ELDERBERRY HGTS 1ST BK 2 LT 1 - RezoneDATE RECEIVED
MEETING DATE
APPLICATION
CASE CHECK LIST
LETTER FROM APPLICANT IF NEEDED
PUBLIC HEARING NOTICES SENT
LETTER TO APPLICANT(TEL[lNG OF PUBLIC HEARING DATE)
PLAT IF REQUIRED
PLOT PLAN IF REQUIRED-
DENIED
APPROVED
LETTER TO APPLICANT TELL WHETHER DENIED OR APPROVED
TO BOROUGH ASSEMBLY (IF REQUIRED)
ACTION TAKEN BY P & COMMISSION
�
•
ACTION TAKEN BY THE BOROUGH ASSEMBLY
RESOLUTION NO. (P & 2)
RESOLUTION NO. (BOROUGH ASSEMBLY)
ORDINANCE NO. (BOROUGH ASSEMBLY)
KODIAK ISLAND BOROUGH
ORDINANCE NO. 81-26-0
AN ORDINANCE REZONING ELDERBERRY HEIGHTS SUBDIVISION FIRST ADDITION,
BLOCK 2, PLUS TRACT "H" OF USS 1396, AND THE REMAINING UNSUBDIVIDED PORTION OF
.USS 1396, SOUTH AND EAST OF SELIEF LANE, IN SECTIONS 28 AND 29, T27S, R19W OF
SEWARD MERIDIAN, FROM RR RURAL RESIDENTIAL TO R-2 TWO FAMILY RESIDENTIAL.
. THE KODIAK ISLAND BOROUGH ASSEMBLY ORDAINS:
1SECTION 1: That Elderberry Heights Subdivision First Addition, block 2, plus
!Tract "H" of USS 1396 and the remaining unsubdivided portion of USS 1396, south
land east of Selief Lane, in Sections 28 and 29, T27S, R19W of Seward Meridian,
lare hereby rezoned from RR rural residential to P.-2 two family residential.
PASSED AND APPROVED THIS 2nd DAYOF July
I
I
i ..;
1 . A
) 1
I 1 •
s• , i ., )
ATTEST: \;?')./ '? \ .'
B
Boi-opgh1 C -e
1))
FIRST READING DATE: June 4, 1981
KODIAK IShD BOROUGH
, 1981.
Borough ray
ISECOND READING, PUBLIC HEARING, PASSAGE DATE: July 2, 1981
EFFECTIVE DATE: July 2, 1981
;REQUESTED BY: Mr. Larry LeDoux and Len Grothe
,PREPARED BY: Planning and Community Development Department
RECOMMENDATION: The Plannning and Zoning Commission recommends approval of this
Ordinance.
KODIAK ISLAND BOROUGH
July 9, 1981
MEMORANDUM
TO: Will Walton, Planning Director
FROM: Phil C. Shealy, Borough Manager
RE: Zoning Change from RR to R-2 - Elderberry Heights
Please be advised that the Borough Assembly at their regular meeting
on July 2, 1981 approved the Planning and Zoning recommendation for
Case Z-81-009.
Thank you for your attention to this matter.
ia1"6
KIB ASSEMBLY MEETING - JULY 2, 1981
Section 17.30.060(18)(h) requires
"That property adjacent to the proposed dwelling group will not be
adversely affected."
2AGE
Adjacent property is owned by the Lutheran Church and the State of Alaska
(Community College).
Section I7.30.060(18)(i) requires
"That such dwelling group not be located in an industrial district ".
The area proposed for development is located in an R -2 District.
Section 17.30.060(18)(j) requires
That the proposed group housing development will be consistent with the
intent and purpose of this title to promise public health, safety and
general welfare."
Typical consideration for public health, safety and welfare are the
availability of services, the amount of traffic generated, nuisance
factors such as anticipated pet population, access to the rest of the
community, natural or manmade hazards, etc.
VII PUBLIC HEARINGS
A. Ord. No. 81 -26 -0 Rezoning Elderberry Hgts. Subd. First Addition,
Blk. 2, Plus Tract "H" of USS 1396 And The Remaining Unsubdivided
Portion of USS 1396, South And East of Selief Lane, In Section 28
and 29, R19W Of Seward Meridian, From RR -Rural Residential to R -2
Two Family (LeDoux & Grothe)
Mr. Murray moved to adopt Ordinance No. 81 -26 -0. Seconded by Mr. Anderson.
Regular Session closed:
Public Hearing opened:
Larry LeDoux:(owner of Lot 2, Blk. 2 on Mozart Circle) I support the change.
Public Hearing closed:
Regular Session opened:
lotion carried by unanimous roll call vote.
B.
Ord. No. 81 -27 -0 Amending Title 15 Of The KIB Cade Pertaining To The
Uniform Building Code (locally manufactured lumber)
Mr. Anderson moved to adopt Ordinance No. 81 -27 -0. Seconded by Mr. Wakefield.
Mr. Peotter moved to substitute Ordinance No. 81- 27 -0(A) for Ordinance
No. 81 -27 -0. Seconded by Mr. Murray.
Regular Session closed:
Public Hearing opened:
Bill Williams: I would like to see under Section 1. A. changed to read
one- and two -story dwellings and one- and two -story accessory buildings.
Bill Beaty:(Kodiak Area Contractors Assoc.) I would like to see this
tabled to see if we are really complying with the UBC.
Walt Ebell:(Represents Timberline) This ordinance would allow to continue
something that has gone on in the Borough for a number of years. The
building process is what you have to look at. It is not the manufacturer's
job to ascertain hew they are going to use it. The necessity of having
this ordinance is to provide that ungraded rough -cut spruce can be used by
individuals as set forth in the ordinance. Whether the lumber is graded or
ungraded does not mean that it will be used properly or improperly.
Public Hearing closed:
Regular Session opened:
KODIAK ISLAND BOROUGH
MEMORAM.D UM -
DATE: May 26, 1981
TO: Mayor and•Borough ASsembly‘f/aelaAikeo
SUBJ: Staff Report
RE: Case Z-81-009. Planning -and Zoning Commission initiation
-of a zoning change from RR rural, residential to R-2 two
family residential on an area described as Elderberry
Heights Subdivision First Addition, block 2,'plus Tract
• "H" of USS 1396 and the remaining unsubdivided portion'
of.USS 1396, south and east of Selief Lane, in sections
28 and 29, T27S, R19W of Seward:Meridan.
Please be advised, that the.Planning and Zoning Commission, at its •
May 20, 1981, regular meeting, following a properly advertised' and
conducted public hearing, recommended approval of "the zoning change
referenced above.
Ordinance number 81-26-0, a,staff report and related "back up",
materials are' enclosed for our information and use.
. -"
KODIAK ISLAND BOROUGH PLANNING eNn ZONING COMMISSION MINUTES
MAY 20, 1981, regular meeting .(
Page 5
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 prepared
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 time,
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.
Mr. Walton read the question again. - -
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.
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.
KODIAK ISLAND BOROUGH PLANNNIN(," "^ ZONING COMMISSION MINUTES
MAY 20, 1981, regular meeting
Page 6
;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 reopendd the regular meeting.
;Mrs. Crowe what do we want to do about the zero lot line problem?
Discussion between the Planning Commission.
Mr. Ball moved to clarify the intent of the Minutes of May 17, 1978, Planning and
Zoning Commission, page 3 by placing the following in this evenings minutes:
' "Mr. Ball moved to grant an exception for duplex townhouses, using the zero lot
line concept, for lots 1 -10, block 2, Elderberry Heights First Addition. Also
the following four conditions to meet the exception: the intended use will pro-
vide two advantages to the community, 1(a) reduction in cost to the buyer as a
'decided advantage, (b) it will not change the appearance, permitted density or
characteristic of the neighborhood, 2. no hardships would be created or adverse
.effects be imposed upon the surrounding area, 3. we find no deterimental or pre -
judicial impacts will result from granting this exception, and 4. granting this
,exception will not be inconsistant with the comprehensive plan as the densities
allowed will not change." Seconded by Mrs. Walser. Motion PASSED by unanimous
;roll call vote.
Mr. Ramaglia moved to recommend approval of a zoning change from rr -rural resident-
;jai to R -2 two family residential on an area described as Elderberry Heights -
: Subdivision First Addition, block 2, and the unsubdivided portion of USS 1396 south
and east of Selief Lane in Sections 28 and 29, T27S, R19W, Seward Meridian. Second--;
ed by Mrs. Walser.. Motion PASSED by unanimous roll call vote.
7. 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)
`te..
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.
- i.e. ,.r^�" . T g
Walt Ebell I am an attorney and I represent Kodiak Island Housing Authority. Would u-" s---▪ :- ,-�-, --
like to address the project itself, the exceptions have been outlined by the staff "'"4" y
report but I would like to give you our interpretation of the request so that there 0 e � 7 .
Sy
is no confusion in the record. The project falls within three exceptions within r` �s =°W_
the code and the request is directed towards these exceptions in the alternatives r — ▪ .- ,
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 ,j
an additional tot lot and there would be no problem in adding additional 'play-
ground area. The plan call 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.
KODIAK ISLAND BOROUGH
MEMORANDUM
•t
DATE: May 19, 1981
TO: Planning and Zoning Commission
FROM: Community Development Departmentl.447
SUBJ: Staff Report
RE: Case Z-81-009. Elderberry area rezoning change;
additional information.
At its May 13, 1981, work session the Planning and Zoning
Commission asked about the effect of the referenced rezoning
on the "zero lot line concept" previously approved for Elder-
berry Heights Subdivision, First Addition.
Case S-78-035 subdivided the property involved and Case Z-78-044
requested an exception to permit ten duplex structures on ten lots.
A copy of the staff report for the May 17, 1978, public heaffng
is attached. The staff report is in error where it suggests that
two variances are needed in addition to the exception. Variances
must be used within six months or they are "..;automatically voided."
(Section 17.66.170, page 131-132.)
The Planning and Zoning CommissAT May 17, 1978 minutes read in
part "...Mr. Ball moved to grant a special excpetion for duplex
townhouses in an unsubdivided portion of USS 1396, known as Elder-
berry Heights and grant a variance from required section 16.20.050
and 17.12.030 of the Kodiak Island Borough Code of Ordinances..."
Staff recommends that your minutes for this evenings meeting con-
tain a statement which reads, as follows:
The minutes of the May 17, 1978, Planning and Zoning Commission
meeting, page 3, Case Z-78-044, are. corrected to read "Mr. Ball
moved to grant an exception for duplex townhouses, using the zero
lot line concept, for lots 1-10, block 2, Elderberry Heights First
Addition. Also the fbllowing four conditions to meet the exception:
The intended use will provide two advantages to the community,
1. (a) reduction in cost to the buyer as a decided advantage, (b)
it will not change the appearance, permitted density or character-
istic of the neighborhood, 2. no hardships would be created or )
adverse effects be imposed upon the surrounding area, 3. we find no
deterimental or prejudicial impacts will result from granting this
exception, 4. granting this exception will not be inconsistant with
Memorandum, it-- #6
page 2
May 19, 1981
he comprehensive plan as the densities allowed will not change.
Mr. Pugh seconded the motion. Motion PASSED with unanimous roll
call vote.
P & Z con4nued Page 2
5/7/7E
The Chairman opened the Public Hearing. No one appeared to testify.
Following some discussion, Mr. Pu:111 moved to approve the subdivision of
Lot 6 A, Block 1, Miller Point AK Subdivision with the stipulations outlined
by the Staff. Mr. Perez seconded the motion. notion carried 5-1 with Mr.
Anderson casting NO vote.
4. Subdivision of Lot 4, Block 3, Miller Point Ak Subdivision; 4.02 acres,
3 lots, (Dave Lorring & Ray Tufts).
Mr. Mulitalo stated that Staff recommends preliminary approval with the
following stipulations: 1) the distance between the main dwelling and
accessory building be indicated; 2) the square footage of unidentified
lot be indicated and 3) unidentified lot be identified.
The Chairmari opened the Public Hearing. ro one appeared to testify.
Mr. Pugh moved to grant approval of Subdivision of Lot 4, Block 3,• Millet
Point with, the stipulations as outlined by the Staff. Mr. Perez seconded
the motion.. Motion passed with unanimous roll call vote. ,
5. Vacation of Lots 14 & 15, Block 2 and eplat to Lots 14 A. 14 B, 14 C, 14 D,
and 14 E, Block 2, Monashka Bay Subdivision. 5.16 acres, 5 lots (D. Erdman).
Mr. Mulitalo stated that the configuration of the property is net practical.
Staff recommends denial of the subdivision. The Chairman opened the
Public Hearing.
MR. DAVE HERRNSTEEN, Lives on Lot 13. Mr. Herrnsteen indicates there is
more water on Lot 14 than indicated.
MR. RON CHASE, indicates that he has water rights.
The Chairman closed the Public Hearing and reopened the regular meeting.'
Mr. Pugh moved to.deny preliminary approval of Vacation of Lots 14 & 15,
Block 2 and replat to Lots 14 A, 14'-B, 14 C, 14 D and 14 E, Block 2 Mon-
ashka Bay A. Subdivision, 5 lots, D. Erdman due to: 1) No approval from
D.E.C.; 2) no safeguards to protect water supply of adjacent properties;
3) some proposed lots are largely water; and 4) Lot 14 may not be
developable. Mr. Erwin seconded the motion'. Motion passed with unanimous
roll call vote.
4 44' a1n.. P44-1*Z*,.4.00. .ete V: V
Subdivision of an unsubdivided portion of USS 1396 Elderberry Heights
SubdiVision 7.301 acres, 23 lots (Lenhart Grothe)
In the analysis, Mr. Milligan stated that the marshy dreas-serve to hold water
for release during dry periods into Beaver Lake which in turn feeds into
Dark and Island Lakes. Disturbance of this sensitive area through fill
activities and building development could cause siltation of these lakes
and also affect the future water level of Beaver Lake. Mr. Milligan also
stated that the property is located downstream from the lower reservoir
and appears to be located within the flood plain described in the U.S.Army
Corps of Engineer's Special Flood Hazard Report for Lake Bttinger. The
City Engineer advises that the sewer line which-bisects.this property has
not been accepted-by the City for operation and maintenance, however it
should be accepted prior to any building development within this proposed.
subdivision.
The Chairman closed the regular meeting and opened the Public Hearing.
MR. BRUCE MASSEY: Mr. Massey stated that he plans to construct zero lot
line duplexes, i.e.,where an individual owns half of the building and they
. also own half of the lot the building sits on.
MR. LENHART GROTHE: Mr. Grothe stated that the lot ranges in size from
13,000 up to 25,000 sq. ft. -
MR. IVAN WIDOM: City Manager that as,development increases and pressure is
placed on the City to take over utilities and services, it creates an undue .
burden on the City. ti
- MR. LENHART GROTHE: Mr. Grothe stated that the dedication of the road, as
shown on the map will be done when the sewer and water line and underground
utilities are in nd completed.
Mr. Anderson moved to grant conceptual approval on Block 1 & 2 as platted
a
with stipulations that the sewer and water be approved by the City before
, ••
any occupancy of the buiIdings. Also that Block 1 be restricted to single
family dwellings because of the water course in the small lakes. That the .
road- Seleif Street be built to Borough or City Standards and be dedicated
. prior to any occupancy. Mr. Perez seconded the motion.
Mr. Widom stated that the City would like to have the land dedicated with
the approval of 2 & Z, to the City of Kodiak.
•
ckj4:75.
• 1 - • •
• .
• •
P & Z continued
5/r7/7Y7
Page 3
Mr. Anderson amendedthemotion to read as follows To dedicated street
from Alderwood Subdivision to the end of 'loch 2 including the cul
de sac, with inspection rights to the City to inspect the'Road, sewer and
water lines. Mr. Anderson's main motion should reflect to City standards
instead of Borough or City standards''. .Mr. Perez approVed amenthrent.
Motion passed with unanimous roll call vote. '
B. ZONING
Special Exception for duplex townhouses in an unsubdivided portion of
USS 1396, Elderberry Heights (portion) 2.083 acres, 10 lots, (L. Grothe).
Mr. Milligan stated that duplex town houses or zero lot line development
is a new concept. Under this concept the individual owns half of the •
dwelling unit and half of the lot the building sits on. It does not change
the 1 . character.in terms of uses allowed in zoning district. Also it
does not allow a greater density.
The Chairman closed the regular meeting and opened the Public Hearing.
MR. FRUCE MASS= Unlike a condominium, there is no home owners agreement.
Each unit has a strong conveyance and is enforceable by the neighbor. All
utilities will be underground an each unit.
MR. MIKE SHOCKLEY: Local housing contractor stated that the main problem
in Kodiak in building and development is land, sewer and Water.
The Chairman closed the Public :leering and opened the regular meeting.
Mr. Ball moved to grant a special exception for duplex townhouses in an
unsubdivided portion of USS 1395, known as Elderberry Heights and grant a
variance from required Section 16.20.050 and 17.12.030 of PIP Code of
Ordinances. Also the following 4 conditions to meet the variance: The
intended use will provide two advantages to the community, 1. (N)Reduction
in cost to the buyer as a decided advantage, (7i) It will not change the
' appearance, permitted density or characteristic of the-neighborhood.
-2. No hardships would be created or adverse effects be imposed upon the
surrounding-area. 3. .Me find no detrimental or prejudicial impacts uill
result from granting this variance. 4. Granting this variance will not
be inconsistent with the Comprehensive Plan as the densities allowed will
not change. Mr. Pugh seconded the motion. Motion passed, with unanimous
roll call vote.
Variance to permit more than one principal dwelling structure in an
(multiple family) zoning use district, Lot 1, Block 1, Killarney Hills
Subdivision, 4 structures, 2.48 acres (Porest Investmentl--Mr. Milligan
stated that the applicant has adequately met the variance requirements as
set forth in Section 17.66.090 (b) of tie KIN Zoning Ordiance.
The Chairman closed the regular meeting and-opened the Public Hearing.
FOR
M2. GENE KIZER . Architect for the development, stated that-the project
meets the criteria set up by Farmers Home Administration. Mr. ..Kizer.also
stated that when the project is completed it Will add up to in excess of '
$2,000,000 to the tax base. Even though it is financed by FHA it is still
a tax paying project.,
AGAINST
MRS. HENRY MEUNIER. Owns property in Killarney Hills and questioned the
adequacy of water and sewer lines to service this development and 3 schools.
Mrs. Meunier also stated that at the time of purchase property owners in ,
in Killarney Hills Subdivision received a copy of a covenant from the
Archdiocese in Anchorage.
HR. TOM CURLY. Mr. Curly lives on Lot 2 and is concerned with the following:
parking, traffic flow, taxes and low income housing.
FATHER BATES. Present pastor of St. Mary's and was not aware of the cov-
enant.
HP.. HENRY MEUNIER. Feels the Church was trying to enforce the covenant.
•
KODIAK ISLAND BOROUGH
MEMORANDUM
fl
TO: P & Z Commission
FROM: Planning Department
SUBJECT: Request for zoning special exception
RE: Lots 1 through 10 proposed Block 2, Elder Berry Subdivision
(Lenhart Grothe)
/7, /97E'
REQUEST
The applicant is requesting a zoning special exception to permit the
construction of ten (10) duplex structures on ten (10) lots within
the referenced proposed subdivision. The unique aspect of this request
is that following construction of the foundation for each of the proposed
duplexes. The applicant further proposes to subdivide each of the lots
equally through the center of the bgildings. Thus, creating what is commonly
preferred to in other parts of Alaska and the nation as duplex town houses.
SITE
A. basic description of the site has been presented in Case S-78-035. A
major concern associated with this site and the proposed subdivision is it's
geographic location in the community. It is located to the east of the
Alderwood Townhouses project and requires all traffice entering or leaving
the project to go through the Aleutian Homes Subdivision; whether via
Larch Street, Baranof Heights, Birch Street or North Boulevard, etc.
HISTORY
Historically, duplexes were structures or small apartment buildings where
the owner lived in one unit -. and rented the other.. They soon became low
• cost apartments where a non-resident owner could invest a moderate cost
in an income producing structure.
Page 2
Some years ago when housing costs started to rise and land ownership
•concepts started to change, the duplex condominium concept emerged. That
is two individuals bought the buildings, each owned his own dwelling unit,
and they each enjoyedan equal but undivided interest in the lot and land.
More recently a new concept has emerged, that of the duplex town house or
zero lot line development. Under this concept an individual not only owns
his or her half of the building (dwelling unit), they also own the half of
the lot the building sits upon. With ever spiralling land development
and building construction costs. This concept allows a larger segment of
the population the privileges and responsibilities of home ownership.
Through this concept, in the two family zoning use district, individual
dwelling unit land costs are cut by 50 % and through common wall construction
techniques some building cost savings are gained. Not every one is
interested in this style of living,-but to many Persons the reduction in
land cost is the difference between ownership and renting.
This concept has proven desirable in every community where it has been
applied. It seems to work best in small areas as part of a mixed use
residential plan unit development and can work very effectively on isolated
lots within a duplex zoning use district.
ANALYSIS
Staff finds there are several advantages to the development concept
proposed in this application. It will provide a means of making privately
owner occupied housing available to a segment of the community who might
otherwise not be able to enjoy the privileges and responsibilities of
property ownership. It does not alter or change the character or appearance
of the area in terms of uses allowed in the zoning district. It does not
allow a greater density than that otherwise allowed in the district.
Approval of this application merely allows a different method of property
ownership.
Page..3
Approval of this land development concept will require a variance from the
requirements of Section 16.20.050 (c) of the subdivision regulations which
states, " (c) No lot shall have an area or width less than that required
by the zoning title", and Section 17.12.030 of the zoning ordinance
(unclassified zoning use district) requires, " (c) If water service and
sanitary sewer service are available on request from a certified public
utility or municipal system, the minimum lot area is seven thousand two
hundred (7,200) square feet and the minimum lot width is sixty (60) feet."
SUMMARY
It appears that this request incorporates a concept of providing private
home and land ownership at a somewhat reduced cost without increasing the
zoning use district permitted densities.
RECOMMENDATIONS
The following options are presented_for your consideration:
1. You can deny the request.
2. You can approve the request.
3. You can attach such conditions to your approval as you find necessary
and appropriate.
4. If you approve the request you should also grant a variance from the
requirements of Section 16.20.050 (c) and 17.12.030 (c) of the
Borough Code of Ordinances.
5. You may wish to consider just the two variances and not review this
as a zoning exception.
P.O. Box 6589
Anchorage, Alaska 99502
In Kodiak:
General Delivery
Kodiak, Alaska 99615
ELDER BERRY HEIGHTS DUPLEX TOWNHOUSE PROJECT
1. Narrative Documentation
a. Legal Description: '
Elder Berry Heights Subdivision, U. S. Survey.1396, Block 2,
Lots 1, 2, 3, 4, 5, 6, 7, 8, 9 and 10.
PHONE:
274-3712
486-5090
b. Statement of Objectives:
Massey North Inc. proposes to construct and sell ten (10) duplex
townhouses consisting of twenty (20) single family dwelling units.
The project is unique in relation to most townhouses in that the
setbacks, side yards and density meets or exceeds normal duplex,
(R-2), requirements with •the exception of the "zero lot line"
defining the separation and ownership of each duplex building and
land parcel into two independent units— The concept allows a
considerable reduction in housing costs to the homeowner in both
purchase price and required "move in" costs by reducing the cost
of land to building ratio, public utility costs and other associated
excavation, footing and mobilization expenses.
c. Description of Project:
Massey North Inc.'s duplex townhouse project will consist of twenty (20)
three (3) bedroom ranch style homes (TO duplex buildings) between
900-and 960 square feet per unit. The duplexes will be built on ten (10)
separate lots utilizing 2.6 acres of property overlooking a portion of
Beaver Lake. The area of the smallest lot (7,85 square feet) exceeds
• the minimum square footage required for duplex construction by 685 feet.
Two of the lots are over 10,000 square feet and the average lot area
exceeds 9,000 square feet. The only major difference from normal duplex
development consists of a "zero lot line" separating the individual units
delineating the total building and lot into two (2) privately owned
properties. Building coverage..is less than 17.5% of the available land.
Page 2
Narrative Documentation
- (continued)
Each living unit will provide two (2)-or more off street parking
areas, and will meet or exceed all local, State and federal building
codes... :The entire project is located within its own culdesac to
provide maximum privacy to the surrounding neighborhood and to
reduce traffic flow to the resident owners and guests. All natural
vegetation and trees will be preserved to the maximum extent possible,
allowing the project to blend in with the natural beauty of the area.
d. The project will be served with city water, sewer and street maintenance
• and-lies within 100 linear feet of existing 'telephone and electrical
service.
e. Elder Berry Heights duplex townhouses will sell for approximately S65,000.
per unit with zero down payment for qualified buyers. The project
will also add 1.3 million dollars to.Kodiak's'tax base.
, • ,
KODIAK ISLAND BOROUGH
MEMORANDUM
DATE: May 12, 1981
TO: Planning and Zoning Commission
• FROM: Community Development Department iildef•ea-
•SUBJ: Staff Report
RE: Case Z-81-009. Planning and Zoning Commission initiation
of a zoning change from RR-rural residential to R-2 two
family residential on an area described as Elderberry
Heights Subdivision First Addition, block 2, and the
unsubdivided portion of USS 1396 south and east of Selief
Lane in Sections 28 and 29, T27S, R1914, Seward Meridian.
HISTORY
Larry LeDoux approached the Commission at its April 8, 1981, work
session about the possibility of rezoning his lot on Mozart Circle
to R-2 two family residential for the purpose of permitting him, in
the future, to use a portion of his home as an efficiency apartment.
It was suggested by staff that the Commission consider initiating a
zoning change for some of the surrounding area in order to avoid
"spot zoning" problems.
At its April 15, 1981, regular meeting the Commission set a public
hearing date of May 20, 1981, on the proposed rezoning.
LAND USE
The 1962 Comprehensive Plan recommends "residential with 7,200
square foot lots, public sewer and water - two family".
The 1968 Comprehensive Plan recommends medium density residential
land uses for the area involved. Page 42 of the plan describes
medium density residential as R-1 or R-2 zoning with common build-
ing types being "single family residential and duplexes on lots over
7,200 square feet in area".
The proposed 1978 Comprehensive Plan lists the area involved as one
with a "high development priority" and suggests medium density
residential land uses.
Existing zoning is shown on the attached map which was also
presented at your April 15th regular meeting. Adjacent zoning
"grades" itself from business along Mill Bay Road to R-2 in the
Larch Street area to R-3 and to RR for the area under consTderation.
Memorandum, C;' Z-81-009
Page 2 • F
May 12, 1981 --
The change suggested would provide an R-2 "buffer" at Selief Lane
for the large rural residential district which exists on the other
side of Selief Lane. From a land use planning point of view the
proposed change is most proper.
Are we opening up any "cans of worms" by changing the zoning from
rural residential to two family residential? The following comparisons
of permitted uses may help:
PERMITTED USES
RR-RURAL RESIDENTIAL
1. Accessory buildings
2. Churches
3. Gardening
4. Farming
5. Fishing
6. Agriculture
7. Horticulture
8. Kennels
9. Home occupations
10. One or two family dwellings
11. Off street parking
12. ----
13.
14.
15.
16.
17.
18.
19.
R-2 TWO FAMILY RESIDENTIAL
ame
ame
same
same
same
same
Hospitals
Parks and playgrounds
Truck gardening
Flower gardening
Greenhouses
Clinics
Professional offices
Beauty shops.
From the preceeding chart one can observe that farming, fishing,
agriculture, horticulture, and kennels are not allowed in R-2
zoned areas, while hospitals, parks and playgrounds, truck garden-
ing, flower gardening, greenhouses, clinias, professional offices,
and beauty shops are additional permitted uses. Depending of course,
on one's point of view, it appears that the "can of worms" remains
unopened.
Mr. Grothe was in the office recently and inquired about adding
the area across Selief Lane, from Alderwood subdivision to
Elderberry Heights, block 1, to this evenings consideration.
Since the legal advertisement and notices for this public hearing
did not describe the additional property it should not be considered.
The text Zoning Law and Practice, Volume 2 (1978), on page 168, states...
"We must remember that in amending a zoning ordinance the statute
must be literally complied with, a failure to do so being fatal to
validity." Alaska Statutes, Section 29.33.080(C) states.. ."The'
Commission shall publish notice of and hold at least one hearing
before submitting its recommendations.. .to the assembly." For the
additional property no notice has been published or a hearing
scheduled..
Memorandum, pai0
Case Z-81-009
May 12, 1981
•
RECOMMENDATION
Staff recommends approval of a zoning change from RR-rural residential
to R-2 two family residential on an area described as Elderberry
Heights First Addition, block 2, Tract "H" of USS 1396 and the
remaining unsubdivided portion of USS 1396 south and east of Selief
Lane, in Sections 28 and 29, T27S, R191PI of Seward Meridian.
KODIAK ISLAND BOROUGH PLANNING ONING COMMISSION MINUTES
April 15, 1981, regular meeting��N�
PAGE 11 ~�m~
Mr. Hill moved to table a request for renewal of a lease to Timberline, Inc. ADL
44355, 15 acre parcle. Seconded by Mr. Gudenau. Motion PASSED with a 5-1 vote,
Mr. Ramaglia, Mrs. Walser, Mr. Hill, Mr. Ball and Mr. Gudenau voted YES and Mr.
Briggs voted NO.
VI. OLD BUSINESS
A. ZONING - None
B. SUBDIVISIONS
`
'
1. S-81-003. (final) subdivision of lot 1, block 5, Bells Flats Alaska Subdivision,,,,,
USS 2539, into four lots: lots 1A, l8. IC and ID, block 5, Bells Flats Alaska
Subdivision, USS 2539. (Douglas Hall)
STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared' _'~•--�,`
by the Engineering Department.
Hr. Hill moved to grant final approval to the subdivision of lot I, block 5' Bells
Flats Alaska Subdivision, USS 2539, into four lots: lots 1A, lB, 1C and 1D, block
5, Bells Flats Alaska Subdivision, USS 2539. Seconded by Mrs. Walser. Motion
PASSED by unanimous roll call vote.
2. S-81-000. (final) vacation of lots lOA, 158' and 16C, USS 3098 and replat to
lots 16A+1, 16B-1 and 16C-1, USS 3098. (Bill Burke)
STAFF REPORT: Mr. Walton presented the staff report based on a memorandum prepared
by the Engineering Department. -
Mr. Hill moved to grant final approval to the vacation of lots 16A, 108 and 10C,
USS 3098 and replat to lots 16A-1, 168-I and 16C-l` USS 3098. Seconded by Mr.
Ramaglia. Motion PASSED by unanimous roll call vote.
C. OTHER - None
VII. NEW BUSINESS
A. ZONING - None
B. SUBDIVISIONS - None
C. OTHER - None
VIII. INFORMATION AND REPORTS
A. Communications
1. Work session schedule (revised) - no action needed
2. Planning and Zoning Commission work program 1980'1981 - no action needed.
B. Reports
1. Chairman's Report - none
2. Committee Report - none
3. Staff Report
a. Borough Manager - none
b. City Manager - none
c. Planning rtment - Walton, reminder that the Borough Assembly work
session is scheduled for i} 25, 1981 At your last work session Mr. Larry
LeDoux approached you about the possiblity of rezoning his lot on Mozart Circle
from rural residential to R-2 for the purpose of putting in a basement apartment
in his home sometime in the future. It was suggested that the Planning and Zoning
Commission might be interested in initiating a zoning change for the surrounding ,
KODIAK ISLAND BOROUGH PLANNIN
April 15, 1981, regular meetit
PAGE 12
ZONING COMMISSION MINUTES
•Mr. Walton pointed out the area in question.
Mr. Gudenau this rural residential area has a "0 lot line concept ".
Staff it was block one, not this area.
Mr. Hill we may have to move this over to exclude the Church property.
Discussion on zoning.
Mr. Hill moved to initate the rezoning of Elderberry Heights Subdivision 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 excluding the 6.735 acre Tract "H ", in USS 1396. Seconded by Mr. Gudenau.
Motion PASSED by unanimous roll call vote.
d. Engineering Department - none
e. Other - none
IX. COMMISSIONER'S COMMENTS
Mr. Hill suggested study and evaluation of the Borough owned cove near the
Three Sister's Mountains for possible use as a boat launching facility.
Mr. Gudenau - nothing
Mr. Briggs - nothing
Mrs. Walser - nothing
Mr. Ramaglia - told about the trip to Kenai courtesy of ARCO, got to visit an oil
platform.
X. AUDIENCE COMMENTS - none
XI. ADJOURNMENT - Mr. Ball adjourned the meeting at 10:50 p.m.
ATTEST:
DATE APPROVED
May 20, 1981
KODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
IN G.ohx-n
P1a%gg a Zoning Commission Chairman
•
KODIAK ISLAND, BOROUGH
MEMORANDUM
DATE: April 15, 1981
TO: Planning and Zoning Commission
FROM: Planning and Community Development Department al-427a4-01;16"
SUBJ: Staff Report
RE: Planning and Zoning Commission initiation of a zoning
change from rural residential to R-.2 on an area described
as Elderberry Heights Subdivision First Addition, block 2;
and the unsurveyed portion of USS 1396 south and east
of Selief Lane; in Sections 28 and 29, T27S, R1914, SM
Larry LeDoux approached the Commission at its April 8, 1981,
work session about the possiblity of rezoning his lot on Mozart
Circle to R-2 for the purpose of permitting an apartment in his
home.
It was suggested that the Planning and Zoning Commission
might be interested in initiating a zoning change for the
surrounding area.
A map of the existing zoning in the Mozart Circle vicinity
is attached for your information. The striped area is proposed
for a zoning change from rural residential to R-2.
RECOMMENDATION
Staff recommends that a public hearing be conducted on
May 20, 1981, by the Planning and Zoning Commission on the
question of a zoning change from rural residential to R-2,
on property described as Elderberry Heights Subdivision First
Addition, Block 2; and the unsurveyed portion of USS 1396 south
and east of Selief Lane, in Sections 28 and 29, T27S, R19W, SM.
KO' IAK ISLAND liUltUOuti
�� ^
/ '
- —^. x� / ~.
uo� ��«v 40
FIRST CLASS MAIL
NOTICE OF PUBLIC LX E A R K N G
The Kodiak island Borough Planning and Zoning Commission has received a petition from
KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION
requesting to rezone Elderberry Heights First Addition, block 2 and the
unsubdivided portion of U55 1396 south and east of Selfef
Lane in sections 28 and 29, 5M from rural residential to
R-2'
The Kodiak Island Borough Planning and Zoning Commission ill hold'a Public Hearing
on this matter at 7:30 p.m., Wednesday, May 20, 1981
in the Borough Assembly Chambers, 700 Upper Mill Bay Road, Kodiak. You are being
notified because you are either the property owner of the above-referenced lots, or
an owner of property within 300 feet of the above-referenced property. This will be
he only Public Hearing before the Planning and Zoning Commission on this petition,
.x`d you are invited to appear and voice your opinion. If you cannot attend, you may
:Admit ^ vzjLLeo opinion that can be read into the minutes of the Public Hearing.
If you would like to comment on the petition proposal, this form may be used for
your convenience, and returned to the Planning Department.
Further information is available from the Planning Department, telephone 486-5736.
xnUIxn ISLAND BOROUGH
Department of Planning and Community Development
Nome Address
Legal Description
CumnmnLs
-Si
• • • • • A • • • • ...."...-O.e..-O•O"0.1.-4."0 O•O • 4P.O .8.0•••••••••••••••••
• • • ••••••••■••••••••••••••••••••■•••••••••••••••••••••••67...o.e.O.O.0.8.0.
• • • • • • • • • • • • • • • • A • • • • •••••••• • • • • • • • ••• • •• • • • •• • • • • • • • • ••,Ii • • • • • • • • • .
• •••••••:••••••••••••••••'••••••••••.••••••••••••••■•••••••••••••••••••■•••••••••••
• • • • • • • • 0.41•••••••••••••••••••••••••••••••••••••••••••••■•••••••••Y
••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••7•••
• • 0.0.0.411•••••••••••••••••••••••••••••••••••••••••••••••••••••40.0.0•••••••••
• 0.0..,•••••••••■•■••••••:.•••••••••••••••••••••••••••••••••••••••••••••••••••••••••
0.0••••••••••••••••••••••••••••••••••••••••••••••••••0.4.0.0.0.e.O.O.O.O.0.0•••••
• • • • • • • • • • • • • • • • • • • • • • • • • • • • a • • • • • • • • • • •
••••••••••••••••••••••
• • • • . • . • . • .
• • • • • • • 0 • • •
•••••••••••••••••••••••
'ER RESERVOIR
••••••••••••••••••
••••••••••••• • • • • • •••••
••••' 010.•••• •• a•
••••••••••••••••••••••
••• • • • • • •• •••• •• • • a• •• •••••• ••••• • •• • •
•• •• •••• •••• •• •• • • •••••••••••••• •• • •
• • • • • • •••••••• •••••• • • • •• •••••• ••••••
•• ••, •• ••••••••
0. •• •• ••
• • • • • • • • '• • o • • ••••
. • • . • • • . . . .
• • • • • . • • • • • • • • •
OXO:O:0:1:0:6:0.0.0.0••••••
41. • • . • . . • . • • •• • • •• • •
• • • • • • ••••••••••41'0.0%.
o••••••••••••••••••••••••!0•41
•. • •••• • •• • 117 • •••••• ••• ••••• • •• • *0 • • •••
1.••••%..e.1•••••!••••■•••••••••
• • • • • • • • • • • • • • 0
•••••••••••••••••••••••••••••
•• 0 • • • • • • • • • • • ••• • • • • • • • • • • • • •
O.4.0.•••••••••••••••••••••••
0.7.Q,Ast■•T!O'0.,A•■•••••••••••••••••••••■•••••••••••••••••••••••••••••••••••■••••••••
••••••••••■• •••'••••••••••••••••••••••••••
•• B•0••••••• •••••• ••,•• •• •• •• •• ••••
•••••••••••••-•••••••••:•••■•••••••••
• • • • • • .4.10•••■••••••••••••••0740.0.......
e. • ,•• • • ••• • ••• A. • • . • • • 9' e• ••• • ••• • •
••• ••• ••• ••• ••••••:• ••• •4;.• • •• • • ••• •• ■■• •• e• • • •• • • •
tip.... do. •. 0.4.. 0. •; 4%. • ....le • • • • • • • • ••• • • • • • • • • • • • • • • • • • • • • • • 'ID • • • • • •
• • • O.. • • • • • • • • • • • • . • • • • • • 0•••••••••••••••••45
▪ ••••••••••,......•••••• • • • e • • •••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••
• • • • • • • • • • ••••••4•,••••••• •••• ••• •, • • • • • • • • • • • • • • • • • • • • • • • ••••-a••
••••••••••••••••••••••••••••••••••••••••••••••••••••••• •••••••••••••••• • • • • ••••
• • • • • • • • • • • • •••••••••••••••••••••••••••••■••••••• • • • • ••••• •••0••• ••
1 L • • •• • •
PuRT0v , • .
::: : .... • • •••• , .
•
261' •Ei•Rf34, • .. , .
... .... .. - -
NOR-TH B
7-"r;-"' •--,r-w-W, • •'•.' ; ...
... ..... • .• • •
II
........ •
.....
- • ...
.. ..... ..
2.1'..".:8:ARI A1091- :-tl`'-tY LARCH
..... ................ .. .. .. .. .. .. .. ......... 1".
........
.... .. .. .. .. .. .. .. .... .................................................
• - .. '
............ .•., •
.•...
• :;.' •
' • .' • .*
...... •
.......:.•:-..".......::::::-.•.-
.*-..• .• • .'
• • !!'.•;.°/..
..*.°.'.- .
•40-
Alp 4ip > 40:0-44.■
-** 4.4.4Pita
• -41* Vo.'w4P .4.■'
410-
elm,. -4w.o.ek,•4 a ...*•• 4.4P.,,,,,
' ' 9101:** 44%111P i
410' •••■4111.
A E
ST
p V
V b
A 4 t. ^ A 2
• a7,4-
s: ..5°„3°,33,1 z-(.1 , •
- • v „ • _A-.
T
VOop V Vv '7;
. • 4 4
1. Y
..Ta- 4 l• 1"4., I
- •••'.',-
R 0 Al+— •!4. ".
A" .
? ;TO L'f•t`14-7t3::".- ,•D'r.°40
a 4' , 4 " VA A A „
°A,6 9 it,ig EfD I V i91\1. ° v • V
v 6
°
p
• r ° ° • •
a vow. • 7. . •,5 a
9 1. 9. .4
vA OD r vol 9 AA,:
A 0 A 4 A •I .„, t. ,„.
t- A p. A
•P 4 A. , °
°
.4.13 ary v 0; 4
's, . °T,T.::.,r.j ... :::ii:: •••■•• ..' :0eW , _ AT•vii. _ 1▪ .
. . a A 4 p 1:::1,1 • .. 4 A , ,
I, ,,, , . . 4 ,:::: :.!. ',. • 4 S , : 0 .A . . ,1
• ?pc....,-..... •:,,,,,g4,417,-,4A,Pi:.:=: 7:44,44•.:.i.i. ..,..t' .. -...p.-■". 4 i:
LAKE
PARK SUBDIVISION
ALLMAN 8, LALANDE
SUBDIVISION
EMU
•
R1423020040
CHRISTIE,KNOX & LORENA
P.O. BOX 801
KODIAK _ AK 99615
R1423020050
OLSEN, DANIEL & HILDUR
BOX 1743
KODIAK AK 99615
R1423020060
PETERSON,MARY
P.O.BOX 753
KODIAK
AK 99615
81423020070
BUCHANAN,•OMA.LEA
GENERAL DELIVERY
KODIAK AK 99615 ,
(.
•
ti
R1423020080
FLEMING,WRAY /MCDONALD,M.M
R.R.01, BOX 451
WAILUKU, MAUI, HI 96793
1
814230200901 (
GILL,HWASONG & JUNG NAM B •
P.O. BOX 1126
KODIAK AK 99615
R1421010220
NATIONAL BANK OF ALASKA
ATTENTION JAN SIEBERT
BOX 600
ANCHORAGE _AK 99501
R1423020111
ZENER,RONALD & BARBARA
P.O. BOX 746
KODIAK AK 99615
• -Jjy�v' icliibti
C'
C
C
C
R1427020150 ((•
SCHWAAB,WM & JEAN
P.O. BOX 2812
KODIAK AK 99615 - ((
((
R1427020160 ((' -
CLENTIMACK,NORMAN R.
P.O. BOX 2190
KODIAK
OSBORNE,JANE B
POUCH 0
KODIAK
GUDENAU,KIRK C.
P.O. BOX 2184
KODIAK
AK 99615
(C
R1427020170 ((
AK 99615
(C
R1427020180 ((
.AK 99615
R1427030081
KENDALL,CLYDE R /MARYANNE
P.O. BOX 3116
KODIAK, AK 99615 ((
GROTHE,LENHART
P.O. BOX 1504
KODIAK
R1427030091
AK 9961.5 ((
R1427030100 (�-
FARBER,WM. C. & ALICE G.
P.O. BOX 1005
KODIAK AK 99615
:::.., ( �.
C
BAKER,DON & KAY
P.O. BOX 2194
KODIAK
R1427030110 0)
AK 99615
WISNER,HUGH R.
P.O. BOX 2783
KODIAK AK 99615
R1423020112 (
SHANGIN,EDGAR J.
MEYBURG,YOLANDA
P.O. BOX 2738
' KODIAK AK 99615
R1423030010
R1423030020'(
CHICKERING,LARRY & CATHIE
P.O. BOX 2859
.' KODIAK AK 99615
R1423030030:(
HOLZSHU,RICHARD H. &NANCY
P.O. BOX 1202 USCGAS
KODIAK AK 99619 )(
C
R1423030040 C.
ROUTZAHN,MILTON & GRACE
P.O. BOX 438
KODIAK AK 99615
81423030050. (
HEIKES,JAMES B & JUDY
P.O. BOX 2963
KODIAK AK 99615 .0
R1423030060
BAGLIN, RAYMOND E. &CAROL
P.O. BOX 1036
KODIAK AK 99615
R1423030070
RAMAGLIA,JAMES & SUSAN D
P.O. BOX 335
KODIAK AK 99615
' - -
_ • ■
e
•- ■
HANSEN,MICHAEL R
P.O. BOX 822
KODIAK
MANTHEY,KEN R.
P.O. BOX 141
KODIAK
R1427030120
AK 99615
(
R/427030130
AK 99615
, •
R1427030140 C
GUY,WILLIAM A. & MARY C.0
P.O. BOX 2967
KODIAK AK 99615
-,-, 7_ •
R1427030150 (
FISCHER,STANLEY & JEANNE
P.O. BOX 2398
KODIAK AK 99615
R1423010040 C:=,
KOD. 7TH DAY ADVENTIST
P.O. BOX 205
KODIAK AK 99615
R1422010001
WISCHER,THOMAS G. & KATHY
BOX 202
KODIAK AK 99615
R1423010060
UNGER,WILLIAM & MARIE
P.O. BOX 433
KODIAK AK 99615
R1423010070 0
ABSTON,H.GARY & VIRGINIA
P. 0. BOX 294
KODIAK AK 99615
R1423010080
STEPHENS,LARRY & ALETHE
P.O. BOX 1542
KODIAK AK 99615
R1423010090
COLWELL,DAVID A.
P.O. BOX 592
KODIAK AK 99615
CAPAS,FEDON J. R14
STUTTGART AREA ENG.OFFICE 230
ARMY CORPS OF ENGINEERS 101
APO 00
NEW YORK_ NY 09154 „/
-"N
RYAN,TAMA
P.O.BOX 2238
KODIAK
GOOSEN,NICK
P.O. BOX 1481
KODIAK
R1422010002
AK 99615
R1423010120
AK 99615
R1423020010 C
WHEELER,WALTER E. &LEAH M
P.O.BOX 1934
KODIAK AK 99615
. \
R1423020020•C
HATFIELD,DOYLE & CHARLOTT
P.O. BOX 1613
KODIAK AK 99615
R1423020030,
MAGOFFIN,JAMES & DOROTHY
P.O.BOX 81248
FAIRBANKS AK 99708
• ?era:::. -
81422010011 ((
GREGG,KENNETH J. &JANICE J
BOX 1344
KODIAK AK 99615
C
81422010012 (`
TOTAL COMFORT ENG. INC.
P.O.BOX 2136
KODIAK AK 99615 ((
(C
81422010013 ((
C
MANN,JAMES H.
P.O.BOX 2577
KODIAK
AK 99615
' ' S.L' :.,' —; a.7y. >yw.nu�rc+.�
(C
(C
R1422020001 ((
WOLKOFF, JAMES E. & DEBRA
BOX 3076
KODIAK AK 99615
(�
81422020001 ((
LEDOUX, LARRY & VIRGINIA
P.O. BOX 1042
KODIAK AK 99615 ((
R142202000
OLSEN, RODNEY E. & NANCY
P.O. BOX 555
KODIAK AK 99615
�1
R1422020010
CANNON, PATRICK JR. /PATRIC
P.O. BOX 569
KODIAK AK 99615
(
(
C
L•
Co
R1427020131 L
RUSSELL,L L & GROTHE,LEN
P.O. BOX 1504
KODIAK AK 99615
81427020140
HUBBARD,JMS & DENISE
. P.O. BOX 1534
. KODIAK AK 99615 �:
4
���
t ^'W .,
°- R1080040080 (
HUEY,•DENNIS J & CAROLYN M
P.O. BOX 494 '
( C4, KODIAK AK 99615
. ) .
(k HANEY,HARRY H. & LINDA 0400901•
P.O. BOX 12
KODIAK AK 99615
R1422010005
RYSER, RICHARD & ALICE L.
BOX 1492
KODIAK AK 99615
RYAN, R.T.
BOX 2238
KODIAK
DOYLE,JOHN G.
P.O.BOX 2120
KODIAK
R1422010007
AK 99615
R1422010008
AK 99615
C
(
(
C-
L
IC
L
• R1422010010
STOLTENBERG,ROG C&JUANITA
BOX 2804
KODIAK AK 99615 �-
'R1080070060
OLSEN,DANIEL L. & HILDAR
VETERAN'S AFFAIRS
POUCH DA
JUNEAU _ AK 99811 •
R1080070070'
SANTORO,LEWIS & ELIZABETH
P.O. BOX 31
KODIAK AK 99615
R1080070080
BRIGHTON,HAROLD & JUD -ITH
P.O. BOX 2649 -
KODIAK AK 99615
KOZAK,WAYNE &
P.O. BOX 357
KODIAK
C
(
(.
(
81080070090 C
PATRICIA' J
AK 99615 _
R1420070002, (•
JONES,ROLLAND & HAZEL
P.O. • BOX 375
KODIAK AK 99615 A_
R1420070003
PILKINGTON, WILLIAM /JO E. !.
P.O. BOX 103 -
_KODIAK AK 99615 (. i
,r... - is • i`1:
7G ".t
_ Y
,-
A 'S C:
„, v- ,ter cis mac...
R1421010310
ALDERWOOD TOWNHOUSES ASSO
P.O. BOX 3034. -
KODIAK AK 99615
R1421010240
LE.GRUE,RAY.G. &CAROLE L.
LEGRUE,HENRY J. & ETA C.
P.O. BOX 947
KODIAK AK 99615
/
•
t f
yu,JY'4A 75q, -13C'
•
-
Ri421010260
BARNETT,,MONTE & CHERYL
KODIAK AK 99615.
•
C
Wit:: %r - r. C. cciirgagEgaitagiNgOil
•
C•
R1090070100
WOLF, LARRY L.& ELIZABETH
P.O. BOX 2434
KODIAK AK 99615
R1090070110
GREY,JOEL & SHARON
P.O.BOX 3178
KODIAK AK 99615
C.
C-
C
.
R1090070120, e;
GRAY,BILLIE & BETTE L
P.O.BOX 422
KODIAK - AK 99615 C_..
R1090070130
BYERLY,A. FRANK & KATH.
P.O. BOX 665
KODIAK AK 99615
C.
C'
C
C
R1421010280 (:
JOHNSON,GEO.H. &BARB.B.
P.O.BOX 771
KODIAK AK 99615
ISLAND TRADERS
BOX 361
KODIAK, ALASKA 99615
C...
C
/- a6 /
39 co
/ (a_oo 1,0 oo I_:__
.Try
iloY
(344 l
'6. k'( \c--)Q -Iir It �t W--
oLt��oc.\,
.
j
g /yaa(7/ovoi
g I y __v/ovva._
- -
3
1e l (7. a o/ocx)3
V
K lqaa01000 / �f
lclac olvoas
/. /Va..a c.) 1 voo
- --
- —
-- --
c,
. 7
— -
k I (-11ac.DRv06-7
2 1 qaa 0/ 000-iR
e libacp.01 0007
ID
e Ic/aolovw-
1)
121 ka /00 /i
- __ 0, _
13
R!yaQo ov±
ie 1 t/a v 1 oc) /_s
I Lia0590(70 1_
qa a OR oc3 _
Ritia.qc)0005t
5— 4 /(-/c2c.),-62oc)37-'_
7 .D.c.)c..Do7
opoc.)2
?,oa_coog
e
80-1-etht,2 Sacuyef
tcD- Pc
y
_Rika.aae, :601-ate..0
ac9c,k-4 _
21,
(-1 3(..vocD3--D _
te woLoo
Rrx,r0L-,,,,rb 44;
g-lc?koo4c-o?_o_
Riogd6-7c,Do
106 00 7o2
_ , 12) ogao 7oo_
sos Go:7009p
_ i /1)_c2c7 76op
(-63,00_7620c),3_ -
eicio?ov-7000/
g RiciDo-7000 7
4/coo -70007
exyr6vio-P___
5 ‘_
p9_07oic
A )0 9967 70i
defi _ t.0 o0cG _ adod