1998-03-18 Regular MeetingKODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
REGULAR MEETING -MARCH 18, 1998
MINUTES
I. CALL TO ORDER
The regular meeting of the Planning and Zoning Commission was called to order at 7:30
p.m. by Chair Turner on March 18, 1998 in the Borough Assembly Chambers.
II. ROLL CALL
Commissioners Present:
Darlene Turner, Chair
Donna Bell
Bob Himes
Roberta Scheidler
Walter Stewart
Commissioners Absent:
Clarence Selig - Excused
Jerrol Friend - Excused
A quorum was established.
III. APPROVAL OF AGENDA
Others Present:
Linda Freed, Director
Community Development Dept.
Bob Scholze, Associate Planner
Community Development Dept.
Eileen Probasco, Secretary
Community Development Dept.
COMMISSIONER BELL MOVED TO ACCEPT the agenda as presented by staff. The
motion was seconded and CARRIED by unanimous voice vote.
IV. MINUTES OF PREVIOUS MEETING
COMMISSIONER BELL MOVED TO ACCEPT the minutes of the January 21, 1998
Planning and Zoning Commission regular meeting as presented. The motion was
seconded and CARRIED by unanimous voice vote.
V. AUDIENCE COMMENTS AND APPEARANCE REQUESTS
There were no audience comments or appearance requests.
VI. PUBLIC HEARINGS
P & Z Minutes: March 18, 1998
Page 1 of 16
A) Case 98-006. Request for a conditional use permit, in accordance with Section
17.13.040.13 (Conditional Uses) of the Borough Code, to permit a temporary
construction camp with provisions for up to 100 people for 3 years, and upon
closure of the construction camp, approval for a part-time recreational camp with
provisions for up to 50 people. U.S. Survey 5703, generally located between
Pasagshak Bay and Narrow Cape.
BOB SCHOLZE indicated 11 public hearing notices were mailed for this case and
1 was returned, supporting this request. Staff recommended approval of this
request subject to 6 conditions.
COMMISSIONER STEWART MOVED TO GRANT a request for a conditional
use permit in accordance with Section 17.13.040.13 (Conditional Uses) of the
Borough Code to permit a temporary construction camp with provisions for up to
75 people for three (3) years, and, upon closure of the construction camp,
approval for a part-time recreational camp with provisions for up to 50 people,
subject to the conditions of approval contained in the staff report dated March 3,
1998, and to adopt the findings contained in that staff report as "Findings of Fact'
for this case.
CONDITIONS OF APPROVAL
1. This conditional use permit, as it applies to the construction camp, is
issued for a maximum of seventy-five (75) occupants at any one time and
for a maximum of three (3) years (until March 18, 2001). As it applies to
the on -going, seasonal recreational/bible camp upon closure of the
construction camp, the conditional use permit is issued for a maximum of
fifty (50) people.
2. Engineered plans approved by ADEC for the proposed water and septic
systems, including showeribathroom facilities, must meet State wastewater
and drinking water regulations for a commercial enterprise. Those plans
must be provided to the Community Development Department prior to
issuance of zoning compliance permit.
3. A solid waste management plan must be approved by the Borough
Environmental Engineer.
4. The entrance drive must be surfaced with gravel and be twenty-four (24)
feet wide to accommodate two-way traffic, and parking areas designated
on the site plan dated March 2, 1998 must be graded and surfaced and
otherwise developed consistent with the standards of KIBC 17.57.080.
5. An buffer of one hundred (100) feet must be left undisturbed between site
development, including grading and surfacing of access road and parking
P & Z Minutes: March 18, 1998 Page 2 of 16
areas, and Swamp Creek, which has been identified as anadromous salmon
stream.
6. The existing cabins identified in the site plan, which will be occupied
commercially in conjunction with the construction camp, must be issued
building permits to document compliance with building codes consistent
with occupancy for a commercial use.
FINDINGS OF FACT
17.67.05 A. That the conditional use will preserve the value, spirit. character and
integrity of the surrounding area.
Strict application of the controls and safeguards required by the conditions of
approval will ensure preservation of the value, spirit, character and integrity of
the surrounding area. This includes the condition of approval requiring ADEC
approval for proposed water and septic systems, as well as a solid waste
management plan. An undisturbed buffer of one hundred (100) feet between
Swamp Creek and any site development, including access road and parking area
grading and surfacing, will offer protection for spawning habitat.
17.67.05 B. That the conditional use fuulflls all other requirements of this chapter
pertaining to the conditional use in question.
Based on the site play and other supporting documentation, it appears that the
conditional use permit will fulfill all other requirements of Chapters 17.67 and
17.13 of Borough Code as outlined above. Conditions of approval addressing
setbacks from the stream, engineered septic and sanitation facilities, and solid
waste management will help to retain natural vegetation coverage and natural
drainage patterns, prevent excessive runoff and erosion, and maintain surface
water quality and natural groundwater recharge areas in the uplands.
Public health and safety will be protected by compliance with ADEC sewer and
water installation requirements and other applicable zoning and building code
requirements related to the camp use of the property. The remoteness of the site
guarantees that convenience and comfort of neighbors will not be compromised.
17 67 05 D That sufficient setbacks lot area bu fers or other safeguards are
being provided to meet the conditions listed in subsections A through C Qf this
section.
P & Z Minutes: March 18, 1998 Page 3 of 16
At five acres, the site satisfies the minimum requirement for the C-Conservation
zoning district. The remoteness of the site inherently provides separation from
other uses that might be in conflict. 100 foot minimum separation distance
between site development and Swamp Creek will help safeguard spawning
habitat.
The motion was
Regular Session Closed.
Public Hearing Opened:
Duncan Fields, representing the applicant, appeared before the Commission to
express support for this request and to answer any questions the Commission
might have.
Rae7ean Blaschka appeared before the Commission and expressed concern about
several issues. She was concerned that there be adequate reclamation after the
project was complete and was opposed in general to the appearance of temporary
trailers.
Mike Sirofchuck appeared before the Commission and expressed concern about
this request. He felt the Commission should make a site visit prior to voting on
this request. He was concerned about the reliability of the site plan, about
aesthetics, the source of fresh water, and the anandromous fish stream. He
suggested conditions requiring a time limit for removal of the temporary trailers
and a site plan that was to scale, showing the location of the trailers, water sources
and septic fields. Mr. Sirofchuck felt the public was mislead when they were
originally told that the construction of the launch facility would be an economic
benefit to the community. He wondered if there would be a bed tax assessed on
the facility, and if those hired would be Kodiak residents. He thought the
Commission needed to make a more informed decision.
Duncan Fields appeared again to assure the Commission that he would provide an
adequate fresh water supply and waste water system according to ADEC
regulations.
Linda Freed reported that Ciinny Sargent had called her office and shared concerns
about this request. Ms. Sargent was concerned about the potential environmental
impact of an operation of this size with relation to the water and septic issues.
Ms. Sargent also felt that an operation of this type could potentially have a
detrimental financial affect on other local businesses providing similar services.
Public Hearing Closed.
Regular Session Opened.
P & Z Minutes: March 18, 1998 Page 4 of 16
COMMISSIONER SCHEIDLER felt postponement would be appropriate, and
thought the Commission should make a site visit. She wanted to see a more
detailed site plan and was not prepared to make a decision at this time.
COMMISSIONER STEWART agreed.
COMMISSIONER BELL was concerned that the operation would compete with
local bed and breakfast operations.
COMMISSIONER SCHEIDLER MOVED TO POSTPONE action on Case 98-
006 until the April, 1998 regular meeting and to hold another public hearing.
The motion to postpone was SECONDED and CARRIED by a roll call vote of
4-1. COMMISSIONER HIMES voted no.
B) Case 98-007. Planning and Zoning Commission review and approval, in
accordance with Section 17.21.050.0 (Performance Standards — Screening) of the
Borough Code, of required screening between a business use and an adjacent
residential lot, to include at a minimum, in accordance with Section
17.57.080.D.1, a sight obscuring four foot (4') solid or natural barrier. Lot 51,
Block 12, Aleutian Homes Subdivision.
BOB SCHOLZE indicated 37 public hearing notices were mailed for this case and
2 were returned, stating no objection to this request. Staff recommended approval
of this request.
COMMISSIONER SCHEIDLER MOVED TO REQUIRE installation of a
sight -obscuring six (6) foot high solid cedar or chain -link -with -slats fence on both
sides of the proposed business, extending along the side lot lines from a point ten
(10) feet back from the sidewalk to just behind the building, as appropriate
screening to separate the business use proposed on Lot 51, Block 12, Aleutian
Homes Subdivision from adjacent residential uses on Lots 50 and 52, Block 12,
Aleutian Homes Subdivision, and to adopt the finding in the staff memorandum
dated February 25, 1998 as "Findings of Fact 'in support of this case.
FINDING OF FACT
1. A six (6) foot high solid fence creates a continuous screen providing
adequate separation between uses along the lot lines common to the
business use being developed on Lot 51 and existing residential
development on adjacent Lots 50 and 52, according to the intent of KIBC
17.21.050.C.
The motion was SECONDED.
P & Z Minutes: March 18, 1998 Page 5 of 16
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
The question was called and the motion CARRIED by unanimous roll call vote.
C) Case 98-008. Planning and Zoning Commission determination, in accordance
with Section 17.57.050 (Off-street parking - location) of the Borough Code, that
the 3 parking spaces required for a second apartment unit in a building located on
Lot 1, Block 19, Kodiak Townsite, can be sited on Lot 1, Block 17, Kodiak
Townsite, which is located within 600 feet. 214 Rezanof Drive West.
BOB SCHOLZE indicated 37 public hearing notices were mailed for this case and
1 was returned, stating no objection to this request. Staff recommended approval
of this request subject to two conditions.
COMMISSIONER BELL MOVED TO DETERMINE that it is impractical to
locate the required parking spaces for a second apartment unit in the building
located on Lot 1, Block 19, Kodiak Townsite and to permit the three (3) parking
spaces required in support of this use to be located on Lot 1, Block 17, Kodiak
Townsite, as indicated on the submitted site plan dated February 20, 1998, subject
to the conditions of approval in the staff memorandum dated March 5, 1998, and
to adopt the findings in that memorandum as "Findings of Fact' in support of this
determination.
CONDITIONS OF APPROVAL
The parking lease agreement must be for a term of at least two (2) years,
consistent with a previous Commission determination (Case 93-013), and
must be signed by the property owner. In the alternative, documentation
must be provided to indicate that the Branch Manager representing Alaska
Commercial is authorized, by some legal arrangement with the property
owner, to lease or sublease a portion of the property.
2. Signs will be posted in both parking lots clearly identifying the use which
the parking areas support and the parking location in relation to the use.
FINDINGS OF FACT
1. The footprint of the existing structure on Lot 1, Block 19 Kodiak
Townsite occupies approximately 60% of the area of the small B-Business
P & Z Minutes: March 18, 1998 Page 6 of 16
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zoned lot and therefore there is inadequate lot area around the structure to
provide for the use of the structure and the necessary off-street parking.
2. The three (3) spaces to be relocated will comply with all applicable
parking codes and conditions of approval required by the Commission to
ensure compliance with the specific provisions of Section 17.57.050 of the
Borough Code.
The motion was SECONDED.
Regular Session Closed.
Public Hearing Opened:
Jerimiah Mom, applicant, appeared before the Commission and expressed
support for this request. He was frustrated with the parking requirements in
Kodiak and felt that Borough Code was not sensitive to `old downtown." He
encouraged the Commission to revise the parking code to make it more reasonable
for downtown businesses.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER BELL agreed with Mr. Myers' comments. She felt requiring
him to comply with code requirements in his situation was ridiculous.
The question was called and the motion CARRIED by a roll call vote of 4-1.
COMMISSIONER BELL voted no.
D) Case S98-002. Preliminary approval of the subdivision of Lot 6, U.S. Survey
3103, creating Lots 6A and 6B, U.S. Survey 3103, including an easement for
access, according to Section 16.40.050.B.8. 2935 Island Lake/Backside Road.
BOB SCHOLZE indicated 33 public hearing notices were mailed for this case and
none were returned. Staff recommended approval of this request subject to three
conditions.
COMMISSIONER HIMES MOVED TO GRANT preliminary approval of the
subdivision of Lot 6, U.S. Survey 3103, creating Lots 6A and 6B, U.S. Survey
3103, including an easement for access, according to Section 16.40.050.B.8,
subject to the conditions of approval contained in the summary statement dated
March 18, 1998 and to adopt the findings in that staff report dated February 25,
1998 as "Findings of Fact" for this case.
P & Z Minutes: March 18, 1998 Page 7 of 16
CONDITIONS OF APPROVAL
1. The twelve by twenty-one (12' x 2F) shed/shop must be removed from
the public access easement and relocated in compliance with setbacks
within eighteen (18) months (by November 1, 1999), or otherwise prior if
necessary for road maintenance and/or repair.
2. The gravel access road serving the backside of Island Lake must be named
and shown by name (Pruitt Lane) on the final plat, and a street sign
approved by the Engineering/Facilities Department must be installed at the
intersection of this access road with Lakeview Drive to facilitate
emergency response to houses accessed by the road.
3. Provide a utility easement to cover the electrical line servicing the house
on proposed Lot 6A where it covers the northern tip of proposed Lot 6B
near the power pole, per KIBC 13.01.055.
FINDINGS OF FACT
1. This plat, with conditions, meets the minimum standards of survey
accuracy and proper preparation of plats required in Title 16 of the
Borough Code.
2. This plat, with conditions, meets all the requirements of Title 17 of the
Borough Code.
3. This plat, with conditions, provides a subdivision of land that is consistent
with adopted Borough plans for this area.
The motion was SECONDED.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER HIMES didn't think the applicant should have to bear the cost
of putting in the sign. Linda Freed reported that the property's access was a
private road, but she suggested that staff could work with the applicant and the
Engineering/Facilities department to see if sign installation could be completed
with assistance from the Borough.
P & Z Minutes: March 18, 1998 Page 8 of 16
COMMISSIONER HIMES MOVED TO AMEND condition #2 to read:
2. The gravel access road serving the backside of Island Lake must be named
and shown by name (Pruitt Lane) on the final plat.
The motion was SECONDED.
CHAIR TURNER felt that requiring a street sign was important for emergency
vehicle response, but understood COMMISSIONER HIMES' concerns. Staff
suggested that the Commission could vote on the motion, and then direct staff as
they wished after the vote.
The motion to amend FAILED by a roll call vote of 2-3 COMMISSIONERS
TURNER, SCHEIDLER and BELL voted no.
After further discussion the Commission directed staff to ensure installation of the
street sign and to encourage the Borough to assume the cost of installation.
The question was called and the main motion CARRIED by unanimous roll call
vote.
CHAIR TURNER directed staff to pursue an avenue for installation of the street
sign, to relieve the applicant of the cost of sign installation.
E) Case S98-003. Preliminary approval of the vacation and replat of Lots 1F & lK,
U.S. Survey 3462, creating Lots 1-4, Shoreline Subdivision; and
A waiver from Section 16.80.030 A (Minimum right-of-way and trafficway
widths) of the Borough Code, to allow an existing platted 20 foot wide right-of-
way/access easement, and dedication of an additional ten feet (10') of access
easement, to serve as access for the proposed lots, rather than the required 60 feet.
A waiver from Section 16.70.020.A.1 (Prerequisites to approval) of the Borough
Code, to allow the street improvements required for the subdivision to be
constructed to the private road standards of 16.80.030.E. 4141 and 4215 Rezanof
Drive East
BOB SCHOLZE indicated 27 public hearing notices were mailed for this case and
1 was returned, stating no objection to this request. Staff recommended approval
of the vacation and replat request and approval of the two waiver requests, subject
to conditions.
COMMISSIONER BELL MOVED TO GRANT a waiver, in accordance with
Section 16.110.010 of the Borough Code, to permit the subdivision of Lots 1F and
1K, U.S. Survey 3462 into four lots with reliance for access on an existing public
right-of-way (20 feet wide) combined with an access easement (10 feet wide)
P & Z Minutes: March 18, 1998 Page 9 of 16
totaling thirty (30) feet in width instead of sixty (60) feet width as required by
16.80.030.A; and to adopt the findings contained in the staff report dated March 2,
1998 as "Findings of Fact for this case.
FINDINGS OF FACT (BOTH WAIVERS)
A strict requirement to dedicate forty (40) feet additional width of right-of-
way and improve a public road within that right-of-way to standards
addressing geometries, profiles, cross slopes, ditching, drainage, gradients,
and subbase and base materials would significantly reduce buildable area
and be prohibitively expensive. Given this hardship and difficulty, the
property owner would likely not pursue subdivision and rezone and may
be forced to pursue higher density development on the single R3 tract. In
that case there could be, ironically, maximum multi -family density build -
out with no requirement whatsoever to widen the right-of-way and
minimal requirement to improve the access road.
2. The combination rezone/subdivision proposed, facilitated by the waivers,
offers a balance that significantly reduces potential density and,
correspondingly, vehicle demand on the road, while alleviating potential
traffic safety issues at the intersection with the highway in the process.
This balance allows the subdivider to develop his property in a reasonable
manner, while at the same time protecting the public welfare and the
interests of the Borough and surrounding property owners and preserving
the general intent and spirit of the subdivision regulations.
Not only has the road provided access to the property since the 1940's, but
it has existed within a platted right-of-way since 1965 and has historically
supported higher density than what is now proposed.
4. The granting of the waivers would allow subdivision of the property that,
in conjunction with a rezone to Rl, is consistent with the medium density
residential designation of the area in the Comprehensive Plan.
The motion was SECONDED.
Regular Session Closed.
Public Hearing Opened, to allow the public to comment on all aspects of the
request:
Fred Zharoff appeared before the Commission and wanted assurance that the
subdivision development would not affect his property. He also felt the road
should be named after one of the original developers (Sahlberg or Naughton) and
that the Borough should develop a policy concerning naming roads.
P & Z Minutes: March I8, 1998 Page 10 of 16
Robin Heinrichs, applicant, appeared before the Commission and expressed
support for this request. He felt that his request for lowering the density was a fair
trade and justification for allowing the 1965 platted road (proposed Ocean Drive)
to be developed to the standards proposed. He was concerned about condition of
approval #4. He felt that the portion of Ocean Drive located on Lot 7A, which
was Borough property, should be improved by the Borough. The safety issue
existed prior to his request, and would continue to be an issue regardless of his
development plans. Mr. Heinrichs also didn't feel he should have to bear the cost
of installing a road sign on a service district road, as proposed in condition #6.
The Commission and staff discussed rights -of -way and Borough vs. private
maintenance responsibility. Staff felt there should be a reasonable balance and
that each request was reviewed individually on a case by case basis.
Fred Zharoff appeared again and stated that he felt there should be fairness among
all residents in handling special requests.
Greg Sualinger appeared before the Commission and encouraged them to approve
this request.
Public Hearing Closed.
Regular Session Opened.
COMMISSIONER STEWART was concerned about condition #4. He felt there
was a safety issue but wondered who was responsible to address it.
When CHAIR TURNER asked about liability in the event of an accident, Linda
Freed responded that an attorney's opinion had not been requested to address this
issue.
After further discussion the Commission agreed that amendments to conditions 94
and #6 were appropriate; conditions recommended for the vacation and replat
portion of the requested approvals.
The question was called and the motion CARRIED by unanimous roll call vote.
COMMISSIONER SCHEIDLER MOVED TO GRANT a waiver, in accordance
with Section 16.110.010 of the Borough Code, to permit the subdivision of Lots
1F and 1K, U.S. Survey 3462 into four lots allowing the street improvements
required for the subdivision to be constructed to the private road standards of
KIBC 16.80.030.E instead of public street improvements of KIBC 16.70.020.A.1.
The motion was seconded and CARRIED by unanimous roll call vote.
P & Z Minutes: March 18, 1998 Page 1 I of 16
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COMMISSIONER HIMES MOVED TO GRANT preliminary approval to the
vacation and replat of Lots 1F and 1K, U.S. Survey 3462, creating Lots 1-4,
Shoreline Subdivision, subject to the conditions of approval contained in the
summary statement dated March 18, 1998 and to adopt the findings in the staff
report dated March 2, 1998 as "Findings of Fact" for this case.
CONDITIONS OF APPROVAL
1. The mobile homes on proposed Lots 1 and 3, which encroach into rights -
of -way, must be removed within eighteen months at the latest (by Nov. 1,
1999), or otherwise prior to issuance to certificates of occupancy for new
houses on those lots.
2. Prior to final plat approval, water and sewer lines shall be installed serving
all lots consistent with City of Kodiak specifications within a public utility
right of way or a platted utility easement, per City Code Sections
13.18.020 and 030 and KIBC Section 13.01.55.
4. Prior to final plat approval, improvements to the access road to be named
Ocean Drive as they relate to Section 10.207 of the Uniform Fire Code and
Chapter 15.26 (Driveway Access) shall be completed consistent with
private road standards of KIBC 16.80.030.E. This includes improving the
grade of the access road on adjacent Lot 7A so that it does not exceed
15%, and completing improvements to those standards consistent with the
existing road the entire length of the Ocean Drive right-of-way,
culminating with a fire truck turn -around within the cul-de-sac.
5. The following plat notes are required as justified by the rationale on which
the waivers were granted seeking to reduce potential density and
associated traffic demand on Ocean Drive:
"Ocean Drive may be used to access a maximum of one dwelling unit on
Lot 1; additional dwelling units on Lot I may be accessed from Shoreline
Circle. "
"There will be no further subdivision allowing additional lots to be
created. "
6. Prior to final plat approval, install one standard Borough street sign
identifying Ocean Drive and one identifying Shoreline Circle at their
intersections with Rezanof Drive in order to facilitate emergency vehicle
response.
P & Z Minutes: March 18, 1998 Page 12 of 16
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7. Final plat approval will be contingent on rezone of Lots 2, 3, and 4,
Shoreline Subdivision (proposed) from R3 Multi -family Residential to RI
Single-family Residential (Case 98-005).
FWW"I i►re aU 01 W.WN
1. With conditions and the grant of the two waivers, this plat meets the
minimum standards of survey accuracy and proper preparation of plats
required in Title 16 of the Borough Code.
2. With conditions, this plat meets all the requirements of Title 17 of the
Borough Code.
3. With the proposed rezone, this plat provides a subdivision of land that is
consistent with adopted Borough plans for this area.
COMMISSIONER STEWART MOVED TO AMEND condition of approval #4
to read as follows:
4. Prior to final plat approval, improvements to the access road to be named
Ocean Drive as they relate to Section 10.207 of the Uniform Fire Code
and Chapter 15.26 (Driveway Access) shall be completed consistent with
private road standards of KIBC 16.80.030.E. This does not include
improving the grade of that portion of the road located on adjacent Lot
7A.
The motion to amend was
vote.
and CARRIED by unanimous roll call
The question was called and the amended motion CARRIED by unanimous roll
call vote.
COMMISSIONER SCHEIDLER MOVED TO STRONGLY URGE the Kodiak
Island Borough Assembly to ensure that grade improvements are made to "Ocean
Drive" (near its intersection to Rezanof Drive) so that this Borough street meets
the requirements of Borough Code.
The motion was SECONDED and CARRIED by unanimous roll call vote.
CHAIR TURNER directed staff to pursue an avenue for installation of the street
sign, to relieve the applicant of the cost of sign installation.
F) Case 98-005. Request for a rezone, in accordance with Section 17.72.030.0
(Manner of Initiation) of the Borough Code, of Lots 2, 3, & 4, Shoreline
Subdivision, from R3-Multi-family Residential I4 RI -Single Family Residential.
BOB SCHOLZE indicated 27 public hearing notices were mailed for this case and
2 were returned, expressing no objection to this request. Staff recommended the
P & Z Minutes: March 18, 1998
Page 13 of 16
Commission forward this request to the Borough Assembly with a
recommendation of approval.
COMMISSIONER STEWART MOVED TO RECOMMEND that the Kodiak
Island Borough Assembly approve the rezoning of Lots 2, 3 and 4 of Shoreline
Subdivision (proposed), from R3 Multi -family Residential IQ Rl- Single family
Residential, and to adopt the findings of fact in the staff report dated February 27,
1998, in support of this recommendation.
FINDINGS OF FACT:
17.72.020 A. Findings as to the Need and Justification for a Change or
Amendment.
A rezone from R3 to RI is needed and justified because the Rl zoning district
permits development that:
A. The potential higher density allowed by the current R3-Multi-family
Residential zoning district, should the existing tract be developed without
replat and rezone, is not only inconsistent with the Comprehensive Plan,
but could severely overtax the existing gravel access road within the
narrow platted easement.
B. The combination rezone/subdivision proposed offers a balance that
significantly reduces potential density and, correspondingly, vehicle
demand on the road, while alleviating potential traffic safety issues at the
intersection with the highway in the process. This balance allows the
subdivider to develop his property in a reasonable manner, while at the
same time protecting the public welfare and the interests of the Borough.
C. The property is vacant, and therefore no nonconforming uses would be
created by a rezone to RI.
17.72.020 B. Findings as to the Effect a Change or Amendment would have on
the Objectives of the Comprehensive Plan.
A change of zoning from R3 to the Rl zoning district is necessary because RI
zoning is more consistent than the current R3 zoning with the 1968
Comprehensive Plan, which depicts this area as medium density residential.
Medium density residential is generally designated in the Comprehensive Plan for
single-family residential and duplexes on lots served by public sewer and water
(P. 42).
The motion was SECONDED.
Regular Session Closed.
Public Hearing Opened:
Seeing and hearing none.
Public Hearing Closed.
Regular Session Opened.
P & Z Minutes: March 18, 1998 Page 14 of 16
FThe question was called and the motion CARRIED by unanimous roll call vote.
VII. OLD BUSINESS
There was no old business.
VIII. NEW BUSINESS
There was no new business.
IX. COMMUNICATIONS
COMMISSIONER SCHEIDLER MOVED TO ACKNOWLEDGE RECEIPT of items
A through I of communications. The motion was seconded and CARRIED by
unanimous voice vote.
A) Memorandum dated February 18, 1998 to Alan Schmitt from Bob Scholze, RE:
Conditions of approval for Case 96-012, Fred Nass.
B) Letter dated February 19, 1998 to Thomas Klinker, Esq. from Matt Jamin, RE:
CUP for Alaska Aerospace Development Corporation Borrow Site.
C) Letter dated February 23, 1998 to Dell Jackson from Tom Bouillion, RE: Clean-
up of illegal junk stored on Lot 6, U.S. Survey 3233.
D) Letter dated February 24, 1998 to Tom Bouillion from David Nesheim, Leisnoi
Inc., RE: Waste collection concerns and problems at Thumbs Up Cove.
E) Letter dated February 23 to Mike Haggren from Alan Schmitt, Attorney, RE Gear
storage violation on Lot 3, Block 1, Monashka Bay Subdivision.
F) Letter dated March 3, 1998 to Roy & Deborah Chavarria from Tom Bouillion,
RE: Illegal 2' dwelling unit on Lot 3A, Block 2, Mission Subdivision.
G) Letter dated March 5, 1998 to Gary & Stacie Peterson from Tom Bouillion, RE:
Junk Yard Violation follow-up on Lots 7 & 8, Block 8, Aleutian Homes
Subdivision (510 & 512 Willow St.)
H) Letter dated March 6, 1998 to Maureen McCrea, OMB-DGC, from Linda Freed,
RE: Lash Dock Expansion.
I) Letter dated March 17, 1998 to Gary & Stacie Peterson from Tom Bouillion, RE:
Compliance with vehicle clean-up on Lots 7 & 8, Block 8, Aleutian Homes.
There were no further communications.
P & Z Minutes: March 18, 1998 Page 15 of 16
X. REPORTS
Linda Freed reminded the Commission of their upcoming worksession on March 25
concerning the Pasagshak/Narrow Cape development plan. She further reported on
upcoming oil spill planning meetings on March 25 and 26. She pointed out that there had
been a major rewrite of the parking code in 1990 and suggested if the Commission
wished to they could review the code again. She also questioned if the Commission
wished to add the issue of "off -site improvements" to their list of priority projects.
COMMISSIONER HRVIES MOVED TO ACKNOWLEDGE RECEIPT of reports.
The motion was seconded and CARRIED by unanimous voice vote.
There were no further reports.
XI. AUDIENCE COMMENTS
There were no audience comments.
XII. COMMISSIONERS' COMMENTS
COMMISSIONER SCHEIDLER thought the issue of off -site improvements needed to be
added to their project list.
COMMISSIONER BELL thought the Borough should buy vacant lots downtown and
turn them into parking lots.
CHAIR TURNER desired to designate an upcoming worksession as a site visit to
Pasagshak. The Commission agreed to make a site visit/worksession on April 1,
beginning at the Borough building at 3:00 p.m.
M 16 7� vlu I �i��ly
CHAIR TURNER adjourned the meeting at 10:05 p.m.
KODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
By:
azlene Turner, Chair
ATTEST " D" /
By: �1x ^ I ;14
Eileen Probasco, Secretary
Community Development Department
DATE APPROVED: May 20, 1998
P & Z Minutes: March 18, 1998 Page 16 of 16