory Board Meeting of February 20, 1984. r IX COMMISSIONER'S COMMENTS: COMMISSIONER PATTERSON reported he felt there was some confusion in Case S-83-039, Ken Manolovitz's final approval of subdivision. Commissioner Patterson question whether there was any less confusing way of handling this type of situation. Commissioner's James and Rennell informed the Commissioner that Mr. Manolovitz was satisfied at the time of pre- liminary approval of the subdivision. There was some discussion regarding parking space requirements being part of the building permit procedure, and Dave Crowe added some additional information. Ms. Freed suggested, as part of the Commission's procedural action, to ask the subdivider if the sub- divider has any further comment before the final action is taken. COMMISSIONER CROWE asked when we would take action on the City's street -name changes. It was the consensus of the Commission that no action was necessary. COMMISSIONER JAMES suggested revising the parking ordinance and looking at cases where there are zoning exceptions granted in residential areas. Commissioner James felt it may be necessary to require screening if there is more than so many parking spaces. COMMISSIONER RENNELL reported on the Monashka Bay Planning Group r" session that he attended, and felt it will prove to be helpful in the months to come. Commissioner Crowe requested an on -going report from Commissioners Rennell and Knight on the progress of this new committee. MS. FREED reported that at the February 29, 1984 worksession the Lake- side Subdivision would be discussed, a colored map of the area would be available, and the Commissioners could make their comments at that time. The "Findings of Fact" for this particular subdivision will be provided to the Assembly for review. Ms. Freed further reported that review of Koniag's proposal, scheduled for the February 29, 1984 worksession, will be delayed indefinitely. Re -scheduled instead of Koniag's request will be a request for an exception to allow a mobile home park out on Spruce Cape Road (to be heard on the March agenda). KIBS225479 Re -scheduled Meeting - 10 - February 22, 1984 MS. FREED suggested the Commission keep in the mind a request by the Borough Assembly for update of the Land Use Plan. She felt the best direction for the Commission to take would be to concentrate on the Urban Land Use Plan, once the subdivision ordinance, zero -lot line ordinance, and the mobile home ordinance are out of the way. COMMISSIONER KNIGHT questioned Ms. Freed on the Land Use Plan of 1978, wondering how difficult it would be to bring this document up-to-date. The most difficult part of the plan would be to get a document that would be r publicly acceptable, and making it reflect the needs and wants of the community, reported Ms. Freed. CHAIRMAN GREGG requested Borough I.D. cards for the Commissioners who do not have them. CHAIRMAN GREGG called the meeting adjourned at 10:35 p.m. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION am Ken Gregg, Chairmanl/ Planning and Zoning mmission ATTEST: BY: 1 i nda Goodv . n Planning Secretary DATE APPROVED: Mq)Lr_� �2 JSg Re -scheduled Meeting - 11 - February 22, 1984