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1981-05-20 Regular MeetingKODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 1 I. CALL TO ORDER AND ROLL CALL The meeting was called to order at 7:35 p.m.. Commissioner's Present Also Present Mr. Ball Will Walton Mr. Briggs Bill Hodgins Mrs. Crowe Arnold Hansen, Borough Manager Mr. Gudenau Rick Garnett, Attorney Mr. Hill Dave Crowe Mr. Ramaglia IMrs. Walser Quorum was established. 2. MINUTES - April 15, 1981. Mr. Ramaglia under the roll call my name is misspelled and on page 2 during the conversation with Mr. Brighton, I asked in reference to Afternoon Delight I asked generally how it compared with other restaurants in town in a health and cleanliness stand point and he said that it was superior to other restaurants. No other corrections so Mrs. Crowe stated that they stand approved as read. 3. APPEARANCE REQUESTS AND AUDIENCE COMMENTS - None 4. PUBLIC HEARING ON CASE Z-81-007. A request for a variance from section 17.57.020 (5) parking requirements on lots 84, 89, 90, 91, 115-118, block 9, Erskine Sub- division for City Market to expand its warehouse. (John Eufemio) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared by the Planning Department staff recommends denial of this variance staff also provided six (6) conditions for the Commission to follow in granting this if they see fit. Mr. Walton presented the ownership of the property. Mr. Briggs the erosion on the hill, are we permitting sewer seepage? Is that the r sewer line? Mr. Hodgins Yes it is. Mr. Briggs is that for the property above? Mr. Hodgins yes it is Mr. Briggs what about the retaining wall? Mr. Hod6tns I do not know. Mr. Walton we did receive a non objection letter from a Rosenberg, and the only other comment received is in your staff report and that was a letter from Mr. Morris Lee, the City Building Official.. Would you like me to read it? Mrs. Crowe not necessary. Mr. Walton there is also a letter from Dr. Cathy. Mrs. Crowe how many notices were sent out? Mr. Walton the file says 50 notices were sent out, 2 objections received and then 1 -non objection. j� Mr. Ball under staff recommendations I might have been mixed up #3 the parking I area be graded and paved in accordance with approved plans prior to the issuance of a building permit for the proposed warehouse and #6 is parking area development standards of Section 17.57.040 be accomplished within six (6) months of the date of issuance of the warehouse building permit do those two conflict? Mr. Walton I do not believe so, but now that you mention it they might be because the parking area development standards do contain the curb stops, lighting if you require it. I basically would like, if you decide to approve it, the applicant to come in and have a plan approved by you and then to make sure that it is accomplished. Mrs. Crowe closed the regular meeting and opened the public hearing. KIBS225213 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 2 IN FAVOR OF THE VARIANCE Dr. Eufemio the only thing I want to say because this is the last time I will be coming before this thing I feel that you should provide for progress. We are asking for more warehouse space the reason is there is land there not being used. No one parks in the back all we want to do is to move further out. There is plenty of parking and it is a shame not to use it. Mrs. Crowe do you think that people are aware that there is available parking back there? rDr. Eufemio sure, it is not needed and has never been used. Right now there is heavy equipment down there because we are doing the wall and this is not bothering anybody because it is not needed. You are talking about paving, sure we want to pave but it will be next year.we may be in a position to pave. What we want now is a store house. We will also clean up the back. That is all we are asking for we do not plan to add any commercial space, no extra people and nor.extra businesses Mr. Briggs is it my understanding that you are in the process of putting in a retaining wall? Dr. Eufemio I do not know if we can put up a retaining wall, we plan to pave and do excavation and put up a wall right now what we plan to do is to put up armor rock along the back Mrs. Crowe but at this time you -are not doing that are you? What wall were you referring to when you said you were constructing a wall, I think is Mr. Briggs question? Dr. Eufemio where there is sewer, we plan to pave the whole thing and to put up a wall. Mrs. Crowe you are putting up wall where the sewer is exposed? Dr. Eufemio what we are asking for is not interferring at all with anything else we are talking about, cause all we want to do is get some storage space, it is not going to take away any parking spaces. Mr. Hill I would not mind you putting down in writting what you want along with a time line on it, paving it, retaining wall and have you start conforming to a few of the items you were supposed to have conformed to in the past. Dr. Eufemio we did not have to conform to anything as far as I know there was no agreement about anything until now. And for our own personal progress we do want to pave the land but we do not have enough money but the way things are going by next summer we may be in a position to pave then. Mrs. Crowe were you able to hear the recommendations that if this variance is not turned down. Dr. Eufemio yes. Mr. Hill would you like a copy of them? Dr. Eufemio I heard them and I do not think that I can install a time limit in which these things are to be done. I would anticipate the paving to be done next summer. As far as everything else I do not know. Mrs. Crowe there is a possiblity that a variance would be tied to the completion of the six items before the warehouse was constructed. Dr. Eufemio I could not follow that. Mr. Hill what about #2? Dr. Eufemio I do not know what that means, grading, drainage, erosion control plans for the property be reviewed and approved by the City Engineer prior to any construction. Discussion on parking area between Mr. Hill and Dr. Eufemio. KIBS225214 Mr. Hill you want to invest your money in construction but not in cosmetics. Dr. Eufemio the money you are talking about could upgrade this property we could n now. You are talking about investments, well I do have investments in this land and we could not do, have the money to do what a City Engineer would KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 3 draw up and want us to do and it is unreasonable to single out City Market for us to do it and no one else has to do it. Mr. Hill how do you know no one else is required to pave? Dr. Eufemio no body else is paved. Mrs. Crowe Waldo's is paved, Mark It foods has their parking marked and they do not have an erosion problem so that they do not endanger anybody. Dr. Eufemio there is no body endangered now. Mrs. Crowe that is your ppinion and if I lived on that bank I would be concerned. Dr. Eufemio if you look at that picture three or four years ago there is no change. There is grass growing there on the bank. Mrs. Crowe the other grocery stores have parking that is marked which yours is not. Dr. Eufemio it would be nice to have the money to do the things and we want to do these things and if you give us a chance we will do these things and one of the ways you can help us is to improve our business efficiency by letting us have a little warehouse space. We are not asking for anything or to take away parking spaces that are being used now, we want people to be able to park, it would be against our interest to deny people a place to park. Mrs. Crowe the parking requirements that we require for City Market are not any different than any of the other grocery stores that are in town and are adhearing to them. Dr. Eufemio we are asking to use for warehouse space, space that is not being used for anything now. How is that going to hurt anybody? Mrs. Crowe well. Dr. Eufemio it is not being used. Mrs. Crowe are there any other questions of Dr. Eufemio? Mr. Ramaglia possibly the reason it is not being used, I know that when I go to City Market until very recently it hasn't been very conducive to go back there and park because the condition of the area back in there. It was not really a parking lot. Dr. Eufemio as I said we are improving it now. Mr. Hill would you have any objection to taking care of #2 of the conditions? Dr. Eufemio I do not know what it means. Mr. Hill it says you would have to take care of the bank. Discussion on parking lot again. Mr. Ball I am 100% for business and anything we can get in and I have been on the Commission as long as anybody and I remember last time you were in and did the construction and I think that if you look at the minutes at that time you were going to have it paved or the parking lot and bank taken care of within a year and a half. I am 100% for anything we can do but I think that if we approve it the way it is now that the Borough might even be in for some kind of suit or something because at that time it was promised at that time that these things would be taken care of in a certain lenght of time and they have not been done. Dr. Eufemio we never promised. Mrs. Walser read the letter from Mr. Morris Lee on the requirements he would like to see done. Mrs. Crowe closed the public hearing and reopened the regular meeting. KIBS225215 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 4 Mrs. Crowe well it is not any more than we are requiring for any other grocery store and they have complied with it. We are giving them a variance to reduce the amount of parking that is required for anyone else in town. Mr. Ball moved to approve a variance from section 17.57.020(5) parking reouire on lots 84, 89, 90, 91, 115-118, block 9, Erskine Subdivision for City Market to expand its warehouse and to allow for 52 parking spaces with the following conditions: 1. Parking plans be reviewed and approved by the Pla annin and Zoning Commission prior to any construction, 2. grading, drains and erosion control plans for the property be reviewed and approved by the City Engineer prior to any construction, 3. the parking area be graded and paved in accordan with approved plans prior to the issuance of a building permit for the propose warehouse, 4. excavation be accomplished to provide a total available area for 52 offstreet parking spaces, 5. a retaining wall be constructed in all excavat areas to prevent erosion, and 6.arkin area development standards of section 17.57.040 be accomplished within six 6 months of the date of issuance of the warehouse building permit. All six 6 conditions must be met before a buildi permit is issued. Seco Nod by Mrs. Walser. Motion PASSED with a 5-2 vote wit Mr. Ramaqlia, and Mrs. Walser votina N0, and Mr. Ball. Mrs. Crowe. Mr. Briaas. Mrs. Crowe stated that a variance expires if conditions or construction does not begin within six (6) months. 5. PUBLIC HEARING ON CASE Z-81-008. A request for a variance from section 17.51.010 accessory buildings on lot 7, block 10, Aleutian Homes Subdivision to permit the construction of an accessory building which will encroach 5' into a required 25' rear yard. (Robert Williams) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared by the Planning Department. Staff recommends approval of the variance. Discussion between Mr. Walton and Mr. Briggs on the placement of the garage. Mrs. Crowe how many notices were sent out? Mr. Walton 48 notices sent out and none returned. I Mrs. Crowe closed the regular meeting and opened the public hearing. FOR THE VARIANCE KIBS225216 Mrs. Crowe closed the public hearing and reopened the regular meeting aTLer hearing no comments from the audience. Mr. Mr. Hill I feel that before we decide to grant a variance that we should set some approve a variance from section 17.51.010 Height stipulations and conditions on there and i.f he wants to abide by them then it can u1 be granted and if not, then why even bring up the subject. construction of a garage,excee ing tourteen (14) Mrs. Crowe suggestions are good, I would like to add the addition of outside in height lighting be provided in the parking area and with the stipulation that these grade and approval o a variance .rbm section improvements be done before the building permit is issued for the proposed ware- ear house. This gives us a handle on the situation and insures that these improve- a tive (b) Toot encroachement into the reauired ments are done before any additional building is done on this property. Either that or just turn it down. I do not think it meets the requirements for a variance Mr. Ball I would go along with the staff's recommendation and recommend what improvements we want to see. I do not think lighting is necessary. Mrs. Crowe I am mainly thinking of in the back area. Discussion between the Commission on lighting. Mr. Hill I have a question here, I am not sure if maybe 52 offstreet parking spaces would be too much. Mrs. Crowe well it is not any more than we are requiring for any other grocery store and they have complied with it. We are giving them a variance to reduce the amount of parking that is required for anyone else in town. Mr. Ball moved to approve a variance from section 17.57.020(5) parking reouire on lots 84, 89, 90, 91, 115-118, block 9, Erskine Subdivision for City Market to expand its warehouse and to allow for 52 parking spaces with the following conditions: 1. Parking plans be reviewed and approved by the Pla annin and Zoning Commission prior to any construction, 2. grading, drains and erosion control plans for the property be reviewed and approved by the City Engineer prior to any construction, 3. the parking area be graded and paved in accordan with approved plans prior to the issuance of a building permit for the propose warehouse, 4. excavation be accomplished to provide a total available area for 52 offstreet parking spaces, 5. a retaining wall be constructed in all excavat areas to prevent erosion, and 6.arkin area development standards of section 17.57.040 be accomplished within six 6 months of the date of issuance of the warehouse building permit. All six 6 conditions must be met before a buildi permit is issued. Seco Nod by Mrs. Walser. Motion PASSED with a 5-2 vote wit Mr. Ramaqlia, and Mrs. Walser votina N0, and Mr. Ball. Mrs. Crowe. Mr. Briaas. Mrs. Crowe stated that a variance expires if conditions or construction does not begin within six (6) months. 5. PUBLIC HEARING ON CASE Z-81-008. A request for a variance from section 17.51.010 accessory buildings on lot 7, block 10, Aleutian Homes Subdivision to permit the construction of an accessory building which will encroach 5' into a required 25' rear yard. (Robert Williams) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared by the Planning Department. Staff recommends approval of the variance. Discussion between Mr. Walton and Mr. Briggs on the placement of the garage. Mrs. Crowe how many notices were sent out? Mr. Walton 48 notices sent out and none returned. I Mrs. Crowe closed the regular meeting and opened the public hearing. FOR THE VARIANCE KIBS225216 Mrs. Crowe closed the public hearing and reopened the regular meeting aTLer hearing no comments from the audience. Mr. Ramaglia moved to approve a variance from section 17.51.010 Height of Accessory u1 ings, to permit the construction of a garage,excee ing tourteen (14) fee in height trom average grade and approval o a variance .rbm section , ear Yards, to permit a tive (b) Toot encroachement into the reauired zb tootrear a e our conditions Tor approval in section have been met as have the requirements of Alaska Statutes Section econ e y Mr. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 5 6. PUBLIC HEARING ON CASE Z-81-009. A request to rezone Elderberry Heights First Addition, block 2, and the unsubdivided portion of USS 1396 south and east of Selief Lane in sections 28 and 29, T27S, R19W, SM from rural residential to R-2. (P & Z Commission) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepares by the Planning Department. Staff recommends approval of the zoning change. Zero lot line concept Mr. Walton read another staff report on this subject. My only worry is that the term variance was used and that the motion did not state that your approval dealt with the Zero Lot Line concept, and I think that you should add that somehow to protect the owners of the property if you still agree with the zero lot line concept. Mrs. Crowe the problem I have with that is that it has not been advertised for. We would in essence be granting an exception that we did not hold a public hearing on. How do you feel Ron? Mr. Ball all we are doing is stating what the commission thought at that ti e They did not realize when they granted that a variance would expire in six (6) months, they are inconsistent with each other. Discussion on special exception. Mr. Ball we are not changing anything that the Commission thought at that time did we are just clearing up an item that could cause us problems years from now. Mr. Walton we would have problems if a person came in for a building permit now, we would go back to the case file and look up the minutes and say that two varia- nces were granted and they have never been used and the exception allows 10 town- houses if a person proposed something else as a zero lot line would not go through. Mrs. Crowe asked Mr. Rick Garnett if the Commission has the freedom without an additional public hearing to add something like this into a motion. Mr. Garnett asked for the question to be restated. I Mr. Walton read the question again. I Mr. Garnett you are taking about clarifying a motion that was made in the past. It would just be a technical clarification of what was assumed at that time. Discussion between the Commission and the Borough Attorney. Mr. Hill isn't this going to be a new action if we delete the variance (the word) Mr. Walton it has already been deleted by no action Mr. Hill I know that, but I am saying if we take action on this because if we redo this the way you stated we are deleting the word variance and we are creating a new action. Mrs. Crowe it was just a question I had because I do not want it to appear as though we are taking a different action than what we advertised for. Mr. Ball Mr. Garnett could we make a statement like this where the word variance was used in May 17, 1978 meeting we believe exception should have been used. Mr. Garnett yes, you can do that, what you would be saying is that exception was intended. I Mr. Ball that is right. Mr. Garnett I think you can do that in a clarified situation if, however, there is some body out there who has a big stake in reading it some other way, then it is not at all clear that what you do tonight would be ironclad protection. But it may help. Mrs. Crowe closed the regular meeting and opened the public hearing. Larry LeDoux support the rezoning, would like to put in an efficiency apartment in there. gIBS22521'i KODIAK ISLAND BOROUGH PLANNNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 6 r 7. 11 r Harry Brighton who is blasting over there? Do they have a permit? Not opposed to zoning change. Mr. Ball Len Grothe is preparing a Church site. Mr. Crowe he does have permits. Mrs. Crowe Closed the public hearing and reopened the regular meeting. Mrs. Crowe what do we want to do about the zero lot line problem? Discussion between the Planning Commission. Mr. Ball sion r cia roil caii vote. inutes of May 17, 1978, Planni owing in this evenings minutes lex townhouses, using the zero community, ital reauction in cost t will not change the appearance, per hborhood, 2. no hardships would be c e surrounding area. 3. we find no de ve Dian as use wiii pro - e buyer as a d density or ed or adverse mental or pre - granting this the densities PUBLIC HEARING ON CASE Z-81-010. A request for an exception from Sections 17.30. 040, 17.30.060(8) and 17.30.060 18) to permit Kodiak Island Housing Authority to build 48 units on Tracts B and E, Kadiak Alaska Subdivision. (Tom Azumbrado) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared by the Planning department. Mr. Walton mentioned several handouts and read an addendum on annexation. Mrs. Crowe how many notices were sent out? Mr. Walton 37 notices sent out Discussion between Commissioner's. Mrs. Crowe closed the regular meeting and opened the public hearing for those in favor. Walt Ebell I am an attorney and I represent Kodiak Island Housing Authority. Would like to address the project itself, the exceptions have been outlined by the staff report but I would like to give you our interpretation of the request so that there is no confusion in the record. The project falls within three exceptions within the code and the request is directed towards these exceptions in the alternatives. Approval of one of the exceptions will allow the project to be built. Plans be incorporated into the record as they were presented, now as it has been pointed out there is a question about parking and the plans would be amended to provide for the additional offstreet parking as the staff deems necessary, also we would add an additional tot lot and there would be no problem in adding additional play- ground area. The plan calls for 48 units the property is zoned R-2 and 48 units could be constructed on the property the exception is necessary for the clustering of these units. Clustering is essential. Does not increase density (overall) or contravene the plan or the zoning title. Mr. Briggs you made the statement that it would be cheaper to maintain your complex buildings as it would be for a duplex? Are you referring to yard maintenance or are you referring to the actual building maintenance? Mr. Ebell we are referring to building maintenance and overall operational costs and also costs by the tentant. Clustering would limit costs. KIBS225218 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 7 Discussion between Mr. Ebel] and Mr. Briggs on maintenance costs. Mr. Ramaglia what provisions are made to protect the individuals privacy? Is there sound barriers put between the walls? Mr. Ebell as I recall the plans there are sound barriers placed between the walls. Mr. Ramaglia what about exits in and out of the units, is it like an apartment house or is it more individual so that the people do not have to be bumping into each other? Mr. Ebell as I recall the plans, you have exits. from both sides. Mr. Azumbrado in terms of some of the units being designed as an eight plex, what happens is, common entrance only has four apartments going to it. Mr. Azumbrado read a portion of his letter to the Commission on entrances. Mr. Ball parking would be taken care of. Consideration of going to six eight units over the 48 units was cost taken into consideration? Mr. Azumbrado yes, very much so. Mr. Ball under your community center, at the work session you said it might not be constructed due to money available. Is this still your concept? Mr. Azumbrado I am willing to have it put down that it is manditory that the comm- unity center be built at the same time. Mr. Briggs future management of project 100% financed by HUD Mr. Azumbrado that is correct. Mr. Briggs you have a payback correct? Mr. Azumbrado yes, that is correct. Mr. Briggs where does the maintenance money come from for upkeep and maintaning of the units? Mr. Azumbrado that comes from the residents. The first thing that happens is the residents pay an admit charge that goes to maintaining the unit and any surplus money goes back to HUD to pay off the mortgage. If we do not have surplus money HUD will give us a subsidy. Mrs. Crowe is the subsidy already tied down so you have the subsidy in hand? Mr. Azumbrado it is tied down in our annual contributions with HUD which is a 40 year mortgage. Mr. Briggs if you do not have enough low income families to fill the quarters you can fill them with moderate income families? Mr. Azumbrado that is correct. Mr. Briggs what would be the average rent? Mr. Azumbrado 25% of gross income. Discussion between Mr. Azumbrado and the Commission Mr. Briggs you do have a resident manager on site? Mr. Azumbrado yes. Mr. Briggs you are tal.king about what you say will cost about $80 thousand per unit. Mr. Azumbrado $90 to $95 thousand dollars per unit. $90/sq. ft. total development costs, dwellings at $65/sq. ft. - stick built. Federal government subsidies. Mr. Ball are you going to be available during the evening? Mr. Azumbrado if you want me to I will stay. KIBS225219 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 8 Mrs. Crowe will all these building be constructed at one time including the tot lot, recreation center, parking and landscaping before anyone moves in? Mr. Azumbrado yes, except if we should finish building in the winter then the landscaping will be done that summer. Mrs. Crowe what assurance do we have that if you run out of construction funds that the community will not be in a bind with a half completed project? Costs have gone up 25% since you quoted us the 90 thousand dollar figure last year. Mr. Azumbrado because the federal government is keeping an eye on everything I do and they will make sure that does not happen. Mrs. Crowe they will just give you more money. Mr. Azumbrado that is not necessarily the case, but I will not exceed my budget. Mr. Briggs has your management taken into consideration the number of service calls from the police department and so forth and public services compared to an 8 plex. Mr. Azumbrado I expect it to decrease. Discussion on annexation. Mrs. Crowe is this the final plan, you have no plans for changing the configuration the location of the buildings or any of the access roads. Mr. Azumbrado that is the basic schematic, that is the intent of what we plan to do. There may be some minor changes. Mrs. Crowe how do we prevent any eyesore? Mr. Azumbrado I follow all federal guidelines in terms of that it is a lot more than the private sector would be doing. Mrs. Walser who enforces the federal guidelines? Mr. Azumbrado the federal government. Mrs. Walser who in patticular? Mr. Azumbrado the Anchorage HUD office. They have an inspector come over every two weed Mr. Briggs how often are inspections? Mr. Azumbrado at least once a year and if they feel they need to come more often they will. Mrs. Crowe what is the maximum number of people you can allow to live in this development. Mr. Azumbrado two people per bedroom is the maximum and if you are opposite sex one person per bedroom. So you could have in a three bedroom you could have three people. Never more than two per bedroom. Mrs. Crowe do these units have to be rented as family units? What do you define as a family? r Mr. Azumbrado family is a group of two or more people sharing all expenses, Ihusband, wife and children. Mrs. Crowe is this your definition or HUD's definition? Mr. Azumbrado this is not the HUD definition verbatum. Discussion on who could rent these apartments. Mr. Ramaglia you are talking about spending $4.5 million dollars here how much of that will actually impact the community? Is it going to be a million dollars come into the community to employee people for construction or what? Mr. Azumbrado you could have 4 million of it impact the community. Lowest bidder. KIBS225220 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 9 Discussion on who would get the contract to build this building. Mr. Ball how much money have you spent so far excluding the land? Mr. Azumbrado $250,000; architects, attorneys. Mr. Ball the money is being supplied by HUD. Mr. Azumbrado indirectly. r -- Mrs. Crowe are there any other questions by the Commission. At this time I will ask for people who are opposed at this time but first I would like to read the following: Letter from Alan Beardsley. Petition from the following people opposing the units: Charles Magnusen Susie Minks Cathy Magnusen Douglas Hoedel Ronald Kutchick D.L. Crowder Tom Curley Deloris Crowder Sharon Beardsley Thomas Wischer F. Richardson Henry Meunier Tom Curley live block 1 lots 2 and 3, Murphy Way. right next to the Fir Terrace Ghetto. I strongly oppose this for a lot of reasons. 1. :i,?what is HUD, Housing Urban Development, is that state money? It is Federal. How muoh did they pay for this piece of ground? 10% of the appraised value. Whywasn't it put up for auction so anyone could buy that piece of ground? Mr. Ball that is what we recommended and the Assembly did not want to do it that way. Discussion on the cost of the land. Mr. Curley Fir terrace looks like it is about twenty years old. Discussion on what Fir Terrace was supposed ttodo after the approval of the permits. Mr. Curley is Woody Way going to be opened up to join Monashka Drive? Mrs. Crowe yes. Discussion on cutting through Woody Way. KIBS225221 Mr. Curley Is this a low cost housing unit? Mrs. Crowe they are calling it low income housing, which is not to be confused with low cost in construction. Mr. Ball do you get any traffic from Fir Terrace? Mr. Curley I get a lot on Murphy Way because that is where they park all their dumb cars. Mr. Ball what would you anticipate if that road was cut through? Mr. Curley I would say there is probably 20 or 22 cars if you open this road there will be 2022 cars. Discussion on the amount, of cars at Fir Terrace to the amount of cars on Murphy Way. Mr. Curley can I petition to have Murphy Way rezoned from R-3 back to R-2. Mrs. Crowe it is the right of the Commission and citizens to iniate a zoning change. Yes, you can or your can request that we do it. Mr. Ball when Fir Terrace was proposed were the residences in your area against this, and in your opinion why was it built if they were against it? Mr. Curley it was 100% objection to the building of Fir Terrace. Unbaeonced to the people that live in Fir Terrace the Catholic Church sold it to the Fir Terrace builders, they had already purchased the ground and the building permit before we were advised that we could object. The Church did not record the covenent that restricted multiple family buildings. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 10 Discussion on what was contained in the covenent. Mr. Ball Fir Terrace built their building to code, with only a few variances made but they were made with stipulations. Mr. Curley I can tell you that they have not lived up to all of there agreements. Mr. Briggs have you noticed an abnormal amount of services from the police station, fire department or medical department? Mr. Curley I hear a lot but I do not know what is abnormal. I do know that they make a couple appearances at least one a day. Mr. Ramaglia we have addressed technical things that are negative about Fir Terrace which is a development similar to what the Housing Authority is proposing, what over kinds of negative aspects have -you found living there by a dwelling that sort of infringed on you lifestyle other than the buildings you do not feel are kept up. Mr. Curley people moving in and out every day. They make it look like a junk yard. Is there going to be a fence, are dogs allowed? Mr. Azumbrado dogs are not allowed. Mr. Ramaglia do you feel this present complex is adversly effected your property value? Mr. Curley I think it does. Putting in another complex would increase the amount of dust as the dirt road goes right past. Mr. Gudenau don't you think that the residences of the complex will use Rezanoff instead of the other road because it is paved. Mr. Curley that is possible but I'm sure that some will go the other way also. Would like to see the units built closer to town so that the police could watch it closer and people could walk to town. I Del Crowder I live on Woody Way and I agree with almost everything Curley said I I think it would be very detrimental, we bought out in that area and I am certain that if we would have known this was going to happen we would not have bought here. It is low cost housing so we are talking about people who do not have much money so it should be built closer to town so people could walk back and forth to town. Andy Ozols I am the president of St. Paul Lutheran Church, church owns the property adjacent to proposed site. We do not have any objections as such we would just like to voice some concerns one item id the parking area and the other concern is the access, the church has access from Rezanoff but access to the other property is through Woody Circle and dace to an agreement we have we have to maintain access to the back lot. Mr. Ramaglia you do not object to a multiple dwelling as long as it does not Infringe on you parking. Mr. Ozols as a Church, knowing the purpose of a church, the church belongs in a community and in this case if the community moves out to the church we can not come out against the development of this. Ron Kutchick I live right next door to Tom Curley. Remembers the covenent that Mr. Curley mentioned. Were there any stipulations that stated that Fir Terrace had to be kept up? "Who will keep this slum from becoming a slum" if you have r 48 units in there who will keep it up. Each person should care for their own unit and a portion of the land. Tom Wischer resident of Killarney Hills Subdivision on Murphy Way. Addressed portions of the zoning code could you please explain. Mr. Walton explained the zoning code and sections 17.30.040 General Use Regulations Publicly owned buildings and property, 17.30.060(8) General Use Regulations additional uses are permitted if the Planning Commission feels it meets the require- ments and 17.30.060(18) General Use Regulations additonal uses permitted in any zoning district after public hearing this deals with group housing and has ten performance standards to meet which I read off earlier. Mr. Wischer earlier someone stated something about obnoixous could you explain further. KIBS225222 r r r KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 11 Mr. Walton the use of the buildings and the property publicly owned and engaged in the performance of a public function may be permitted in any district provilded that such use is not in the opinion of the Planning Commission obnoxious or detrimental to the welfare of the community. 17.30.060(8) this section addresses additional uses permitted, number 8 is government enterprises, Federal, State or Local and that section states that the Commission can permit such a use if they are deemed essential or desirable to the public convenence or welfare and are in harmony with the various elements of the Comprehensive Plan and this Title the zoning code. Section 17.30.060(18) also addresses permitted additional uses number 18 is group housing development which contains ten (10) specific per- formance standards which must be meant. Mr. Wischer are Tracts B and E presently zoned R-2? Mr. Walton yes sir. Mr. Wischer I would like to give my opinion on those points, whether this group housing unit is obnoxious or detrimental to the community is difficult for mento give an opinion on, however, I think it is ridiculous to put two multi unit dwellings on either end of a very small R-2 residential area and I may even go as far as to say it may be obnoxious to do such a thing. I object very strongly to is whether or not this is in the general intent of the ordinance or not I know as a citizen and as a member of the community I believe that the communities impression of R-2 means two family units no more duplex. The area is zoned R-2 its intended for two family dwellings, duplexs at a maximum and I think you should stand by that portion of the ordinance. Frenchy Richardson paid $23,500 for an R-2 lot 90 x 110. I do not want another complex like Fir Terrace. There are all kinds of dogs around and with the Chief of Police living next door I can't even shoot them. Is the Chief of Police going to be able to control all the driving around in between the lots after he moves out as he has 7 little house apes in a 3 bedroom house and he can't stay there forever. I do not mind 8 duplexs but I do not want to see the road go through. at the same time. Mr. Briggs can you comment on the amount of police calls to the area? Mr. Richardson everynight. Now they have a patrol that goes through there about four times a night. Mr.-+ Gudenau does all the police calls relate to low cost? Mr. Briggs no, just compact of people. Charley Magnusen I live on Murphy Way. than this proposed project. I wouldn't known this was going to come up. Privately owned duplexes would be better have purchased in this area if I had Mr. Ball If there is anyone in the audience who is for or against this and does;. not wish to speak I would like to have them come up and sign the register and state if they are for or against this. Betty Springhill opposed. Candy Ozols opposed. Delores Crowder opposed. Mr..Hil3.Mr. Azumbrado, is land use in your opinion do you find it detrimental to the community in that this R-2 district to the residences. Mr. Azumbrado no, I do not. Mr. Hill would you be more specific Mr. Azumbrado I think there is a lot of low income people. Mr. Ball you own the land outright. Mr. Azumbrado that is correct. KIBS225223 Mr. Ball why didn't you, when you purchased the land put a stipulation in there that you would purchase it if you got your exceptions or the zoning changed. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 12 Mr. Azumbrado the Borough knew what we wanted to do on the land. Mr. Ball in other words you can turn the land back to the borough and get your money back if you do not get to do this. Mr. Azumbrado no, the borough knew what we were going to do from the start. Mr. Ball why didn't you make that stipulation? Mr. Azumbrado I did not think we would have this problem. Mrs. Walser when you say you are allowed two people Per bedroom, what is to prevent a full house, in other words a mother, father in one bedroom, and two kids in each room, how do you propose no more children? Mr. Azumbrado they move to a bigger unit. Mrs. Walser what if this is a 4 bedroom unit? Mr. Azumbrado they would have to stay there, where else would they go in Kodiak. Mr. Ball say we turn it down and it goes to the Assembly and it is turned down at that time, what do you plan to do with the land that you purchased at 10% of the appraised value? Mr. Azumbrado we have not come to a decision on that yet. Mr. Briggs under the HUD conditions for low cost housings or federal grants isn't there stipulations in there requirements to shopping areas, public services? Mr. Azumbrado we have had preliminary HUD approval on it and part of the reason we moved out here is because there is minimal impact compared to if you moved to town there would be more. Mr. Briggs you did not answer my question. Mr. Azumbrado I do not know the specific distances, but we will conform to the HUD requirements. Discussion between the Commission on why HUD did not get involved with Fir Terrace. Mrs. Crowe closed the public hearing and called a recess for 5 to 10 minutes. Mrs. Crowe reconvened the regular meeting. Mr. Ball would like to see this come to a vote but would also like to see all the questions answered. Mr. Garnett you look at it first in terms of your authority under the ordinances and you are simply being asked to decide whether or not to grant an exception to permit multi family dwellings in an area that would normally be a duplex maximum area. The other question.that may come up is whether the Borough has a whole by Mrs. Crowe stated that she felt what the commission is determining is in their opinion we are community representatives and we should give our opinion if this is the best location for the six structures that will be constructed which will be containing eight dwellings, or is the scattered site public housing better. Mr. Gudenau Mr. Garnett are you fgmilar with the Borough conveyance to that lease. Mr. Garnett yes. Mr. Gudenau can you tell me what it says? KIBS225224 r I Mr. Garnett in general terms, I think it is in your packet, the revelant thing parts that relate to what we are talking about here are paragraph 4 C and E which deal with zoning approval and with other actions that may be necessary in con- nection with the project. Discussion between the Commission and Mr. Garnett on the agreement that the Borough and Kodiak Island Housing Authority have. Mr. Ramaglia has the Borough Assembly by their cooperation agreement have they made an actual commitment to the Housing Authority that yes it is okay, no it is not. Mr. Garnett you look at it first in terms of your authority under the ordinances and you are simply being asked to decide whether or not to grant an exception to permit multi family dwellings in an area that would normally be a duplex maximum area. The other question.that may come up is whether the Borough has a whole by r KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20. 1981, regular meeting Page 13 reason of the history of this thing has made some sort of implied commitment or in some since gotten itself into a quasi -contractual obligation not to do anything delibertly to make this project unfeasible, and that question depends on exactly what did happen at the early stages of the proceedings, and I do not know the extent to which the specific plan to do multi family units and so forth were part of the Assembly's consideration when they approved the sale. Mrs Crowe what are the options of the people who are opposed? Can they take it to a vote of the people at an election? Mr. Garnett an Assembly action is subject to going to the vote of the public. Mrs. Crowe explained that Mr. Garnett was the Borough Attorney from Anchorage. Mr. Gudenau when you say that obnoxious or detrimental is subjective? Mr. Garnett I think obnoxious or detrimental is a conclusion in the terms of the decision you have to make its sort of the ultimate, the legal conclusion, and there is nothing wrong with that, it is a subjective conclusion in a sense, but, it can be supported by more specific factors. Mr. Gudenau we have three sections that we have to deal with and one of them is it to the benefit of the community, but in this case the community has two sides, one is the low income/middle income family and the other side of the coin you have the people who live at the end of the block. Mr. Garnett question before you should be evaluated in terms of the criteria set out for the group housing as it is more specific. Mr. Ball in anticipating any future action on this, I believe that the ultimate decision is with the Borough so I think we should vote the way we see it here, but in doing so I think we should anticipate that if we vote for it the people in the community will take it to court and if vote against it the people who want the project will probably take it to court, after we vote we should each make a state- ment to the reason we voted that way. Mrs. Crowe reasons for voting the way you did. Mr. Briggs after listening to the testimony I had to vote no, in this:.proposal_. essential or desirable to public convenence and welfare thinking of what our objective is for low cost housing, low income housing is to be the convenence of shopping centers, public safety, public offices - doctors, and medical offices, these do not met the criteria for building for these people to get back and forth easily without the extra cost of transportation. In my opinion the harmony and the elements of the comprehensive plan and title 17 does not fit into bringing in another high density development. The proposal would be inconsistent with the intent.of title 17 and to promise public health and safety and general welfare again putting a compact number of people into an eight plex type of building which I feel is not the benefit of the welfare of the number of people that would be required to live there because of the smallness of the rooms and the public health and safety areas and the general welfare of the people who have to live there. In r my past experience in the last 30 years of being involved in housing projects any I time that you pack people into a common area you increase your costs of maintenance services from the public and there is no way that you can put eight people in 14 hundred square feet and live in harmony. You would be creating problems by compacting people into small areas. Low income housing should be the same as what we live in not less. Mrs. Walser First concern is the surrounding neighborhood, and the surrounding neighbors and I do not feel that it is in keeping harmony with the surrounding area. I also based it on my own personal experience of living in public housing, I know the problems, contrary to what I read earlier where this encourages per- manent families usually results in a higher turn over of people moving in and out constently because of conflict between neighbors, I do not care how sound proof you can get a unit together you are going to hear you neighbor. Smallness of the units KIBS225225 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 14 Mr. Ramaolia Privacy of the tenants is not sufficiently protected, meaning that the units are close together, small and so forth. I do not agree with calling'; R-3 R-2 and calling townhouses R-2 actually makes them R-2 I find that hard to do. No buffer zone. 500' from R-2 didn't protect local property owners. Mr. Ball I believe the basically have a good plan myself and I think it is a good concept, but it is in the wrong location, too much low cost housing in that area, and I think we have to look at the future. Would prefer a private enterprise. We have seven to ten acres that have just been sold to private enterprise here in town, and I feel that if we put this project in under this concept that we would almost be obligated to do it for the next ten acres if they applied for it. Mrs. Crowe impact on the area, in our opinion is it detrimental or obnoxious to the community to allow the construction of a ghetto, stigma to the area, endangers public health; safety, welfare; not an orderly development; traffic congestion probable, does not prevent overcrowding; affects adjacent property owners; not R-2 development - prefer duplexes. Annexation - sewer/water; Kodiak does not need low income housing. If the housing authority wants to give a service to the community that is badly needed they could subdivide these lots and pass their land purchase saving onto the consumer in addition to offering low interest loans for the construction of homes, the land would go back on the tax roll and people would be able to move into their own homes of which they could experience the pride of ownership and lessen the demand for apartments and low income housing. This type ofrownership develops responsiblity from the land owner. Mr. Gudenau I voted Yes for this project. I think it was well developed, there is some interpretation of whether our ordinance states the density according to if it is an 8 plex on a certain lot area or if it is the number of square feet that that lot has. Need for low income family. Mr. Hill location is not good planning, and its not in the City Limits. I am not against the project but against the location. Mrs. Crowe before we move on are there any more comments from the Commission. �^ 8. PUBLIC HEARING ON CASE Z-81-011. A request for a front yard variance of 22' to I build a garage/work shop on lot 20, block 50 East Addition, leaving a 3' front yard instead of the required 25'. (Andrew Ponchene) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared by the Planning Department. Staff recommends approval of this variance. 32 notices sent out, 1 came back with no objection and 1 came back with objection. No objection from Art Bors and the objection was from Mr. & Mrs. Bathon. Mr—Briggs looking at the property in the back, in your opinion in that back yard a garage could be built very easily couldn't it? Mr. Walton I had problems when I drove by the other day there are trees in one corner, access to the garage is what I am worried about. Mr. Ball how does this line up with all the other property on the street? Mr. Hodgins in the first photograph the house next door , this house has constructed a deck arrangement to the edge of Baranof Street and the house on the other side the grade isn't as steep but their parking is in the front. Mr. Ball so this would line up with the others then? Mr. Hodgins yes. rDiscussion on the alignment of the house in relationship to other houses in the J area. Would be the only house with a garage in the front. Mrs. Crowe closed the regular meeting and opened the public hearing. Mr. Ponchene for the variance. Thought we discussed a 9' variance. I said 22' into the front yard, I would give them 9'. Mr. Hill_ explained what was discussed at the work session. Mrs. Crowe closed the public hearing and reopened the regular meeting. Mr. Ramaglia he is asking for 3' front yard variance Discussion between the Commission. KIBS225226 r KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 15 Mr. Gudenau moved to grant a variance from section 17.18.040(A), Front y permit a 16' encroachment into the front yard and approval of a variance section 17.51.010, Accessory Building Height, to permit the construction garage exceeding fourteen feet in height from average grade, for lot 20, East Addition, Cit of Kodiak, Alaska and that the four conditions for a in section 17.66.090 B have been met as have the requirements of Alaska section 29.33.110(C). Seconded by Mrs. Walser. Mr. Ball may I ask one to 50 tutes tion to exceed the height of the main building. Plotion PASStU with a b-1 vote, Mr. H111 voted NO. Mr. Ball. Mr. Briaos. Mrs. Crowe. Mr. Gudenau. Mr. Ramaolia. Mr. Walser vn Mr. Hill I would like to make a statement for the record, the reason I voted no on this:was because he has a conforming lot and things could be worked out with the grade. 9. PUBLIC HEARING ON CASE S-81-008. (Preliminary) request to vacate an unimproved street between block 31 and 32, East Addition to Kodiak Townsite, USS 2538B. (Kenneth MacDonald) STAFF REPORT: Mr. Crowe presented the staff report based on a memorandum prepared by the Engineering Department. Staff recommends denial of this request and the possiblity of a side yard variance be considered. Discussion on the width of the road right-of-way. Mr. Hill you did not put any stipulations on this if he was to go to the City to purchase the 10 feet. Mr. Crowe If he goes to the City for the purchase of the ten feet we can handle that under a short platting section. Mrs. Crowe closed the regular meeting and opened the public hearing. Discussion between Mr. Crowe and a woman in the audience on the location of the property. Mr. Ken MacDonald have been working on this for about two months chasing down everyone. Have a letter from KEA saying that they would support the vacation if the had a 15 foot easement and I would have to pay the $7,000 dollars for putting the line under ground the problem with the 10 feet is I still have to put the line under ground. Gave a brief history of the property. Discussion between Mr. MacDonald and the Commission on the earlier vacation of the lower street. Mrs. Crowe what is the square footage of the house you are planning on building? Mr. MacDonald 3200 square feet. Mr. Ramaglia could the line be located in the middle of the right-of-way? Mr. MacDonald yes, for 18,000 dollars. Mr. Ramaglia if the City granted an easement into the road right-of-way would that solve the problem? Mr. MacDonald no. Even if the City grants me 10 feet it will still cost me $7,000 to move the poles. Mrs. Walser did you say you could build right up to where they are going to burie this line? Mr. MacDonald no, I could build to the existing property line and the easement would start from the existing property line. Mr. Ball you are just starting here right? KIBS225227 Mr. MacDonald that is right. Mr. Crowe I just want you to understand from KEA dated the 8th the only reason for protesting it was the lack of an easement shown on the plat. If you grant this you should stipulate that a utility easement be shown. r KODIAK ISLAND`30ROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 16 10 Mr. Crowe if you grant the vacation it has to go to the City Counil for approval. Discussion between the Commission and Mr. Crowe on the placement of the easement. Mrs. Crowe would there be any other easements that the City would be interested in having? Mr. Crowe electrical easement and a general utility easement on either side of the centerline. Mr. MacDonald there should be the existing drainage easment shown also. Woman from 913 Mission. Citizens use the alleyway to get to school. The City should keep the land. Mr. Ball Mr. MacDonald would you be willing, when you go to the City would you be willing to try to get a stairway through there? Mr. MacDonald made a statement but not real clear on the tape. Discussion from people in the audience and the Commission. Mrs. Crowe closed the public hearing and reopened the regular meeting. Discussion on the use of the area in question by the public. Mr. Ramaglia Mr. MacDonald would you be able to do what you want to do effectively with less than 30 feet i'f the City was not willing to give that much? Mr. MacDonald there is not minimum, but I do not understand keeping a road that they are never going to use. Mr. Hill lets go for 20 feet. Mr. Ball made a motion that was mixed up and no one understood. PUBLIC HEARING ON CASE 5-81-009. (Preliminary) request to vacate Tracts C and D, Kadiak Alaska Subdivision, Unit 5, and replat to Tracts C-1 and D-1, Kadiak Alaska Subdivision, Unit 5. (American Lutheran Church) STAFF REPORT: Mr. Crowe presented the staff report based on a memorandum prepared by the Engineering Department. Recommend final approval with 5 stipulations. Received a letter from Harry Brighton and he did not object to this subdivision. Mrs. Crowe closed the regular meeting and opened the public hearing. Hearing no comments Mrs. Crowe closed the public hearing and reopened the regular meeting. a final subdivision reouest to vaca ak Alaska Subdly151on, Unit 5, and ka Subdivision, Unit 5 with the fol w on the plat; 2. correct the title 5", USS 3469; 3. monumentation of distances to new lot lines and 5. a ons: i. inciu Kadiak Alaska 4. additions under St. Paul imous roll cal PUBLIC HEARING ON CASE 0-81-009. An Ordinance providing procedures for Contract Zoning. (KIB P & Z Commission) STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared by the Planning Department. Mr. Hill moved to ser. notion NASSLU by unan KIBS225228 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 17 12. CONSIDERATION OF CASE S-80-017. (Final) subdivision of lot 3, block 6, Bells Flats Alaska Subdivision into lots 3A and 3B, block 6, Bells Flats Alaska Sub- division. (Lynn Wanzak) Mr. Hill moved to approve the final subdivision of lot 3, block 6, Bells Flats Alaska Subdivision into lots 3A, and 3B, block 6, Bells Flats Alaska Subdivision Seconded by Mr. Ramaglia. Motion PASSED by unanimous roll call vote. 13. CONSIDERATION OF CASE 0-81-008. A request for renewal of a lease to Timberline, Inc. for a 15 acre parcel in ADL 44355. (Grothe/Timberline) r Mrs. Crowe I think it is the consensus of the Commission to leave this on the table until next month. 14. NEW BUSINESS - None 15. COMMUNICATIONS - Memorandum on Planning and Zoning Commission meeting attendance. no action needed. 16. CHAIRMAN'S REPORT - None 17. COMMITTEE REPORTS - Mr. Hill when we rezoned Elderberry Heights First Addition I would like to go back to the area and go to the zero lot line, since Mozart is zero lot line maybe Bonapart could be whatever. How does the Commission feel about that? Mrs. Crowe I am against it. Mr. Ramaglia I am against it. Mr. Ball I think we should bring it up at a work session. Mr. Walton possibly next week. 18. BOROUGH MANAGER'S REPORT - None 19. CITY MANAGER'S REPORT - None 20. COMMUNITY DEVELOPMENT DEPARTMENT REPORT - None 21. ENGINEERING DEPARTMENT REPORT - None 22. COMMISSIONER'S COMMENTS Mr. Briggs would like to comment on the Planning Department work on the notebooks, they are much easier to handle. Mr. Ramaglia binders were nice. Mr. Ball nothing rMrs. Walser nothing I Mr. Hill nothing Mr. Gudenau nothing Mrs. Crowe Mr. Curley asked about the rezoning and we should consider it. Mr. Gudenau I worked on the Fir Terrace Apartments, and we were directed by the people to put the fence in but you can not put the fence up in muk, as cement does not work in water. Mrs. Crowe I explained that to Mr. Curley. KIBS225229 Mrs. Walser I agree. Mr. Gudenau the only thing that would change would be that you have a person that owns the the building and building and land a person that rents it, okay here you have a person that owns on this half and the same on the other. You have not changed I the density. Mrs. Crowe when could we bring this up at a work session? Mr. Walton possibly next week. 18. BOROUGH MANAGER'S REPORT - None 19. CITY MANAGER'S REPORT - None 20. COMMUNITY DEVELOPMENT DEPARTMENT REPORT - None 21. ENGINEERING DEPARTMENT REPORT - None 22. COMMISSIONER'S COMMENTS Mr. Briggs would like to comment on the Planning Department work on the notebooks, they are much easier to handle. Mr. Ramaglia binders were nice. Mr. Ball nothing rMrs. Walser nothing I Mr. Hill nothing Mr. Gudenau nothing Mrs. Crowe Mr. Curley asked about the rezoning and we should consider it. Mr. Gudenau I worked on the Fir Terrace Apartments, and we were directed by the people to put the fence in but you can not put the fence up in muk, as cement does not work in water. Mrs. Crowe I explained that to Mr. Curley. KIBS225229 KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION MINUTES MAY 20, 1981, regular meeting Page 18 23. ADJOURNMENT - the meeting was adjourned at 12:35 p.m. ATTEST: Planning Secretary DATE APPROVED: , KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION 61 - w 'k cwt. Plann g Commission Chairman KIBS225230