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2012-11-21 Regular Meeting KODIAK ISLAND BOROUGH ' PLANNING & ZONING COMMISSION JAN 1 0 2012 I ' MINUTES ri , r_ November 21, 2012 Regular Meeting 6:30 p.m. i � ' � B Assembly Chambers.._ ._..._ CALL TO ORDER , ,j CHAIR TORRES called to order the November 21, 2012 regular meeting of the Planning & Zoning Commission at 6:32 p.m. PLEDGE OF ALLEGIANCE CHAIR TORRES led the pledge of allegiance ROLL CALL Commissioners present were Bill Kersch, Alan Torres, Alan Schmitt, Rick Vahl, and Sonny Vinberg. Excused was Brent Watkins (amended at the December 19, 2012 regular meeting). A quorum was established. COMMISSIONER VINBERG MOVED to excuse Brent Watkins. Motion failed due to a lack of a second. Community Development Department staff present was Martin Lydick and Sheila Smith APPROVAL OF AGENDA COMMISSIONER SCHMITT MOVED to approve the agenda. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY MINUTES OF PREVIOUS MEETINGS COMMISSIONER SCHMITT MOVED to approve the minutes of October 17, 2012 VOICE VOTE ON MOTION CARRIED UNANIMOUSLY AUDIENCE COMMENTS AND APPEARANCE REQUESTS There were none. PUBLIC HEARINGS Local Telephone Number 486 -3231 Toll Free Number 855- 492 -9202 A) CASE 13 -013. Request a rezone, according to KIBC 17.205.030 C, to rezone Lot 1 Alagnak Acres, from R -2 Two Family Residential Zoning District- to B - Business Zoning District. The applicant is Alagnak, Inc. The location is NHN Cove Drive and the zoning is R2- Two - family Residential. Lydick state this rezone request was submitted by the applicant in an effort to assemble a consolidated lot unhindered by split lot zoning. The current use of the residential lot supports the business activity located on the Business zoned property immediately behind. The failure to follow through with the requirement to separate the business zoned property from the residentially zoned property with sight- obscuring fencing has resulted in a situation where the property owner utilizes both properties as one entity. This supporting role is a violation of Title 17. If the original Conditions of Approval attached to the Commission's decision in Case No. S98 -007 (Wal -Mart subdivision) had been met, the violation could not exist. Forty three (43) public hearing notices were mailed on October 17, 2012.One notice has been returned opposing this request. Staff is 11/21/2012 Page 1 of 9 P &Z Minutes recommending the Commission deny this request for rezone and submit a recommendation of disapproval to the Assembly. COMMISSIONER SCHMITT MOVED to recommend the rezone of Lot 1, Alagnak Acres Subdivision fii.m R2 -Two Family Residential IQ B- Business and forward this case to the borough assembly with a recommendation for approval and to adopt the findings in support of an approval. The public hearing was opened. Public testimony was given by: Carlie Malley stated she's the Alagnak Property Manager for the property in question. The request for having a solid commercial request is that it's currently being operated by a business and they've asked to have a building modification which we've received word that our building permits will be denied based on the split zoning. Being that this business has been operating commercially on this property and we believe there isn't any intent to move this property into a type of residential. We request it be commercial property. Kathleen Ballenger stated she owns 351 Shahafka Circle and she's opposed to the rezone based on what the staff is saying, Cove Drive is certainly not a thoroughfare that's going to be able to withstand more traffic. Her feeling at one time was all this was designated residential and piecemealed into different areas. She is adamantly opposed to this rezone. The public hearing was closed. Brief discussion ROLL CALL VOTE FAILED UNANIMOUSLY COMMISSIONER SCHMITT MOVED to adopt the findings in the staff report dated November 3, 2012 supporting the denial of the rezone from R2 -Two Family Residential to B- Business as FINDINGS OF FACT for this case. FINDINGS OF FACT 17.72.020 A. Findings as to the Need and Justification for a Change or Amendment. The principal justification presented in this case to rezone this parcel to B- Business is because that is how the property is currently being utilized. The commission finds that such a rezone will have sharp impacts to the existing residential level road serving this area and that its future use is not suitable or compatible with the residential neighborhood character of this area. 17.72.020 B. Findings as to the Effect a Change or Amendment would have on the Objectives of the Comprehensive Plan. The 2008 Kodiak Island Borough Comprehensive Plan Update identifies this lot for Urban Residential uses and the lot size makes it practical to develop in a manner consistent with its existing zoning. In this regard, this request is inconsistent with the objectives of the comprehensive plan. ROLL CALL VOTE ON MOTION CARRIED UNANIMOUSLY B) CASE 13 -014. Request a Title 18 Land Disposal Review, per KIBC 18.20.030 A, to consider the combined disposal for fair market value by direct negotiation of approximately 19,500 square feet of borough land adjoining Lot 2B, Block 9, Miller Point Subdivision, 1st Addition, according to KIBC 18.20.060 A, and, KIBC 18.20.070 A. The applicant is Lawrence J. Van Daele. The location is 3391 Antone Way and 961 Mallard Way (Northstar Elementary School). The zoning is RR -1 - Rural Residential Zoning District, and PL- Public Use Zoning District. Lydick stated this request for a Borough land disposal has been initiated by the adjoining property owner. The applicant's stated purpose for the disposal is to provide buffering for his existing residential investment. The applicant's current land area totals 25,264.8 square feet. Combined 11/21/2012 Page 2 of9 P &Z Minutes with the aggregate land area of the requested disposal, the total land area would be 44,764.8 square feet. Located in a RR -1 Rural Residential Zoning District, with municipal water and sewer available, the total combined land area would technically allow for the subdivision of one additional residential lot. Although the current land owner confesses no such intent, successor owners would not be bound to maintain a consolidated lot without express title restrictions. Sixty one (61) public hearing notices were mailed on October 17, 2012. One (1) comment has been returned non - objection to the request. Staff is recommending the Commission forward a favorable recommendation for the disposal to the Assembly. COMMISSIONER SCHMITT MOVED to adopt Planning and Zoning Commission Resolution No. 2013- 05 recommending disposal of a portion of Lot 1A, Block 6, Miller Point Alaska Subdivision and a portion of Lot 2A, Block 9, Miller Point Alaska Subdivision First Addition, generally located between Antone Way and North Star Elementary School, by direct negotiation with the applicant for fair market value. The public hearing was opened and public testimony was given by: Bob Scholze stated this is a disposal request and it immediately precedes the staff report that Dvorak wrote. There is an odd shaped property that is being requested for disposal. The 2 main things they looked at in developing a staff recommendation, the first is this property surplus to the borough needs and in this case with the topography we decided it's more connected with the applicant's property probably than it is with the school property. The second point addressed was maintaining the integrity of the school site and that can be done while making this disposal as requested. In response to COMMISSIONER VINBERG inquiry that the disposal of the property is actually a part of the actual major school property that wraps around Mr. Van Daele's property and then a portion of the lot, Scholze stated it borders two sides of his property. In response to COMMISSIONER KERSCH'S inquiry that the proposal is to cut an existing lot in half on Lilly Drive, Scholze stated about 8 pages back he took the same photo and it may show up better with the red boundary if you page back what is currently borough land and that the adjoining property owner is requesting, and it's Antone Way. KERSCH said back to this GIS map, basically the road that goes to Northstar Elementary School goes right through the middle of one lot, correct, Scholze responded yes, it's an access drive. KERSCH said if we were to move it over through this other Kodiak Island Borough lot we would actually have an entire building lot right there, correct, so the fair market value for an entire building lot would be greater than what we get for a half of a lot at fair market value and we'll end up with no value, Scholze said yes, you're correct, there would be some value but it wouldn't be. KERSCH said potentially the borough isn't making a good financial decision with this because that's actually a buildable lot, we're going to cut in half and make it unbuildable and your argument was that we need more buildable lots. KERSCH doesn't see that as a valid argument. Scholze said there was no intent on moving that road, it's essential for access to the school. KERSCH said he's just trying to come up with another way to have a buildable lot, if we cut this in half we have just taken a buildable lot off the rolls. Scholze said you are right but I don't think it will ever be used that way. Scholze stated there could end up being 2 lots here anyway since the adjoiner can then further subdivide. Larry Van Daele stated he's the applicant and lives on Lot 2B adjacent to Northstar School and what our intent is to provide a buffer, not a bear sanctuary, a buffer from 6th grade boys and stray dogs coming onto the property. The lots outlined on here are very steep, nothing the borough could ever use for any real activities and by purchasing it at fair market value we would be giving money to the borough for something that they normally wouldn't be able to use. It was his understanding that that lot and the adjacent lot is primarily there for school use and not for subdivision in the future. It's a place for a parking lot should the school expand. He said the superintendent looked at this proposal and had no opposition to it. "We feel that taking this buffer onto our property and buying 11/21/2012 Page 3 of 9 P &Z Minutes from the borough and putting it on the tax rolls we will be helping the borough with surplus property. COMMISSIONER VAHL inquired about what he means about seeking a drainage easement with the borough, Van Daele said he's not sure if there's a utility easement on the back side and we would not be seeking to vacate the easement. COMMISSIONER SCHMITT asked Van Daele to talk about the topography of Lot 1, Van Daele said Lot 1 was filled in in the 90's and right now it's being used for people who want to tear up their 4 wheelers and trucks. There used to be a creek that went toward Island Lake but it has been filled in for about 20 years now. The public hearing was closed. Brief discussion COMMISSIONER SCHMITT MOVED to amend the motion to add one condition of approval that the land shall be re- platted to become part of Lot 2B and there will be a plat note that the new lot shall not be subdivided. CONDITION OF APPROVAL 1. The land shall be re- platted to become part of Lot 2B and there will be a plat note that the new lot shall not be subdivided. ROLL CALL MOTION TO AMEND CARRIED 4 -1. The ayes were Alan Torres, Alan Schmitt, Rick Vahl, and Sonny Vinberg. The no was Bill Kersch. ROLL CALL ON AMENDED MOTION CARRIED 4 -1. The ayes were Alan Torres, Alan Schmitt, Rick Vahl, Sonny Vinberg. The no was Bill Kersch. CHAIR TORRES brought it to staff's attention that the date needs to be changed on the resolution. Staff said that can be changed before the chair signs it. FINDINGS OF FACT 1. The commission has reviewed the proposed disposal and finds the identified portions of land to be surplus to the public need. 2. The borough has continued to assemble land around North Star Elementary since its original development to allow for future school expansion but the areas identified for disposal don't appear to be needed for that purpose. 3. A portion of the disposal area will still need to be preserved for drainage use and this can be addressed by a drainage easement during a subdivision and replat review. 4. With this disposal the assembly can balance the need for school expansion with the need in the community for more residential development by fine tuning the boundaries of the school site and disposing of unneeded land to an adjoining land owner who can make something of it. COMMISSIONER SCHMITT MOVED to adopt the findings in the staff report dated November 8, 2012 supporting this motion as Findings of Fact for this case. ROLL CALL VOTE CARRIED 4 -1. The ayes were Alan Torres, Alan Schmitt, Rick Vahl, and Sonny Vinberg. The no was Bill Kersch. C) CASE 13 -015. Request a Conditional Use Permit, per KIBC 17.165.030, to allow the establishment of ,a recreational vehicle park on Tract A, United States Survey 2735, according to KIBC 17.165.040 A thru M. The applicant is William Wren. The location is 22569 Chiniak Highway and the zoning is I- Industrial. Lydick stated this request for a conditional use permit in order to establish an RV Park on the subject property is a requirement of KIBC 17.165.030 which reads; "Because of their potential 11/21/2012 Page 4 of 9 P &Z Minutes impact on adjacent land uses, recreational vehicle parks shall only be permitted as conditional uses in all land districts." The petitioner is requesting an expansion of a previously granted similar use determination that found limited development of recreational vehicle / mobile home spaces was similar in character and impact to a permitted use of logging camp and support facilities. Development was limited to six (6) spaces. Two issues are important in staff's perspective; 1) that the Commission forecloses the opportunity available to the applicant to defeat the efficacy of zoning enforcement action through administrative requests, and 2) the paramount importance of segregating industrial uses from residential uses. Three (3) public hearing notices were mailed on October 17, 2012. No (0) notices have been returned commenting on the request. Staff is recommending the Commission grant the request for a conditional use permit, with seven (7) stipulations attached to the approval. COMMISSIONER SCHMITT MOVED to grant a Conditional Use Permit, per KIBC 17.200, to allow the establishment of a recreational vehicle park on Tract A, United States Survey 2735, according to KIBC 17.165.040 A thru M, subject to seven (7) attached Stipulations, and to approve the findings of fact in that staff report dated November 9, 2012, as Findings of Fact for Case No. 13 -015. The public hearing was opened. Public testimony was given by: Bill Wren stated he's started looking at the limitations and Peter Olsen and his corporation want to do a composting operation on his property. Currently Wren has six RV sites and the remoteness of the property requires that I have what's called transient accommodations. He's not looking for any residential applications on the property, they are transient accommodations, in other words, he's leased the six RV sites that are there and he'll probably have to have, if this composting is in place someone will have to be on site or people on the site to monitor this 24 hours a day. In item 7 it says "application is prohibited from re- establishing any permitted industrial use on the property, and Wren objected to that because it was an industrial site for 25 years as a seafood processing plant that had approximately 5 homes on the property, 2 cabins, and a bunkhouse. Wren went to Anchorage to get these blueprints of the very sophisticated sewer treatment system and drain field. It's been approved for 50 people and there's no reason I can't have a dual use of this property. It's grandfathered in. He is unfamiliar with the process of use permits. He had a complaint filed against him by his neighbor, Todd Hiner. After 15 years of clean up on this property I finally started to make some money on it and his neighbor filed a complaint. I filed for a use permit for the logging operation and used the same permit for their shop and RV's. In September they were fired by Al Trucking and Wren is the recipient of a broken 3 year lease, he was left with an incredible mess, he's disabled and this property is his sole income. Wren said he was told that this was going to be denied and wasn't expecting it to be approved. These RV sites are going to be used exclusively for Peter Olsen and his operation, and would like to have the RV park part of this process so if Olsen doesn't make it he could have something to fall back on. He doesn't want to go through another $500 -$1000 process in order to re- establish this as an RV park. Todd Hiner stated it was a 250 acre homestead in Middle Bay that was John Felton's. He gave his brother a 5 acre tract to start a cannery in the 60's and gave him a temporary easement across the property that Hiner owns. Wren had the right to egress and regress across the designated roadway until another one is provided. He's asking for an RV park and Hiner did sign a complaint in order to get him to come up to standards for an RV park, he didn't do it the proper way so as a neighbor put in a complaint. Now he's already signed a city contract for the sewage /sludge and as of December 15th FDEC signs it off he will be bringing all the solid waste from Kodiak and the Coast Guard Base out across his one lane road. He put in septic systems without getting permits, he put in electric without permits, and he also advertised online that he had an RV park. On industrial land all you can have is a caretaker and that's it. He can't have a bunch of RV units, he can't live out there if Peter Olsen's son is living there. He has a problem with what's going on out there. He can't have an RV park and do the composting out there. The public hearing was closed. 11/21/2012 Page 5 of 9 P &Z Minutes In response to COMMISSIONER SCHMITT'S inquiry of is what we have here is an RV park that is the conditional use permit application that makes no reference to the composting but if we grant the request as approved he doesn't have to use it as an RV park does he, Lydick said that's correct, the purpose for the staff report being written the way it is basically staff is recommending approval of the RV park with the proviso that the property owner give up the composting. Lydick's understanding is that you can't have the mixed uses located that closely together; his understanding is that it's a state or federal law or regulation. But what he does know is the local borough zoning ordinance does not allow residential use in an industrial zoned property. The commission found previously that the establishment of a logging camp with support facilities was a similar use and would be allowable on this property expanding that concept from 6 spaces to 10 spaces is not that big of a stretch, but the code clearly does not allow both uses to exist simultaneously on the same property. There's also a misconception on the property owner about what the composting would entail or entitle him to have out there. You could have the composting which is an industrial activity on an industrially zoned property but restricted to one residential watchman's unit, not multiple units for owner's or employees. Basically, what we are asking is that the property owner commit; one use or the other. Mr. Wren objected to stipulation #7 and he can see where that could have been misinterpreted, that is written to prohibit the simultaneous establishment of the residential and the industrial use. If he wants to go ahead in establishing the RV park assuming he gets the conditional use permit to do that, gets it permitted, establishes it, and operates it, 5 years down the road if he gives up that use and the residential use is no longer applicable there is nothing here, and it's not written in order to preclude him from re- establishing an industrial use down the road. In response to COMMISSIONER SCHMITT'S inquiry that if we approve this tonight is that going to prevent him from doing the composting or can he just not go any further with this particular permit and then go forward with the composting, Lydick said the direct answer is that he is not precluded from dropping this application altogether, even if he receives your approval if he doesn't come in to get a zoning compliance permit for the RV park there's nothing to it, this just goes by the wayside and he still has the opportunity to do the composting. In response to COMMISSIONER KERSCH'S inquiry if there is any kind of restriction on allowing someone to drive through your property on an easement road like that because if it's going to be turned into an RV park the road will be turned into a thoroughfare and then you add the solid waste will continually make it more highly used, Lydick stated that is basically a private property issue between the adjoining land owners and the specifics of how the easement on their title reads. COMMISSIONER SCHMITT MOVED to amend the motion to add stipulation #8 There shall be no tent camping. Discussion regarding the amendment and maybe another amendment to remove other stipulations. ROLL CALL VOTE ON MOTION TO AMEND FAILED 4 -1. The ayes were Alan Schmitt. The noes were Bill Kersch, Alan Torres, Rick Vahl, and Sonny Vin berg. COMMISSIONER SCHMITT MOVED to amend the motion to delete stipulations # 4, 5, & 6. Brief discussion on the amendment. COMMISSIONER VAHL asked Wren to see the blueprints on the sewer system. Wren showed the commission the blueprints, approval from DEC, and it shows the plot plan with all the houses, cabins, cook houses, septic system and drain fields. It states here this facility would accommodate 50 people. This is installed on the property. COMMISSIONER SCHMITT asked if we proceed with the motion to amend it's going to require they have water and sewer facilities, he's presenting some information which seems to indicate back in 1981 there were facilities, would he be required to provide some sort of proof these facilities are functional now, Lydick stated there's nothing in the borough code specifically that would require an 11/21/2012 Page 6 of 9 P &Z Minutes inspector to go out there to certify the efficiency or capability of that system. However, your comment that it's sufficient for a bank loan Lydick thinks that would be a requirement of any bank that's going to make any loan on any property that the system be inspected and re- certified. If the property owner goes ahead and establishes the use and utilizes that system and all of a sudden has affluent overflow that's going to be a pretty bad situation. The borough isn't in a situation to do anything about that we don't regulate that, that's state responsibility. Discussion regarding Wren's drawings, stipulations, water, adding toilet and shower facilities, violations, and having the proper permitting. The applicant would either proceed with the RV park development, have 2 years to bring everything into compliance and establish that use. STIPULATIONS [1] The applicant is limited to a two -year time frame (from the date of the decision) for the completion of the phased development. [2] The applicant is prohibited from letting out any RV space without first presenting all required documentation and permitsl, and obtaining a zoning compliance permit. [3] The applicant must present a legible park plan that details the specifications for development as listed in KIBC 17.165.040 with the request zoning compliance. [4] The applicant is prohibited from re- establishing any permitted industrial use on the property so long as the residential use exists. FINDINGS OF FACT A. That the conditional use will preserve the value, spirit, character and integrity of the surrounding area. The proposed recreational vehicle park use will preserve the value, spirit, character and integrity of the surrounding area so long as the park is developed in accordance with an approved plan, and in conformity with the applicable development standards in KIBC 17.165. B. That the conditional use fulfills all other requirements of this chapter pertaining to the conditional use in question. While the plan presented for this CUP is conceptual in nature, the project will be required to undergo a thorough zoning compliance review. Stipulations attached to this decision will ensure that the development meets, or exceeds, minimally acceptable standards of development. Recognizing the maturation of the RV industry and the innovations in RV unit design and construction, the Commission has waived certain development standards where appropriate. C. That granting the conditional use permit will not be harmful to the public health, safety, convenience and comfort. So long as the development standards of the code are met, the use should not be harmful to the public health, safety, convenience and comfort. Having a designated and maintained RV Park may be a benefit to the public if it provides an alternative to unregulated RV parking and camping in undesignated and potentially unsuitable areas along the Kodiak Road System. D. That the sufficient setbacks, lot area, buffers or other safeguards are being provided to meet the conditions listed in subsections A through C of this section. Due to the large lot size and rural location it appears that the site will not require any additional buffers, setbacks or safeguards are needed in order to meet the conditions identified in subsections A through C above. ROLL CALL VOTE ON MOTION TO AMEND CARRIED 4 -1. The ayes were Bill Kersch, Alan Torres, Alan Schmitt, and Sonny Vinberg. The no was Rick Vahl. ROLL CALL VOTE ON THE MAIN MOTION AS AMENDED CARRIED UNANIMOUSLY 11/21/2012 Page 7 of 9 P &Z Minutes OLD BUSINESS There was no old business NEW BUSINESS A) Planning & Zoning Commission Bylaws Revision COMMISSIONER SCHMITT MOVED we recommend to the Assembly that they approve the amendment to our By -laws specifically Article IX— Procedure, Section D. New Information to read "Staff shall not give to the Commission any new information received less than fifteen (15) days prior to a regular meeting date. Staff shall inform the Commission of new information received after the fifteen (15) day deadline. That new information may he considered by the Commission for action at a future meeting or referred to the staff for study. Brief discussion. ROLL CALL VOTE ON MOTION CARRIED UNANIMOUSLY COMMUNICATIONS A) October Planning & Zoning Public Hearing Results Letters COMMISSIONER VAHL MOVED to accept communications. VOICE VOTE CARRRIED UNANIMOUSLY REPORTS A) Meeting Schedule: • December 12, 2012 work session at 6:30 p.m. in the KIB conference room • December 19, 2012 regular meeting at 6:30 p.m. in the Assembly Chambers COMMISSIONER KERSCH requested excusal from the December meetings. COMMISSIONER SCHMITT MOVED to accept reports. VOICE VOTE ON MOTION CARRIED UNANIMOUSLY AUDIENCE COMMENTS There were none. COMMISSIONER COMMENTS Bill Kersch said we just went through a huge packet for a land disposal but he was surprised when this lot came from us. From Northstar that lot would have been a prime piece of property before building; it's level, moving that road wouldn't have cost that much, and it's a nice neighborhood that would have brought in a nice house, He hopes in the future that if we have another land disposal that they look at this more thoroughly as a possible building lot. Also, this proposed RV park, he's concerned that this applicant will continue to ignore all requirements of anything he's trying to do. The training in Anchorage was awesome, thank you for sending us to it. Rick Vahl said the training was diverse in nature and he thinks the networking was wonderful seeing and hearing what's going on around the state. From importance of documentation and the role of the commissioner it was a great opportunity. Sonny Vinberg re- iterated what was said about the training and thinks it was excellent. It was great to be able to participate in that and he thanked the borough. Echoing Kersch's comment about the disposal of the property he concurs with Kersch and he would like to see more opportunities presented to us and being able to look at something with a little more information would have helped. It's still an opportunity to get it on the tax roll. In reference to the RV park it caught him by surprise last week hearing about it and the other opportunity, and even today reading the 11/21/2012 Page 8 of 9 P &Z Minutes newspaper he's still confused by the process because the information that was presented to us outside the purview of this packet. Understanding now how things were presented he re- iterated Kersch and Vahl's concerns about the fact about how this will be enforced. Alan Schmitt said he'll be out of town the early part of December and I'm supposed to get back to town on the jet on December 12th so if the jet makes it I will be here. Regarding the land disposal, Schmitt doesn't know when it will be brought up again hoping it's not too far down the road. Staff has the ability to generate some good zoning maps and the maps he's looked at show land owned by the borough and there's big chunks out by Fort Abercrombie and others that aren't so big and it would be nice to sit down with the lands manager. It would be nice approach instead of staff just bringing us a list of parcels that have already been called out in some fashion. He re- iterated that we do work on complaints relative to zoning violations that is different now since we have an enforcement officer but he has a lot of road to cover. Happy Thanksgiving! Alan Torres said first on the RV park, we've had a few cases similar to this, the last approval for an RV park which was in Business zoning which you can have a business and residential on the same lot, where this is an industrial lot where you can have a caretaker unit and we've had one of those too where we approved the Ashford caretaker unit. Several years ago back when Reed Oswalt was chair of P &Z they arranged a land tour. Now we could do a tour with the Land Manager to have them show us the borough lands that are available. Torres said he really appreciated the training. Alan Schmitt said many people in the Fairbanks area, in the valley, and the Kenai folks are making some good change selling Peonies, it's a cash crop in Alaska. There is an international need for these flowers and Alaska is the only environment that produces them from roughly the first of August to mid - September and they get about $4 a stem. ADJOURNMENT COMMISSIONER KERSCH MOVED to adjourn. CHAIR TORRES adjourned the meeting at 8:15 p.m. KODIAK ISLAND BOROUGH PLANNING 8L_ ONING COMMISSION Br Alan Torres, Chair ATTEST By Sleur rinc Sheila Smith, Secretary APPROVED: December 19, 2012 11/21/2012 Page 9 of 9 P &Z Minutes