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HOSPITAL BK 1 LT 2A-1 - Variance (4)O N W Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 99615-6340 (0/ JUSTIN HORN 1 PO 130X 8933 KODIAK, AK 99615 049J82035543 $ 00.414 05/15/2007 Mailed From 99615 US POSTAGE NIXIE •995 DE 1 00 06/05/07 RETURN TO SENDER. NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD BC: 99615639699 *0172- 02125 -15 -35 t S a :: _ _ . — • 99615 06390 1I, lnl, 1, nllrnnll, I ,ln1lu„II,I,InInl,I,lnl,lin�lul 0 Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 99615-6340 • >, 049.182035543 H $00.410 °0 05/15/2007 c Mailed From 99615 US POSTAGE FRON392 995 1 1 N C O1 05/19/07 RETURN TO SENDER NO FORWARD ORDER ON FILE UNABLE TO FORWARD RETURN TO SENDER BC: 99615039292 PM *0172- 02092 -16 -35 II,I„L1,,,11,,,,,1611hhhd hdf 1131 „Id 11 1,1 „I,,,11 99615@9990 IlduldinlinudhliblinudhhhuddlihnilddJd FWD Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 99615 -6340 DAYTON & JENNIFER WANDERSEE 3600 SITKINAK KODIAK, AK 99615 NIXIE 995 1 049.182035543 $ 00.410 05/15/2007 Mailed From 99615 US POSTAGE 01 05/22/07 RETURN TO SENDER ATTEMPTED - NOT KNOWN UNABLE TO FORWARD _.._� BC: 99615539029 *0172-02109-15-35 99615 @539 99610 @1 Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 996156340 L) „),1„JL,,,,31,11h1]1,,,,J)'),h, l,)l, }Il11ILIIJL) q FRONTIER BAPTIST CIIURCI-j P.O. BOX 392 KODIAK, AK 99615 049.182035543 '4 $00399 04/11/2007 Mailed From 99615 US POSTAGE FRON392 995 1 1 N C 01 04/17/07 RETURN TO SENDER - NO FORWARD ORDER ON FILE UNABLE TO FORWARD RETURN TO SENDER BC: 99615039292 PM *01.72- 06314 -12 -29 551-1.S4 :SSSISCis9s )ll)lrllLllll )) )r)ll�) l)l)ullluln)�lrllllrinlnlll I 0 Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 99615-6340 JUSTIN HORN PO BOX 8933 KODIAK, AK 99615 049J82035543 $ 00.390 04/11/2007 Mailed Prom 99515 US POSTAGE N O NIXIE 995 1 O3 04/17/07 RETURN TO SENDER ATTEMPTED NOT KNOWN UNADLE TO FORWARD DC:• 99615839029 10172— ,06310 -12-29 Cis 98' • Ib:LI:::I1 ndld:L:IL: dhhhAuhnLIL mILI KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION REGULAR MEETING JUNE 204200/ MINUTES CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 7:33 p.m. by CHAIR KING on June 20, 2007 in the Borough Assembly Chambers. ROLL CALL Commissioners Present Excused Absent Others Present David King X Duane Dvorak, Acting Director Gary Carver X Community Development Dept. Brent Watkins X Nova Javier, Clerk Bill Kersch X Clerk's Office Casey Janz Late Gary Juenger X Vacant A quorum was established. COMMISSIONER WATKINS MOVED TO EXCUSE COMMISSIONERS CARVER AND JANZ. The motion was SECONDED by COMMISSIONER JUENGER, and it CARRIED by unanimous voice vote. APPROVAL OF AGENDA COMMISSIONER WATKINS MOVED TO APPROVE the agenda as presented. The motion was SECONDED by COMMISSIONER JUENGER, and it CARRIED by unanimous voice vote.. APPROVAL OF MINUTES COMMISSIONER JUENGER MOVED TO APPROVE the minutes as submitted. COMMISSIONER KERSCH SECONDED the motion, and it CARRIED by unanimous voice vote. AUDIENCE COMMENTS AND APPEARANCE REQUESTS There were no audience comments or appearance requests. COMMISSIONER JANZ joined the meeting at 7:38 p.m. PUBLIC HEARINGS A. Case 07 -023. Request a Variance, according to KIBC 17.66, in order to allow 203 off - street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 15 off - street parking spaces. Dvorak reported (9) public hearing notices were distributed for this case, with no responses. He circulated the full -size parking plan, and stated the project is evolving somewhat. Original , 2007 P & Z Commission Meeting Minutes Page 1 of 6 request was cut in half due to additional proposed parking. Staff recommended approval with one condition that was re- worded from last month to be more advisory or recommendation for investigation alternative methods of parking requirements, ways of reducing off - street parking, improvements for bicycles, bike racks, pedestrian improvements, and incentives for carpooling. COMMISSIONER WATKINS MOVED TO GRANT a Variance,; in accordance with KIBC 17.66, in order to allow 201 off - street parking spaces to serve the hospital, long -term care facility and proposed community health center where 214 off - street parking spaces are required by KIBC 17.57, a variance of 13 off - street parking spaces, subject to a condition of approval, and to adopt the Findings of Fact in the Staff Report dated June 13, 2007 as Findings of Fact for Case No. 07- 023. COMMISSIONER JANZ SECONDED the motion. Regular session closed: Public hearing open: Public hearing closed: Regular session open: COMMISSIONER JUENGER stated he appreciates all the work and effort put into.this. CONDITION OF APPROVAL 1. It is recommended that the petitioner develop a parking management plan that identifies the actual number of average daily trips (ADT) to and from the hospital complex. Based on this data, the petitioner may develop a strategy of alternate improvements to the supplement the parking plan which will help to satisfy any unmet need for the additional 13 off - street parking spaces that were not required to be developed as a result of this variance. The plan may consider such options as pedestrian improvements, bicycle racks, transit stabs, taxi stands, carpooling incentives or any other improvements that might encourage a reduction in average daily vehicle trips to the hospital complex by employees or the public. FINDINGS OF FACT 17.66.050 A.1.Exceptional physical circumstances or conditions applicable to the property or intended use of development, which generally do not apply to other properties in the same land use district. The property is topographically constrained as evidenced by the considerable terracing that has been done to provide developable area for the current hospital and care center. (See attached digital images for examples of this observation) The terracing is most notable along the north side of the property (below the city cemetery) and along the side lot line adjoining Rezanof Drive East. Both of these areas are supported with extensive retaining wall structures. The intended use of the development is unique to this site. The proposal to construct a Community Health Center (CHC) that adjoins the hospital is proposed because that will allow the CHC to leverage facility and organizational resources that have already been developed by the community. No other conforming site can offer this kind of synergy or economy -of -scale to benefit the Kodiak community. 17.66.050 A.2.Strict application of the zoning ordinances would result in practical difficulties or unnecessary hardships. , 2007 P & Z Commission Meeting Minutes Page 2 of 6 Disturbance of the retaining wall structures and additional excavation would be prohibitively expensive to the community. This fact makes development of additional parking on the upper side of the hospital building infeasible. Development on the downhill side of the complex, as proposed, appears to be the only practical option which further reduces the availability of additional parking. Although it did not provide the most desirable traffic circulation and maneuvering pattern, the petitioner did have a conforming alternative which provided the required number of parking spaces. Albeit this was accomplished with a one -way circulation pattern for a portion of the site along the uphill side retaining which would have allowed for angle parking instead of parallel parking. If the variance is granted it should be predicated upon a parking management plan which would require data on actual site use characteristics associated with the hospital, long -term care center and proposed CHC uses. Based on this data, certain improvements may be suggested which would provide an off-set for vehicle trips such as additional pedestrian and bicycle improvements, transit improvements or designated taxi stand locations. 17.66.050 A.3.The granting of the variance will not result in material damages or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety and welfare. Because Kodiak is an isolated community with only one hospital, it is hard to compare this project with other similarly situated private sector properties within a given zoning district. Any hardship or practical difficulty presented by this particular project which cannot be resolved through this or other zoning based processes will have an impact on all borough residents. As indicated in Standard #2 above, a parking management plan specifically referencing ways to minimize vehicle trips to the hospital complex should be considered to ensure that off -site overflow parking situations do not occur which would require the use of on- street curb space along Rezanof Drive or in the adjoining residential areas. In addition, the granting of the variance should not result in long -term inconvenience to the public as a result of the addition of the CHC to the hospital complex. 17.66.050 A.4.The granting of the variance will not be contrary to the objectives of the Comprehensive Plan. The Kodiak Island Borough hospital complex, currently operated as the Providence Kodiak Island Medical Center, is "the" designated regional hospital for the entire borough. This location has been determined and confirmed during the review process that preceded the last major expansion of the hospital facility. 17.66.050 A.5.That actions of the applicant did not cause special conditions or financial hardship from which relief is being sought by the variance. The Planning and Zoning Commission will consider this request for variance and make a decision whether to grant relief prior to the initiation of any development activities. This is not an "after -the- fact" variance request. 17.66.050 A.6.That the granting of the variance will not permit a prohibited land use in the district involved. Hospitals are a permitted use in the PL- Public Use Land zoning district, subject to a site plan review before the KM Planning and Zoning Commission. The question was called, and it CARRIED 5 -0. , 2007 P & Z Commission Meeting Minutes Page 3 of 6 Mr. Rick Gifford, Manager Kodiak Island Borough 710 Mill Bay Road Kodiak, AK 99615 Kodiak Island Borough Community Development Department 710 Mill Bay Road Kodiak, Alaska 99615 Phone (907) 486 -9363 Fax (907) 486 -9396 www.kib.co.kodiak.ak.us June 22, 2007 Re: Case 07 -023. Request a variance, in accordance with KIBC 17.66, in order to allow 192 off -street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off -street parking spaces. Dear Mr. Gifford: The Kodiak Island Borough Planning and Zoning Commission at their meeting on June 20, 2007 granted the variance request cited above, subject to the following condition of approval, 1. It is recommended that the petitioner develop a parking management plan that identifies the actual number of average daily trips (ADT) to and from the hospital complex. Based on this data, the petitioner may develop a strategy of alternate improvements to the supplement the parking plan which will help to satisfy any unmet need for the additional 13 off -street parking spaces that were not required to be developed as a result of this variance. The plan may consider such options as pedestrian improvements, bicycle racks, transit stops, taxi stands, carpooling incentives or any other improvements that might encourage a reduction in average daily vehicle trips to the hospital complex by employees or the public. THIS APPROVAL DOES NOT ALLOW ANY CONSTRUCTION TO BEGIN. Zoning compliance and/or a building permit must first be obtained. Failure to utilize an approved variance within twelve (12) months after its effective date shall cause its cancellation. Please contact this office for further details. An appeal of this decision may be initiated by; 1) the applicant, or 2) any person who was sent a written notice or submitted timely written comments or gave oral testimony at the public hearing before the Commission, by filing a written notice of appeal with the Borough Clerk within ten Page 1 of 3 (10) working days of the date of the Commission's decision. The notice of appeal must state the specific grounds for the appeal and the relief sought by the appellant, and be accompanied by the appropriate appeal fee. Therefore, the Commission's decision will not be final and effective until ten (10) working days following the decision. This letter shall constitute the variance. Please bring it when you come to our office to obtain zoning compliance for any construction on the property. The Commission adopted the following findings of fact in support of their decision: FINDINGS OF FACT 17.66.050 A.1.Exceptional physical circumstances or conditions applicable to the property or intended use of development, which generally do not apply to other properties in the same land use district. The property is topographically constrained as evidenced by the considerable terracing that has been done to provide developable area for the current hospital and care center. (See attached digital images for examples of this observation) The terracing is most notable along the north side of the property (below the city cemetery) and along the side lot line adjoining Rezanof Drive East. Both of these areas are supported with extensive retaining wall structures. The intended use of the development is unique to this site. The proposal to construct a Community Health Center (CHC) that adjoins the hospital is proposed because that will allow the CHC to leverage facility and organizational resources that have already been developed by the community. No other conforming site can offer this kind of synergy or economy -of -scale to benefit the Kodiak community. 17.66.050 A.2.Strict application of the zoning ordinances would result in practical difficulties or unnecessary hardships. Disturbance of the retaining wall structures and additional excavation would be prohibitively expensive to the community. This fact makes development of additional parking on the upper side of the hospital building infeasible. Development on the downhill side of the complex, as proposed, appears to be the only practical option which further reduces the availability of additional parking. Although it did not provide the most desirable traffic circulation and maneuvering pattern, the petitioner did have a conforming altemative which provided the required number of parking spaces. Albeit this was accomplished with a one -way circulation pattern for a portion of the site along the uphill side retaining which would have allowed for angle parking instead of parallel parking. If the variance is granted it should be predicated upon a parking management plan which would require data on actual site use characteristics associated with the hospital, long -term care center and proposed CHC uses. Based on this data, certain improvements may be suggested which would provide an off -set for vehicle trips such as additional pedestrian and bicycle improvements, transit improvements or designated taxi stand locations. 17.66.050 A.3.The granting of the variance will not result in material damages or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety and welfare. Page 2 of 3 Because Kodiak is an isolated community with only one hospital, it is hard to compare this project with other similarly situated private sector properties within a given zoning district. Any hardship or practical difficulty presented by this particular project which cannot be resolved through this or other zoning based processes will have an impact on all borough residents. As indicated in Standard #2 above, a parking management plan specifically referencing ways to minimize vehicle trips to the hospital complex should be considered to ensure that off -site overflow parking situations do not occur which would require the use of on- street curb space along Rezanof Drive or in the adjoining residential areas. In addition, the granting of the variance should not result in long -term inconvenience to the public as a result of the addition of the CHC to the hospital complex. 17.66.050 A.4.The granting of the variance will not be contrary to the objectives of the Comprehensive Plan. The Kodiak Island Borough hospital complex, currently operated as the Providence Kodiak Island Medical Center, is "the" designated regional hospital for the entire borough. This location has been determined and confirmed during the review process that preceded the last major expansion of the hospital facility. 17.66.050 A.5.That actions of the applicant did not cause special conditions or financial hardship from which relief is being sought by the variance. The Planning and Zoning Commission will consider this request for variance and make a decision whether to grant relief prior to the initiation of any development activities. This is not an "after- the -fact" variance request. 17.66.050 A.6.That the granting of the variance will not permit a prohibited land use in the district involved. Hospitals are a permitted use in the PL- Public Use Land zoning district, subject to a site plan review before the KIB Planning and Zoning Commission. If you have any questions about the action of the Commission, please contact the Community Development Department at 486 -9363. Sincerely, Bud Cassidy, Director Community Development Department Page 3 of 3 KODIAK ISLAND HOSPITAL CAMPUS PARKING STUDY Floor Area Beds P Spaces Specialty Clinic 4,665 23 Extended Care 9,900 19 6 CHC 7,263 36 Hospital 148 TOTAL 96,023 214 Assumptions: unit spaces Nursing Home 3 beds 1 Clinic 200 sgft 1 Hospital 500 sgft 1 lJlr cQata --f(8(_9r Undo-- (1))/k))(6-- Current Zoninc P & Z Case # 07 -023 Kodiak Island Borough A Variance, accord to KIBC 17.66, in order to allow 192 off - street parking spaces to serve the hospital and long term care facility where 218 off- street parking spaces are required by KIBC 17.57, a variance of 26 off- street parking spaces Legend Business Conservation Industrial Light Industrial Natural Use Public Use Single Family Residential Two Family Residential Multi Family Residential Retail Business Rural Residential Rural Residential 1 Rural Residential 2 Split -Lot Zone Subject Parcels Feet 0 500 1,000 Map prepared for the purpose of showing the Zoning of the Kodiak Urban area. June, 2005. Alaska Highway System, GPS centerline data, National Highway System, Highways, Roads, Streets., Alaska D.O.T. Sept. 2002 Contour information:USGS Digital Elevation Model Kodiak, Alaska. 50 foot intervals, Scale is 1:63,360 Created in ArcGIS 9, NAD 27, State Plane 5 Parcel information is taken from selected fields in the current computerized property records in the Assessing Dept. This data has not been reconciled with data contained in manual files which may be more up -to -date. Kodiak Island Borough Community Development Department. Current Locatic P & Z Case # 07 -023 Kodiak Island Borough A Variance, according th IBC 17.66, in order to allow 192 off- street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off - street parking spaces _tee KODIAK BAPTIST Legend Subject Parcels Map prepared for the purpose of showing the General location of the Kodiak Urban area June. 2005. Alaska Highway System, GPS centerline data, National Highway System, Highways, Roads, Streets., Alaska D.O.T. Sept. 2002 Contour information:USGS Digital Elevation Model Kodiak, Alaska. 50 foot intervals, Scale is 1:63,360 Created in ArcGIS 9, NAD 27, State Plane 5 Parcel information is taken from selected fields in the current computerized property records in the Assessing Dept. This data has not been reconciled with data contained in manual files which may be more up -to -date. Kodiak Island Borough Community Development Department. ITEM VI - A MEMORANDUM DATE: June 13, 2007 TO: Planning and Zoning Commission FROM: Community Development Department SUBJECT: Information for the June 20, 2007 Reggie Meeting CASE: 07 -023 APPLICANT: Rick Gifford, Manager - Kodiak Island Borough REQUEST: A Variance, according to KIBC 17.66, in order to allow 201 off - street parking spaces to serve the hospital and long term care facility where 214 off- street parking spaces are required by KIBC 17.57, a variance of 13 off - street parking spaces. LOCATION: Hospital Subdivision, Block 1, Lot 2A ZONING: PL — Public Use Nine (9) public hearing notices were distributed on April 10, 2007. Date of site visit: May 7, 2007 1. Zoning History: The 1968 Comprehensive Plan identifies this area as Service Recreation. Ordinance 83 -30 -0 rezoned Lots 1 -3, Block 1, Hospital Subdivision to PL -- Public Use Land 2. Lot Size: 3.4acres 4. Existing Land Use: Hospital 5. Surrounding Land Use and Zoning: North: South: East: West: Lot 2, Block 1, Hospital Subdivision Use: Vacant Zoning: PL-- Public Use Lands Lot 1, Block 1, U.S. Survey 1682 & Unsubdivided Portion of U.S. Survey 1682 Use: Church, single - family residence Zoning: RRI - -Rural Residential One Lot 2, Block 1, Hospital Subdivision Use: Vacant Zoning: PL-- Public Use Lands Lots 1 and 10, Block 56, East Addition Lots 1 and 10, Block 57, East Addition Use: Single- family residences and apartment Zoning: R1 -- Single- family Residential Case 07- 023 /Staff Report Page 1 of 13 P & Z: June 20, 2007 ITEM VI - A 6. Comprehensive Plan Designation: The 1968 Comprehensive Plan depicts this area as Public and Open Space. 7. Applicable Regulations: The following sections of Title 17 (Zoning) of the Borough Code and the Kodiak Island Borough Coastal Management Program are applicable to this request: KIBC 17.66 Variances 17.66.010 Authority and purpose. The commission shall review and act upon applications for variances. Variances are provided for by the chapter for the purpose of relaxing zoning district requirements in special circumstances. 17.66.050 Approval or denial, Within forty (40) days after the filing of an application, the commission shall render its decision, unless such time limit has been extended by common consent and agreement of the applicant and the commission. A. Approval. If it is the finding of the commission, after consideration of the investigator's report and receipt of testimony at the public hearing, that the use proposed in the application, or under appropriate conditions or restrictions, meets all of the following, the variance shall be granted: 1. That there are exceptional physical circumstances or conditions applicable to the property or to its intended use or development which do not apply generally to other properties in the same land use district; 2. That the strict application of the provisions of this title would result in practical difficulties or unnecessary hardship; 3. That the granting of the variance will not result in material damage or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety or general welfare; 4. That the granting of the variance will not be contrary to the objectives of the comprehensive plan; 5. That actions of the applicant did not cause special conditions or financial hardship or inconvenience from which relief is being sought by a variance; and - 6. That granting the variance will not permit a prohibited land use in the district involved. B. Denial. If the commission finds, after consideration of the investigator' s report and receipt of testimony at the public hearing, that it cannot make all of the required findings in subsection A of this section it shall deny the variance. 17.66.060 Conditions. The commission, in granting the variance, may establish conditions under which a lot or parcel of land may be used or a building constructed or altered; make requirements as to architecture, height of building or structure, open spaces or parking areas; require conditions of operations of an enterprise; or make any other conditions, requirements or safeguards that it may consider necessary to prevent damage or prejudice to adjacent properties or detrimental to the borough. When necessary, the commission may require guarantees in such form as deemed proper under the circumstances to ensure that the conditions designated will be complied with. KIBC 17.57 Off - Street Parking 17.57.010 Off - street parking required —In general. In all zoning districts, from the time a principal building or land use activity is erected, constructed, established, altered or enlarged, there shall be off- street parking conforming to this chapter to serve that building or use. This parking shall be available free of charge for the use of the occupants, employees, and patrons of the building. The owners and occupants of a principal building shall be jointly and severally responsible for providing and maintaining the off- street parking serving that building or use. The off- street parking required by this chapter shall be maintained in accordance with this chapter continuously during the life of the building or use. (Ord. 90-45 - o .2(part), 1991). Case 07- 023 /Staff Report Page 2 of 13 P & Z: June 20, 2007 ITEM VI - A 17.57.040 Off - street parking -- Number of spaces required. A. The required number of off - street parking spaces to be provided will be determined as follows: PERMITTED USES REQUIRED OFF - STREET PARKING SPACES Doctor, dentist, and law offices and clinics 1 per 200 square feet of gross floor area General hospitals 1 per 500 square feet of gross floor area Intermediate care facilities, nursing homes, etc. 1 per 3 patient beds based on maximum capacity B. The off- street parking requirement for a use not specified in this section shall be the requ' ement for the use specified in this section whose parking demand characteristics the community development department determines to be most similar to those of the unspecified use. C. In all cases, a minimum of three (3) spaces shall be required for each principal use in a building. D. Where a building contains more than one (1) principal use, the parking required for that building shall be the sum of the parking required for each such use. E. A parking space may meet the minimum parking requirements for more than one (1) use so long as it otherwise conforms to the requirements of this chapter for each such use and no hours of operation of any such use overlap the hours of operation of any other such use. (Ord. FY2007 -08 -0 §13, 2006; Ord. 94 -26.2. 1994; Ord. 90- 45- 0.2(part), 1991). 17.57.050 Off - street parking -- Location. All parking spaces required under section 17.57.040 of this chapter shall be on the same lot as, or any contiguous lot in common ownership as the principal building or use that they serve; provided, that if the commission finds that it is impractical to locate the spaces on such a lot, it may permit them to be located on any lot within six hundred (600) feet of the principal building or use. The lot must be in common ownership or a long -term easement, license, or permit for use of the alternative parking shall be secured. All parking spaces required under section 17.57.040 of this chapter shall be located in a use district permitting the use which they serve. (Ord. 90- 45- 0 .2(part), 1991). 17.57.080 Parking area development standards -- Multifamily dwellings and non - residential uses. A. All parking areas, except those for one- and two- family dwellings (see section 17.57.070 of this chapter), including any area on a lot used for vehicular circulation, storage, parking spaces, aisles, turning and maneuvering areas, driveways, and points of ingress and egress areas, shall be developed in accordance with this section. C. Surfacing and drainage. Parking areas shall be surfaced and drained so that they are free of mud and standing water, and generate a minimum amount of dust. D. Screening. 1. all parking areas that adjoin a residential zoning district .shall be separated from the residential zoning district along side and rear lot lines by a sight obscuring four (4) foot solid or natural barrier. E. Lighting. Any lighting associated with the parking area or the use it serves shall not produce glare on a public right -of -way or an adjacent residential zoning district. G. Maneuvering. All necessary maneuvering areas shall be provided on -site without utilizing the road right -of -way. H. Parking space and aisle dimensions. 1. parking spaces and aisle widths shall conform to the minimum dimensions set forth in table Case 07- 023 /Staff Report Page 3 of 13 P & Z: June 20, 2007 ITEM VI - A TABLE 2 PARKING STALL AND AISLE DIMENSIONS Parking Angie Stall /Space Width Stall Depth Aisle Width A B C D' Parallel 20 Degree 30 Degree 45 Degree 60 Degree 70 Degree 80 Degree 90 Degree 9 feet 9 feet 9 feet 9 feet 9 feet 9 feet 9 feet 9 feet 18 feet 18 feet 18 feet 18 feet 18 feet 18 feet 18 feet 18 feet 12 feet 12 feet 12 feet 14 feet 18 feet 18 feet 24 feet 24 feet *A minimum of 18 feet is required for two-way traffic. 2. all parking spaces shall be identified on -site by striping, bumper guards, or other technique approved by the community development department. I. Handicapped accessible parking. 1. all land uses that require off- street parking spaces under this title shall be required to provide off - street parking spaces for handicapped motorists. Such parking spaces shall be provided in accordance with the following requirements: Case 07 -023 /Staff Report Page 4 of 13 P & Z: June 20, 2007 ITEM VI - A a) the number of handicapped parking spaces shall be included in the total required number of parking spaces in accordance with the following table: TOTAL OFF - STREET PARKING REQUIRED PARKING FOR HANDICAPPED REQUIRED 1 to 25 0* 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1000 Two percent of total parking spaces 1001 and over required 20 spaces plus 1 for each 100 spaces over 1000 *(Refer to the Americans with Disabilities Act, 42 U.S.C. paragraphs 12101 -12213 for additional requirements elating to accessible facilities.) b all handicapped accessible parking spaces shall have a minimum width of ninety -six (96) inches. c all required handicapped accessible parking spaces shall be designated as reserved by a sign showing he international symbol of accessibility. d handicapped accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance of the building, or use served by the parking. In parking facilities that do no serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to accessible entrances. e) at least one (1) accessible route not less than thirty -six (36) inches in width shall be provided within the boundary of the site from handicapped accessible parking spaces and public streets or sidewalks to an accessible building entrance. Parking spaces and access aisles shall be level with surface slopes not exceeding 1:50 (two (2) percent) which is one (1) foot rise or fall in fifty (50) feet in all directions. 2. one (1) in every eight (8) accessible parking spaces, but not less than one (1), shall be served by an access aisle ninety-six (96) inches wide (minimum) and shall be designated "Van Accessible ". Vertical clearance over such a space must be ninety-eight (98) inches (minimum). Two (2) accessible parking spaces may share one (1) access aisle. All accessible spaces will be served by an access aisle no less than sixty (60) inches in width. 3. voluntary provision of more than the minimum number of required off- street parking does not require provision of additional handicapped parking spaces. J. Tandem or stacked parking spaces. A tandem or stacked parking space is a space that does, not allow a vehicle to be moved without first moving a vehicle in another parking space. 1. the use of tandem parking spaces is only permitted for vehicles and /or equipment for sale or rent, in storage, or awaiting parts. 2. the arrangement of tandem parking spaces is limited to two (2) parking spaces in depth. 3. patron and customer use spaces may not be designed as tandem parking spaces. 4. the nonresidential land uses permitted to utilize tandem spaces will be limited to those uses that customarily park in this manner, as determined by the community development department. (Ord. 94- 26.3, 1994; Ord. 92- 07 .2(part), 1992, Ord. 90- 45- 0 .2(part), 1991; Ord. 90- 24- 0.2(part)1990). Case 07- 023 /Staff Report Page 5 of 13 P & Z: June 20, 2007 ITEM VI - A 17.57.100 Parking plan review. A. All applications for zoning compliance shall include a plan for any parking area to be constructed in conjunction with the work that is the subject of the application. The plan shall be in a form and drawn to a 'scale approved by the community development department. The plan shall include: 1. the exterior boundaries of the subject lot, their dimensions, and the area of the lot; 2. the location and dimensions of all buildings (proposed or existing), parking spaces, loading area, aisles, turning and maneuvering areas, driveways, sidewalks, screening as required, and points of ingress and egress to the lot; and 3. the location and dimensions of all streets and sidewalks adjacent to the lot, and the direction of traffic on such streets. B. The community development department shall review all parking area plans for conformity with this title. (Ord. 90- 45- 0 .2(part), 1991). COASTAL MANAGEMENT APPLICABLE POLICIES Residential Development: Commercial Development: COMMENTS Not Applicable to This request Not Applicable to This request * *NOTE ** Since this case was postponed from the May 16, 2007 meeting agenda, Engineering and Facilities Department staff has re- evaluated the building floor plans for all uses contained within the hospital complex. Based on current calculations the number of spaces required has been reduced to 214 and the number of spaces available is on the latest site plan is 201. This results in a shortage of 13 off - street parking spaces which is now the revised focus of this variance request. As a result of the reduced variance, from 28 spaces to 13 spaces, staff has downgraded the recommended condition of approval to a suggested parking management strategy. -- Staff The petitioner has requested a variance to allow the addition of a Community Health Center (CHC) to the existing hospital and extended care complex. According to the petitioner's calculations, the addition of the CHC would increase the off- street parking requirement to 218 off - street parking spaces while at the same time reducing the available area in which to develop off - street parking. The hospital site is topographically constrained as indicated in prior variances pertaining to building encroachments. This constraint limits the area that is available to develop new off - street parking spaces. The parking plan attempts to gain maximum efficiency from the available parking and maneuvering areas. The standards required for a variance from dimensional or density requirements do not readily lend themselves to a parking variance request. In most cases, a parking variance is not so much related to the unique circumstances or physical features of the land as it is to the decision of the developer to build more floor area than a site is nominally able to sustain and still provide adequate off - street parking and maneuvering. In the case of many private sector developments this thinking may be simply be an extension of the desire to achieve maximum economic return or to utilize a site that the Case 07 -023 /Staff Report Page 6 of 13 P & Z: June 20, 2007 ITEM VI - A developer happens to own rather than acquiring a more suitable location. These motivations generally do not apply to this request in quite the same way as the hospital facility and extended care center is a one -of -a -kind facility in the community. Co- locating the CHC on this site will be a benefit to the community by leveraging the ability to share certain health community resources which would not be possible if the CHC were built at another separate and distinct location. That being said, staff should point out that the petitioners did have a conforming parking plan that was approved by staff a number of months ago. The principal difference between that plan and the current plan requiring the parking variance is that the rear line of parking along the retaining wall proposed now to remain as parallel parking. In the prior plan, that line of parking was proposed to be angle parking and the access drive along that area was designated to be one -way only. While this may have reduced the convenience of vehicle movement and eliminated the prospect of vehicles entering the emergency room entrance or front entrance from Chichenof Street, it did provide for many additional off - street parking spaces. This parking design was not approved by the Architectural Review Board, hence requiring this parking variance to be requested. While it may be in the best interest of the community to consider the grant of the parking variance in this case, staff believes that there are additional efforts that could be made to improve the parking situation related to the hospital. If it is the will of the Commission to grant a variance in this case, it may be prudent to require additional parking review based upon a complete review of the proposed floor plans and all occupancies to be located on the site. The existing parking calculations are based upon cumulative parking calculations contained in the property file for this site. Staff does not have the highest level of confidence in those numbers based upon the discrepancies that often arise between what is often proposed for a site in terms of use and what is ultimately developed there over time. It wouldn't hurt to go back over the complete floor plan of existing and proposed occupancies to do a more thorough parking calculation. Parking design is in some ways a planning and design specialty unto itself. A parking management plan is another alternative that should be considered by the Commission as a way to ensure that a shortage of off - street parking spaces does not adversely affect the utility and convenience of the facilities. While it may seem like a necessary step to grant the parking variance on practical grounds, in the long term the Commission will not be doing the community a favor if the combined hospital, extended care center and CHC are inconvenient for the public to use due to lack of adequate off - street parking and maneuvering. A parking management plan would study the actual use characteristics of the facility, over time, to identify how the public is gaining access to the facility such as ambulance trips, pedestrian and bicycle trips, transit stops, and vehicle trips (including taxi cab usage). This data might suggest certain site plan or parking plan improvements related to the proposed addition, that might encourage fewer privately owned vehicle trips in favor of the alternatives. The fire marshal has commented on this variance and indicated that a couple of parking spaces indicated on the site plan cannot be used to due fire access concerns. It therefore appears that the parking variance would actually be for 190 spaces instead of Case 07- 023 /Staff Report Page 7 of 13 P & Z: June 20, 2007 ITEM VI - A 192 spaces to serve the hospital complex instead of the 218 spaces nominally required by the code. RECOMMENDATION Staff believes that this request does meet all the conditions necessary, as reflected in the findings of fact, for a variance to be granted under Chapter 17.66 (Variance) of the Borough Code. APPROPRIATE MOTION Should the Commission agree with the staff recommendation, the appropriate motion is: Move to grant a variance; in accordance with KIBC 17.66, in order to allow 201 off - street parking spaces to serve the hospital, long -term care facility and proposed community heath center where 214 off - street parking spaces are required by KIBC 17.57, a variance of 13 off- street parking spaces, subject to a condition of approval, and to adopt the Findings of Fact in the Staff Report dated June 13, 2007 as Findings of Fact for Case No. 07 -023. Staff recommends that the preceding motion be APPOVED. CONDITION OF APPROVAL 1. It is recommended that the petitioner develop a parking management plan that identifies the actual number of average daily trips (ADT) to and from the hospital complex. Based on this data, the petitioner may develop a strategy of alternate improvements to the supplement the parking plan which will help to satisfy any unmet need for the additional 13 off - street parking spaces that were not required to be developed as a result of this variance. The plan may consider such options as pedestrian improvements, bicycle racks, transit stops, taxi stands, carpooling incentives or any other improvements that might encourage a reduction in average daily vehicle trips to the hospital complex by employees or the public. FINDINGS OF FACT 17.66.050 A.1.Exceptional physical circumstances or conditions applicable to the property or intended use of development, which generally do not apply to other properties in the same land use district. The property is topographically constrained as evidenced by the considerable terracing that has been done to provide developable area for the current hospital and care center. (See attached Case 07- 023 /Staff Report Page 8 of 13 P & Z: June 20, 2007 ITEM VI - A digital images for examples of this observation) The terracing is most notable along the north side of the property (below the city cemetery) and along the side lot line adjoining Rezanof Drive East. Both of these areas are supported with extensive retaining wall structures. The intended use of the development is unique to this site. The proposal to construct a Community Health Center (CHC) that -adjoins the hospital is proposed because that will allow the CHC to leverage facility and organizational resources that have already been developed by the community. No other conforming site can offer this kind of synergy or economy -of -scale to benefit the Kodiak community. 17.66.050 A.2.Strict application of the zoning ordinances would result in practical difficulties or unnecessary hardships. Disturbance of the retaining wall structures and additional excavation would be prohibitively expensive to the community. This fact makes development of additional parking on the upper side of the hospital building infeasible. Development on the downhill side of the complex, as proposed, appears to be the only practical option which further reduces the availability of additional parking. Although it did not provide the most desirable traffic circulation and maneuvering pattern, the petitioner did have a conforming alternative which provided the required number of parking spaces. Albeit this was accomplished with a one -way circulation pattern for a portion of the site along the uphill side retaining which would have allowed for angle parking instead of parallel parking. If the variance is granted it should be predicated upon a parking management plan which would require data on actual site use characteristics associated with the hospital, long -term care center and proposed CHC uses. Based on this data, certain improvements may be suggested which would provide an off -set for vehicle trips such as additional pedestrian and bicycle improvements, transit improvements or designated taxi stand locations. 17.66.050 A.3.The granting of the variance will not result in material damages or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety and welfare. Because Kodiak is an isolated community with only one hospital, it is hard to compare this project with other similarly situated private sector properties within a given zoning district. Any hardship or practical difficulty presented by this particular project which cannot be resolved through this or other zoning based processes will have an impact on all borough residents. As indicated in Standard #2 above, a parking management plan specifically referencing ways to minimize vehicle trips to the hospital complex should be considered to ensure that off -site overflow parking situations do not occur which would require the use of on- street curb space along Rezanof Drive or in the adjoining residential areas. In addition, the granting of the variance should not result in long -term inconvenience to the public as a result of the addition of the CHC to the hospital complex. Case 07 -023 /Staff Report Page 9 of 13 P &Z: June 20, 2007 ITEM VI - A 17.66.050 A.4.The granting of the variance will not be contrary to the objectives of the Comprehensive Plan. The Kodiak Island Borough hospital complex, currently operated as the Providence Kodiak Island Medical Center, is "the" designated regional hospital for the entire borough. This location has been determined and confirmed during the review process that preceded the last major expansion of the hospital facility. 17.66.050 A.5.That actions of the applicant did not cause special conditions or financial hardship from which relief is being sought by the variance. The Planning and Zoning Commission will consider this request for variance and make a decision whether to grant relief prior to the initiation of any development activities. This is not an "after- the -fact" variance request.. - 17.66.050 A.6.That the granting of the variance will not permit a prohibited land use in the district involved. Hospitals are a permitted use in the PL- Public Use Land zoning district, subject to a site plan review before the KIB Planning and Zoning Commission. Case 07- 023 /Staff Report Page 10 of 13 P & Z: June 20, 2007 ITEM VI - A PHOTOGRAPHS View of proposed building construction area. Guardrail is approximate location of property line. View of retaining wall along Rezanof Drive East. Maximum height of wall is estimated to be about 20 feet at the highest point. Case 07- 023 /Staff Report Page 11 of 13 P & Z: June 20, 2007 ITEM VI - A Another view of the retaining wall and topography along RezanofDrive East. Note that the hospital site is substantially grade separated from the level of the road. OA �,is0 -0i gor ,,,,, K,iw+i+sl0�IPeI��M/r,, /,, ,,, ,,wwww yt lA1w/a1 - -- 1... +� RSil�a w11w Oblique view of the substantial retaining wall on the uphill side of the site. Case 07- 023 /Staff Report Page 12 of 13 P & Z: June 20, 2007 ITEM VI - A iiv.. ..... . All IAIrIr 1L 1T 1l1a e � rrw.t ~bra .r .. l � 11 fire it .0, 0. I�Ie -� fa. �Ji.:s—lRfri i•�.+rw A� IIr*rr�r�rrae Rey ra NMI rr Another view of the retaining wall. Note that the City of Kodiak Cemetery is located just beyond the crest of the hill. ice*- - r'-^ r - .... -. ... �.� M" 00!"...! R^ .-•• Pr)* ler� Pre' 11!11•'.. Pte. R° /!'direr' R** peer /'f, /1!*.1 re• j•- •. tTJL•INTST1 ••• Ile.. fry., A ! R". n.•: f..... PerrapriPllIrrr Imo• Am, or•• rla.v nmwt /!r, pr-- fry.. nippy el9 ►! m- wr-- -. new s-+" +rTNJ111111! ►*• fr-• P,r- rS♦lIOPBINCJT° An'. p.. r,.ri 1^"'11 R'.7!! sper PCIENNIX/Warl rim Mir pm- mr■Pr. met wpm OlitONEMMINISPIN IMP 1111:11110.10 rem R RIIlIINIF INEM Warm P!'.• ]p.*r 1'.' r -» r- - • p r Cr-- P-- r ---' r-+- r -- 'Mr Rtl Irrr ___ Pr"• P?'+ !17°7 r - "--• r l rRINIrSARrPe : err wry. r- .rrr,R+t-•Ir-:. • r ,M! SIP R'^ my:" /r1 -'•• !*'_ r71'..1,r.- IT.w A' IT ▪ Urn' ie - r.• . r. ►r . r,,-,' �. r . _. - -- r---". r _ r.. _. r , P r""•,e_r — y -. , ►".!.• r'•"' ! -. �!+ !�• r�r rw. wr Nor. Arc P.w.. r#- Ir!..• Pr. F.. 1.rw W' r -- r . - .. ▪ '., i,..- r..r., ,- - - ..� - r - wry vrR r-►+ --+ r*-- r.r"-, r . r.. r r.... r-�. i..�. r. P -' �,.. ,r P`*^ r ^ ,..: . r-•-° r„_. r- - i---- • -�. r, ... r-- r. '_ r.. -- r •_- r r–^ • r—. - 1.-. r.. - r._., r_.., r— -. •- ✓ -- r ^.. r - - - °- r — - - -- - -- r._. r r r r -r a�- lJr R +" : 1r*^ ms ! P" " P -' r-- P ^" I.._. r... , P r _.�?�. , f Perpendicular view of the uphill retaining wall. The wall varies in height but averages about 25 feet in height overall. Case 07- 023 /Staff Report Page 13 of 13 P & Z: June 20, 2007 Gmpy Note APPROVED mamil ter%. =.. 65% CONSTRUCTION DOCUMENTS NOT FOR CONSTRUCTION CL.la 05/02/2007 15:55 486886"a KODIAK ISLAND BOROUGH COMMUNITY DEVELOPMENT DEPARTMENT 710 Mill Bay Road, Kodiak, Alaska 99615 PAGE 02 Public Hearing Item VI -B A public hearing will be held on Wednesday, May 16, 2007. The meeting will begin at 7:30 p.m. in the Borough Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska, before the Kodiak Island Borough Planning and Zoning Commission, to hear comments if any, on the following request: CASE: 07 -023 APPLICANT: Kodiak Island Borough AGENT: Bud Cassidy, Engineering & Facilities Director “f\ /t3ike—SL) tO . REQUEST:.. A Variance, according to KIBC 17.66, in order to allow 192 off -street -parking spaces to serve the hospital and long term care facility where 218 off -street parking spaces are required by KTBC 17.57, a variance of 26 off-street parking spaces. LOCATION: Hospital Subdivision, Block I, Lot 2A. 1915 E. Rezanof Dr. ZONING: PL- Public Lands This notice is being sent to you because our records indicate you are a property owner /interested the request. rf you do not wish to testify verbally, you may provide your comments in the apace to the Community Development Department nrlor to the meeting. If you would like to fax your party in the area of below, or in a letter comments to us, our comments during is 486 -3231. The al 7:30 p.m. in the the Commission's feel free to call us fax number is: (907) 486.9396, If you would Uke to testify via telephone, please call in your the appropriate public hearing section of the meeting. The local call-la telephone number IoU free telephone number h 1- 800-476 -5736. One week prior to the regular meeting, on Wednesday, May 9, 2007 a work session will be held Kodiak Island Borough Conference Room (4121), to review the packet material for the case. Kodiak Island Borough Code provides you with specific appeal rights if you disagree with decision on this request. If you have any questions about the request or your appeal rights, please at 486 -9363. Your Names Moiling Addrpr: Your property description: Comments: gyt$17tn4 R 7. N. r5 FteceWe( co Ars 289- m int.. nt K.Odt KODIAK ISLAND SOUGH - COMMUNITY DEVPMENT DEPARTMENT 710 Mill Bay Rd., 205, KODIAK, AK 99615 -6398 (907) 4 3 - FAX (907) 486 -9396 www.kib.co.kodiak.ak.us Applicant Information Property owner's name ? //s /19/ // /e q/, Property owner's mailing ess City Slate Or- 9.3y.3 Work Phone Home phone Zip E -mail Addr. Agent's name (11 applicable) Agent's mailing address City State Zip Home phone Work Phone E -mail Addr. Property Information Property ID Number /s / Zn- 24 z k // `rf sf."r.�clr ei• Legal Descriptlln O Current Zoning: /� — A✓ '67 /Z d.st oCi—r� Applicable Comprehensive Plan: Year of Plan adoption: Present Use of Property: ezieJVC*-c, /71311efc_ " tie Proposed Use of Property: J�aStectiT a '- ch nt (2 ) let ite el ,- 4f0 Keefe _ l?Z/Z/y3 fj . riat (Note: Use additional sheets, if needed, to provide a complete description of the proposed request.) Applicant Certification I hereby certify as the property owner /authorized agent that this application for Planning and Zoning Commission review is true and complete to the best of my knowledge and that it is submitted in accordance with the requirements of the applicable Kodiak Island Borough Code, which includes a detailed site plant for variance and conditional use requests and which may include optional supporting documentation as indicated below. Additional Narrative/History h/� ty�j;+r� €J= r Property Owner's/ ature 1A development plan for one or more lots on which Is shown the existing and proposed conditions of the lot, including topography, vegetation, drainage, flood plains, wetlands, and waterways; landscaping and open spaces; walkways; means of Ingress and egress; circulation; utility services; structures and buildings; signs and lighting; berms, buffers, and screening devices; surrounding development; and any other information that reasonably may be required in order that an informed decision can be made by the approving authority. (Source: The New Illustrated Book of Development Definitions, 01993 by Rutgers University) As -built Survey _ Photographs _ Maps Other Y�//d 7 Date Authorized Agent's Signature Date STAFF USE ONLY Code Section(s) Involved: 1%• 33.020 t/ Variance (KIBC 17.66.02 Conditional Use Permit (KIBC 17.67.020.B) $250.00 VOther (appearance requests, site plan review, etc. Application received by: ff Zoning change from t (KIBC i ! . to& Staff signature $150.00 2.030 and 030.C)* PAYMENT VERIFI ATION -.00 acr 49. #00 ern 5350.00 ti750.BC S 1.000,00 S .500.011 o7.023 ble Kodiak Island Borough Code Application Req .,ts General 17.03.050 Approval by planning and zoning commission. When it is stated in this title that uses are permitted subject to approval by the couuuission, an application for consideration shall be submitted to the community development department with a site plan.... Variance 17.66.020 Application. An application for a variance may be filed by a property owner or his authorized agent. The application shall be made on a form provided by the community development department and accompanied by the required fee and site plan. All applications shall be available for public inspection. 17.66.050 Approval or denial. "...A. Approval. If it is the finding of the commission, after consideration of the investigator's report and receipt of testimony at the public hearing, that the use proposed in the application, or under appropriate conditions or restrictions, meets all of the following, the variance shall be granted: I. That there are exceptional physical circumstances or conditions applicable to the property or to its intended use or development which do not apply generally to other properties in the same land use district; 2. That the strict application of the provisions of this title would result in practical difficulties or unnecessary hardship; 3. That the granting of the variance will not result in material damage or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety or general welfare; . . 4. That the granting of the variance will not be contrary to the objectives of the comprehensive plan; 5. That actions of the applicant did not cause special conditions or financial hardship or inconvenience from which relief is being sought by a variance; and 6. That granting the variance will not permit a prohibited land use in the district involved. B. Denial. If the commission finds, after consideration of the investigator's report and receipt of testimony at the public heari ng, that it cannot make all of the required findings in subsection A of this section it shall deny the variance. 17.66.060 Conditions. The commission, in granting the variance, may establish conditions under which a lot or parcel of land may be used or a building constructed or altered; make requirements as to architecture, height of building or structure, open spaces or parking areas;. require conditions of operations of an enterprise; or make any other conditions, requirements or safeguards that it may consider necessary to prevent damage or prejudice to adjacent properties or detrimental to the borough. When necessary, the commission may require guarantees in such form as deemed proper under the circumstances to ensure that the conditions designated will be complied with. Conditional Use 17.67.020 Application and fee. A. An application to the community development department for a conditional use or modification of an existing conditional use may be initiated by a property owner or his authorized agent. B. An application for a conditional use shall be filed with the department on a form provided. The application for a conditional use permit shall be accompanied by a filing fee, established by resolution of the assembly, payable to the borough. 17.67.030 Site plan. A detailed site plan showing the proposed location of all buildings and structures on the site, access points, drainage, vehicular and pedestrian circulation patterns, parking areas, and the specific location of the use or uses to be made of the development shall be submitted with the application, together with other information as may be required to comply with the standards for a conditional use listed in this chapter and in other pertinent sections of this chapter. 17.67.050 Standards. In granting a conditional use permit, the commission must make the following findings: A. That the conditional use will preserve the value, spirit, character and'integrity of the surrounding area; B. That the conditional use fulfills all other requirements of this chapter pertaining to the conditional use in question; C. That granting the conditional use permit will not be harmful to the public health, safety, convenience and comfort; 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; E. If the permit is for a public use or structure, the commission must find that the proposed use or structure is located in a manner which will maximize public benefits. - - 17.67.060 Stipulations. In recommending the granting of a conditional use, the commission` shall stipulate, in writing, requirementswhiehit finds necessary to carry out the intent of this chapter. These stipulations may increase the required lotor yard size, control the location and number of vehicular access points to the property, require screening and landscaping where necessary to reduce noise and glare, and maintain the property in a character in keeping with surrounding area; or may impose other conditions and safeguards designed to ensure the compatibility of the conditional use with other uses in the district. Public Use Land Zone 17.33.020 Permitted uses. The following land uses are permitted in the public lands district subject to the approval of a derailed site plan by the commission: Zero Lot Line Develonmept - 1734.090 Site plan requirement. Developments of more than three (3) common -wall structures shall provide a site plan containing the information required by section 17.67.030 of this title. Said site plan shall be reviewed and approved by the commission prior to issuance of a building permit. Boupdary Amendment (Rezoning) 17.72.030 Manner of initiation. Changes in this title may be initiated in the following manner: ' A. The assembly upon its own motion; B. The commission upon its own motion; and - C. By petition of one (1) or more owners of property within an area proposed to be rezoned. A petition shall be in the form of an application for a change in the boundary of a district, shall be filed in the community development department, be accompanied by the required fee and such data and information as may be necessary to assure the fullest practicable presentation of facts and shall set forth reasons and justification for proposing such change. Revised Jan. 2004 N: \CD \Templates \ComDev \Revised F -CUP Variance Application.doc Bud Cassidy, Director Engineering & Facilities 710 Mill Bay Road Kodiak, AK 99615 Kodiak Island Borough Community Development Department 710 Mill Bay Road Room 205 Kodiak, Alaska 99615 Phone (907) 486 -9363 Fax (907) 486 -9396 www.kib.co.kodiak.ak.us May 15, 2007 Re: Case 07 -023. Request a Variance, according to KIBC 17.66, in order to allow 192 off - street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off - street parking spaces. Dear Mr. Cassidy: Please be advised that the Kodiak Island Borough Planning and Zoning Commission has scheduled the case referenced above for Public Hearing at their June 20, 2007 regular meeting. This meeting will begin at 7:30 p.m. in the Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska. Attendance at this meeting is not mandatory but recommended. One week prior to the regular meeting, on Wednesday, June 13, 2007 at 7:30 p.m. in the Borough Conference Room ( #121), the Commission will hold a packet review work session for - the purpose of reviewing packet materials and staff summaries of cases scheduled for the regular meeting. The public is welcome to attend the packet review work session; however, the work session is not for the purpose of receiving public testimony. Applicants who wish to present testimony and/or evidence related to their case should appear at the Public Hearing during the Regular Meeting and present such information in person. Please contact the Community Development Department at 486 -9363 if we can answer any outstanding questions or provide additional information. In advance, thank you for your cooperation. Sincerely, Lirt;Ag.c, Crng)- Sheila Smith, Secretary Community Development Department PROPOSED PARKING LOT TOTALS uw.ourw aPt 7A t .vn w �rn.0 Wrm10,0.TORO MIMS UMINOLLITHIOT umw.un = WILD wu nn mkn... II PAYS u nuu 11.410 "WA" KOW A!m220100 REVISED PARKING LOT SKETCI NO SCALE PROCHASKA & ASSOCIATES 3+07 ITEM VI - C MEMORANDUM DATE: May 9, 2007 TO: Planning and Zoning Commission FROM: Community Development Department) SUBJECT: Information for the May 16, 2007 Regul r Meeting CASE: 07 -023 APPLICANT: Bud Cassidy / Kodiak Island Borough REQUEST: Request a Variance, in accordance with KIBC 17.33 and 17.66.020, to allow a proposed addition to the hospital building to encroach 15.5 feet into the required 25 foot side yard setback along Rezanof Drive East. LOCATION: Hospital Subdivision, Block 1, Lot 2A ZONING: PL — Public Use Nine (9) public hearing notices were distributed on April 10, 2007. Date of site visit: May 7, 2007 1. Zoning History: The 1968 Comprehensive Plan identifies this area as Service Recreation. Ordinance 83 -30 -0 rezoned Lots 1 -3, Block 1, Hospital Subdivision to PL-- Public Use Land 2. Lot Size: 3.4acres 4. Existing Land Use: Hospital 5. Surrounding Land Use and Zoning: North: Lot 2, Block 1, Hospital Subdivision Use: Vacant Zoning: PL-- Public Use Lands South: Lot 1, Block 1, U.S. Survey 1682 & Unsubdivided Portion of U.S. Survey 1682 Use: Church, single - family residence Zoning: RRI - -Rural Residential One East: Lot 2, Block 1, Hospital Subdivision Use: Vacant Zoning: PL-- Public Use Lands Case 07- 023 /Staff Report Page 1 of 13 P & Z: May 16, 2007 ITEM VI - C West: Lots 1 and 10, Block 56, East Addition Lots 1 and 10, Block 57, East Addition Use: Single - family residences and apartment Zoning: R1 -- Single- family Residential 6. Comprehensive Plan Designation: The 1968 Comprehensive Plan depicts this area as Public and Open Space. 7. Applicable Regulations: The following sections of Title 17 (Zoning) of the Borough Code and the Kodiak Island Borough Coastal Management Program are applicable to this request: KIBC 17.66 Variances 17.66.010 Authority and purpose. The commission shall review and act upon applications for variances. Variances are provided for by the chapter for the purpose of relaxing zoning district requirements in special circumstances. 17.66.050 Approval or denial. Within forty (40) days after the fling of an application, the commission shall render its decision, unless such time limit has been extended by common consent and agreement of the applicant and the commission. A. Approval. If it is the finding of the commission, after consideration of the investigator's report and receipt of testimony at the public hearing, that the use proposed in the application, or under appropriate conditions or restrictions, meets all of the following, the variance shall be granted: 1. That there are exceptional physical circumstances or conditions applicable to the property or to Its intended use or development which do not apply generally to other properties in the same land use district; 2. That the strict application of the provisions of this title would result in practical difficulties or unnecessary hardship; 3. That the granting of the variance will not result in material damage or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety or general welfare; 4. That the granting of the variance will not be contrary to the objectives of the comprehensive plan; 5. That actions of the applicant did not cause special conditions or financial hardship or inconvenience from which relief is being sought by a variance; and 6. That granting the variance will not permit a prohibited land use in the district involved. B. Denial. If the commission finds, after consideration of the investigator' s report and receipt of testimony at the public hearing, that it cannot make all of the required findings in subsection A of this section it shall deny the variance. 17.66.060 Conditions. The commission, in granting the variance, may establish conditions under which a lot or parcel of land may be used or a building constructed or altered; make requirements as to architecture, height of building or structure, open spaces or parking areas; require conditions of operations of an enterprise; or make any other conditions, requirements or safeguards that it may consider necessary to prevent damage or prejudice to adjacent properties or detrimental to the borough. When necessary, the commission may require guarantees In such form as deemed proper under the circumstances to ensure that the conditions designated will be complied with. Case 07- 023 /Staff Report Page 2 of 13 P & Z: May 16, 2007 ITEM VI - C KIBC 17.57 Off - Street Parking 17.57.010 Off - street parking required - -In general. In all zoning districts, from the time a principal building or land use activity is erected, constructed, established, altered or enlarged, there shall be off - street parking conforming to this chapter to serve that building or use. This parking shall be available free of charge for • the use of the occupants, employees, and patrons of the building. The owners and occupants of a principal building shall be jointly and severally responsible for providing and maintaining the off - street parking serving that building or use. The off - street parking required by this chapter shall be maintained in accordance with this chapter continuously during the life of the building or use. (Ord. 90- 45- 0.2(part), 1991). 17.57.040 Off - street parldng -- Number of spaces required. A. The required number of off - street parking spaces to be provided will be determined as follows: PERMITTED USES REQUIRED OFF - STREET PARKING SPACES Doctor, dentist, and law offices and clinics I per 200 square feet of gross floor area General hospitals 1 per 500 square feet of gross floor area Intermediate care fa nursing homes, etc. ies, I per 3 patient beds based on maximum capacity B. The off - street parking requirement for a use not specif ed in this section shall be the requirement for the use specified in this section whose parking demand characteristics the community development department determines to be most similar to those of the unspecified use. C. In all cases, a minimum of three (3) spaces shall be required for each principal use in a building. D. Where a building contains more than one (I) principal use, the parking required for that building shall be the sum of the parking required for each such use. E. A parking space may meet the minimum parking requirements for more than one (1) use so long as it otherwise conforms to the requirements of this chapter for each such use and no hours of operation of any such use overlap the hours of operation of any other such use. (Ord. FY2007 -08-0 §13, 2006; Ord. 94 -26 .2. 1994; Ord. 90- 45-0 .2(part), 1991). 17.57.050 Off - street parking—Location. All parking spaces required under section 17.57.040 of this chapter shall be on the same lot as, or any contiguous lot in common ownership as the principal building or use that they serve; provided, that if the commission fmds that it is impractical to locate the spaces on such a lot, it may permit them to be located on any lot within six hundred (600) feet of the principal building or use. The lot must be in common ownership or a Long -term easement, license, or permit for use of the alternative parking shall be secured. All parking spaces required under section 17.57.040 of this chapter shall be located in a use district permitting the use which they serve. (Ord. 90-45-0 .2(part), 1991). 17.57.080 Parking area development standards — Multifamily dwellings and non - residential uses. A. All parking areas, except those for one- and two - family dwellings (see section 17.57.070 of this chapter), including any area on a lot used for vehicular circulation, storage, parking spaces, aisles, turning and maneuvering areas, driveways, and points of ingress and egress areas, shall be developed in accordance with this section. C. Surfacing and drainage. Parking areas shall be surfaced and drained so that they are free of mud and standing water, and generate a minimum amount of dust. D. Screening. I. all parking areas that adjoin a residential zoning district shall be separated from the residential zoning district along side and rear lot lines by a sight obscuring four (4) foot solid or natural barrier. E. Lighting. Any lighting associated with the parking area or the use it serves shall not produce glare on a public right -of -way or an adjacent residential zoning district. G. Maneuvering. All necessary maneuvering areas shall be provided on -site without utilizing the road right -of- way. Case 07- 023 /Staff Report Page 3 of 13 P & Z: May 16, 2007 ITEM VI - C H. Parking space and aisle dimensions. 1. parking spaces and aisle widths shall conform to the minimum dimensions set forth in table 2. TABLE 2 PARKING STALL AND AISLE DIMENSIONS Parking Angle Stall/Space Width Stoll Depth Aisle Width A B D• Parallel 20 Degree 30 Degree 45 Degree 60 Degree 70 Degree 80 Degree 90 Degree 9 feet 9 feet 9 feet 9 feet 9 feet 9 feet 9 feet 9 feet 18 feet 18 feet 18 feet 18 feet 18 feet 18 feet 18 feet 18 feet 12 feet 12 feet 12 feet 14 feet 18 feet 18 feet 24 feet 24 feet • A minimum of - 18 feet is required for two-way traffic. by the community development department. L Handicapped accessible parking. 1. all land uses that require off - street parking spaces under this title shall be required to provide off - street parking spaces for handicapped motorists. Such parking spaces shall be provided in accordance with the following requirements: a) the number of handicapped parking spaces shall be included in the total required number of parking spaces in accordance with the following table: Case 07- 023 /Staff Report Page 4 of 13 P & Z: May 16, 2007 ITEM VI - C TOTAL OFF - STREET PARKING REQUIRED PARKING FOR HANDICAPPED REQUIRED 1 to 25 0* 26 to 50 2 51 to 75 3 76 to 100 4 101 to 150 5 151 to 200 6 201 to 300 7 301 to 400 8 401 to 500 9 501 to 1000 Two percent of total parking spaces required 1001 and over 20 spaces plus 1 for each 100 spaces over 1000 *(Refer to the Americans with Disabilities Act, 42 U.S.C. paragraphs 12101 -12213 for additional requirements relating to accessible facilities.) b) all handicapped accessible parking spaces shall have a minimum width of ninety-six (96) inches. c) all required handicapped accessible parking spaces shall be designated as reserved by a sign showing the international symbol of accessibility. d) handicapped accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance of the building or use served by the parking. In parking facilities that do no serve a particular building, accessible parking shall be located on the shortest accessible route of travel to an accessible pedestrian entrance of the parking facility. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to accessible entrances. e) at least one (1) accessible route not less than thirty -six (36) inches in width shall be provided within the boundary of the site from handicapped accessible parking spaces and public streets or sidewalks to an accessible building entrance. Parking spaces and access aisles shall be level with surface slopes not exceeding 1:50 (two (2) percent) which is one (1) foot rise or fall in fifty (50) feet in all directions. 2. one (1) in every eight (8) accessible parking spaces, but not less than one (1), shall be served by an access aisle ninety-six (96) inches wide (minimum) and shall be designated "Van Accessible ". Vertical clearance over such a space must be ninety-eight (98) inches (minimum). Two (2) accessible parking spaces may share one (1) access aisle. All accessible spaces will be served by an access aisle no less than sixty (60) inches in width. 3. voluntary provision of more than the minimum number of required off - street parking does not require provision of additional handicapped parking spaces. J. Tandem or stacked parking spaces. A tandem or stacked parking space is a space that does not allow a vehicle to be moved without first moving a vehicle in another parking space. 1. the use of tandem parking spaces is only permitted for vehicles and/or equipment for sale or rent, in storage, or awaiting parts. 2. the arrangement of tandem parking spaces is limited to two (2) parking spaces in depth. 3. patron and customer use spaces may not be designed as tandem parking spaces. 4. the nonresidential land uses permitted to utilize tandem spaces will be limited to those uses that customarily park in this manner, as determined by the community development department. (Ord. 94 -26 .3, 1994; Ord. 92- 07 .2(part), 1992, Ord. 90- 45- 0.2(part), 1991; Ord. 90- 24- 0.2(part)1990). 17.57.100 Parking plan review. A. All applications for zoning compliance shall include a plan for any parking area to be constructed in conjunction with the work that is the subject of the application. The plan shall be in a form and drawn to a scale approved by the community development department. The plan shall include: Case 07- 023 /Staff Report Page 5 of 13 P & Z: May 16, 2007 ITEM VI - C 1. the exterior boundaries of the subject lot, their dimensions, and the area of the lot; 2. the location and dimensions of all buildings (proposed or existing), parking spaces, loading area, aisles, turning and maneuvering areas, driveways, sidewalks, screening as required, and points of ingress and egress to the lot; and 3. the location and dimensions of all streets and sidewalks adjacent to the lot, and the direction of traffic on such streets. B. The community development department shall review all parking area plans for conformity with this title. (Ord. 9045- O'.2(part), 1991). COASTAL MANAGEMENT APPLICABLE POLICIES Residential Development: Not Applicable to This request Commercial Development: Not Applicable to This request COMMENTS The petitioner has requested a variance to allow the addition of a Community Health Center (CHC) to the existing hospital and extended care complex. According to the petitioner's calculations, the addition of the CHC would increase the off - street parking requirement to 218 off - street parking spaces while at the same time reducing the available area in which to develop off - street parking. The hospital site is topographically constrained as indicated in prior variances pertaining to building encroachments. This constraint limits the area that is available to develop new off - street parking spaces. The parking plan attempts to gain maximum efficiency from the available parking and maneuvering areas. The standards required for a variance from dimensional or density requirements do not readily lend themselves to a parking variance request. In most cases, a parking variance is not so much related to the unique circumstances or physical features of the land as it is to the decision of the developer to build more floor area than a site is nominally able to sustain and still provide adequate off- street parking and maneuvering. In the case of many private sector developments this thinking may be simply be an extension of the desire to achieve maximum economic return or to utilize a site that the developer happens to own rather than acquiring a more suitable location. These motivations generally do not apply to this request in quite the same way as the hospital facility and extended care center is a one -of -a -kind facility in the community. Co- locating the CHC on this site will be a benefit to the community by leveraging the ability to share certain health community resources which would not be possible if the CHC were built at another separate and distinct location. That being said, staff should point out that the petitioners did have a conforming parking plan that was approved by staff a number of months ago. The principal difference between that plan and the current plan requiring the parking variance is that the rear line of parking along the retaining wall proposed now to remain as parallel parking. In the prior plan, that line of parking was proposed to be angle parking and the access drive along that area was designated to be one -way only. While this may have reduced the convenience of vehicle movement and eliminated the prospect of vehicles entering the emergency room entrance or front entrance from Chichenof Street, it did provide for Case 07- 023 /Staff Report Page 6 of 13 P & Z: May 16, 2007 ITEM VI - C many additional off - street parking spaces. This parking design was not approved by the Architectural Review Board, hence requiring this parking variance to be requested. While it may be in the best interest of the community to consider the grant of the parking variance in this case, staff believes that there are additional efforts that could be made to improve the parking situation related to the hospital. If it is the will of the Commission to grant a variance in this case, it may be prudent to require additional parking review based upon a complete review of the proposed floor plans and all occupancies to be located on the site. The existing parking calculations are based upon cumulative parking calculations contained in the property file for this site. Staff does not have the highest level of confidence in those numbers based upon the discrepancies that often arise between what is often proposed for a site in terms of use and what is ultimately developed there over time. It wouldn't hurt to go back over the complete floor plan of existing and proposed occupancies to do a more thorough parking calculation. Parking design is in some ways a planning and design specialty unto itself. A parking management plan is another alternative that should be considered by the Commission as a way to ensure that a shortage of off- street parking spaces does not adversely affect the utility and convenience of the facilities. While it may seem like a necessary step to grant the parking variance on practical grounds, in the long term the Commission will not be doing the community a favor if the combined hospital, extended care center and CHC are inconvenient for the public to use due to lack of adequate off- street parking and maneuvering. A parking management plan would study the actual use characteristics of the facility, over time, to identify how the public is gaining access to the facility such as ambulance trips, pedestrian and bicycle trips, transit stops, and vehicle trips (including taxi cab usage). This data might suggest certain site plan or parking plan improvements related to the proposed addition, that might encourage fewer privately owned vehicle trips in favor of the altematives. The fire marshal has commented on this variance and indicated that a couple of parking spaces indicated on the site plan cannot be used to due fire access concerns. It therefore appears that the parking variance would actually be for 190 spaces instead of 192 spaces to serve the hospital complex instead of the 218 spaces nominally required by the code. RECOMMENDATION Staff believes that this request does meet all the conditions necessary, as reflected in the findings of fact, for a variance to be granted under Chapter 17.66 (Variance) of the Borough Code. Case 07- 023 /Staff Report Page 7 of 13 P & Z: May 16, 2007 ITEM VI - C APPROPRIATE MOTION Should the Commission agree with the staff recommendation, the appropriate motion is: Move to grant a variance; in accordance with KIBC 17.66, in order to allow 190 off - street parking spaces to serve the hospital, long -term care facility and proposed community heath center where 218 off- street parking spaces are required by KIBC 17.57, a variance of 28 off- street parking spaces, subject to conditions of approval, and to adopt the Findings of Fact in the Staff Report dated May 9, 2007 as Findings of Fact for Case No. 07 -023. Staff recommends that the preceding motion be APPOVED. CONDITION OF APPROVAL 1. The petitioner shall develop a parking management plan that will identify the expected number of average daily trips (ADT) to and from the hospital complex as proposed in the site plan. Based on this data, the petitioner will propose alternate improvements to the parking plan which will satisfy the unmet need for an additional 28 off - street parking spaces. This plan shall be submitted for review and approval by the Planning and Zoning Commission prior to issuance of a Certificate of Occupancy for the proposed CHC addition. The plan may include, but is not limited to, pedestrian improvements, bicycle racks, transit stops, taxi stands, carpooling incentives or any other improvements that will encourage a long -term reduction in average daily vehicle trips to the hospital complex by employees or public utilizing personally owned vehicles (POV's). FINDINGS OF FACT 17.66.050 A.1.Exceptional physical circumstances or conditions applicable to the property or intended use of development, which generally do not apply to other properties in the same land use district. The property is topographically constrained as evidenced by the considerable terracing that has been done to provide developable area for the current hospital and care center. (See attached digital images for examples of this observation) The terracing is most notable along the north side of the property (below the city cemetery) and along the side lot line adjoining Rezanof Drive East. Both of these areas are supported with extensive retaining wall structures. The intended use of the development is unique to this site. The proposal to construct a Community Health Center (CHC) that adjoins the hospital is proposed because that will allow the CHC to leverage facility and organizational resources that have already been developed by Case 07- 023 /Staff Report Page 8 of 13 P & Z: May 16, 2007 ITEM VI - C the community. No other conforming site can offer this kind of synergy or economy -of -scale to benefit the Kodiak community. 17.66.050 A.2.Strict application of the zoning ordinances would result in practical difficulties or unnecessary hardships. Disturbance of the retaining wall structures and additional excavation would be prohibitively expensive to the community. This fact makes development of additional parking on the upper side of the hospital building infeasible. Development on the downhill side of the complex, as proposed, appears to be the only practical option which further reduces the availability of additional parking. Although it did not provide the most desirable traffic circulation and maneuvering pattern, the petitioner did have a conforming alternative which provided the required number of parking spaces. Albeit this was accomplished with a one -way circulation pattern for a portion of the site along the uphill side retaining which would have allowed for angle parking instead of parallel parking. If the variance is granted it should be predicated upon a parking management plan which would require data on actual site use characteristics associated with the hospital, long -term care center and proposed CHC uses. Based on this data, certain improvements may be suggested which would provide an off -set for vehicle trips such as additional pedestrian and bicycle improvements, transit improvements or designated taxi stand locations. 17.66.050 A.3.The granting of the variance will not result in material damages or prejudice to other properties in the vicinity nor be detrimental to the public's health, safety and welfare. Because Kodiak is an isolated community with only one hospital, it is hard to compare this project with other similarly situated private sector properties within a given zoning district. Any hardship or practical difficulty presented by this particular project which cannot be resolved through this or other zoning based processes will have an impact on all borough residents. As indicated in Standard #2 above, a parking management plan specifically referencing ways to minimize vehicle trips to the hospital complex should be considered to ensure that off -site overflow parking situations do not occur which would require the use of on- street curb space along Rezanof Drive or in the adjoining residential areas. In addition, the granting of the variance should not result in long -term inconvenience to the public as a result of the addition of the CHC to the hospital complex. 17.66.050 A.4.The granting of the variance will not be contrary to the objectives of the Comprehensive Plan. The Kodiak Island Borough hospital complex, currently operated as the Providence Kodiak Island Medical Center, is "the" designated regional hospital for the entire borough. This location has been determined and confirmed during the review process that preceded the last major expansion of the hospital facility. Case 07- 023 /Staff Report Page 9of13 P & Z: May 16, 2007 ITEM VI - C 17.66.050 A.5.That actions of the applicant did not cause special conditions or financial hardship from which relief is being sought by the variance. The Planning and Zoning Commission will consider this request for variance and make a decision whether to grant relief prior to the initiation of any development activities. This is not an "after- the -fact" variance request. 17.66.050 A.6.That the granting of the variance will not permit a prohibited land use in the district involved. Hospitals are a permitted use in the PL- Public Use Land zoning district, subject to a site plan review before the KIB Planning and Zoning Commission. Case 07- 023 /Staff Report Page 10 of 13 P & Z: May 16, 2007 ITEM VI - A PHOTOGRAPHS View of proposed building construction area. Guardrail is approximate location of property line. 4 Care Center 4 Si (:link View of retaining wall along Rezanof Drive East. Maximum height of wall is estimated to be about 20 feet at the highest point. Case 07- 023 /Staff Report Page 11 of 13 P & Z: June 20, 2007 ITEM VI - A Another view of the retaining wall and topography along Rezanof Drive East. Note that the hospital site is substantially grade separated from the level of the road. Oblique view of the substantial retaining wall on the uphill side of the site. Case 07- 023 /Staff Report Page 12 of 13 P & Z: June 20, 2007 ITEM VI - A Another view of the retaining wall. Note that the City of Kodiak Cemetery is located just beyond the crest of the hill. 1• rw - l ••••• jp, .. • IV' /tom ir-, H' • r••f, Per. Orr. t'• ►-',' r•- ►^rr BPS+ ►•'r- ow-. r•.. r"•' - Ai ., rrrl• r- r-+- fr .F /.r lr!'•rP or-,- �. __ « - y '- A^ O.^ I°^- r-•^ Ir-T' IPIeI /rriF : t■••• r - rr+- wrr /v" r►or rant 1 p.• ilrAs R7" /'•r► rr ' Ry !r'.: - " /.■• r...• /:- r-rr R-' ►'-, r..r trim !r^' ►'r.7" or, !rl P,- P' r P w-' r -„ r^,.7 r.,KR wM" r--' w -'• r �+• pm Orr. !rr• r- .�^ rr^r� l ' IDr' Irrr' or," - � �s _PI r ^" lc"-- ryr woo r^^ R"r' r^•--' r-- ■ Jrnrairor 1r" Pr-* or- Pr- P"- r+.... p.m Jr-. r-^' r— r-- v/111jire pr-7- I^s P F-7•7 J'- !r, p ' r- tiginfir, r^ c R^' Irv": p - - I"-'•; r'- r^- - r r - 7agrriforr Pr , Irr"' I'^` P"pr !'^.r r - . r - - ' WV WV IIT! 'err /F^-T7 R7d! "TV IC!! r . . . r .. . lM pin IIART OPT: ear/rers XVV. Mr" re's "' r• r-- !a lenity ter. wr9 /Rr7 ',err OrrEr efrf! L!•' s ►r - r -. • r . .-P eda` y ari t'..• me, "mg JO". . re• r+'.!JarlJA ^1--•r r•-- 1!r ► r ti • Rt P... Prre 1H l"i ^r... t..�...... rrrl Rnr*+ tort rrr!r r.,., r-- r •cam+. r-. rrr. r-- �--• Ir'^ 1 ^ ."r.-. ..-..• - r.._ rr-- p-- r-.- f -- r --- - • r-^ r rn•- ■- - ^• �......- .....• • r.e- . ..- r m, r r • F r-- r- 7- •— - ea wear IaC17 Ir!r " r. r „-- Frr- ac„ MOT Iry err7 r..' r r p r'-.• r Perpendicular view of the uphill retaining wall. The wall varies in height but averages about 25 feet in height overall. Case 07- 023 /Staff Report Page 13 of 13 P & Z: June 20, 2007 KoDIAK ISLAND BOROL%H COMMUNITY DEVELOPMENT DEPARTMENT 710 Mill Bay Road, Kodiak, Alaska 99615 Public Hearing Item VI -A PUBLIC HEARING NOTICE A public hearing will be held on Wednesday, June 20, 2007. The meeting will begin at 7:30 p.m. in the Borough Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska, before the Kodiak Island Borough Planning and Zoning Commission, to hear comments if any, on the following request: CASE: APPLICANT: AGENT. REQUEST: LOCATION: ZONING: 07 -023 Kodiak Island Borough Bud Cassidy, Engineering & Facilities Director A Variance, according to KIBC 17.66, in order to allow 192 off- street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off- street parking spaces. Hospital Subdivision, Block 1, Lot 2A. 1915 E. Rezanof Dr. PL- Public Lands This notice is being sent to you because our records indicate you are a property owner /interested party in the area of the request. If you do not wish to testify verbally, you may provide your comments in the space below, or in a letter to the Community Development Department prior to the meeting. If you would like to fax your comments to us, our fax number is: (907) 486 -9396. If you would like to testify via telephone, please call in your comments during the appropriate public hearing section of the meeting. The local call -in telephone number is 486 -3231. The toll free telephone number is 1 -800 -478 -5736. One week prior to the regular meeting, on Wednesday, June I3, 2007 a work session will be held at 7:30 p.m. in the Kodiak Island Borough Conference Room ( #121), to review the packet material for the case. Kodiak Island Borough Code provides you with specific appeal rights if you disagree with the Commission's decision on this request. If you have any questions about the request or your appeal rights, please feel free to call us at 486 -9363. Your Name: Mailing Address: Your property description: Comments: 41 Pr1Y1'. -maded 5- 15-07 Current Location 1915 E. Rezanof Dr. Agenda Item # VI A P & Z Case # 07 -023 Kodiak Island Borough Request a Variance, accordir KIBC 17.66, in order to allow 192 off - street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off - street parking spaces. The location is Hospital Subdivision, Block 1, Lot 2A, and it is zoned PL- Public Lands. N s E 0 290 580 Feet I 1 1 1 Map prepared for the purpose of showing the General location of the Kodiak Urban area. June, 2005. Alaska Highway System, GPS centerline data, National Highway System, Highways, Roads, Streets., Alaska D.O.T. Sept. 2002 Contour information:USGS Digital Elevation Model Kodiak, Alaska. 50 foot intervals, Scale is 1:63,360 Created in ArcGIS 9, NAD 27, State Plane 5 Parcel information is taken from selected fields in the current computerized property records in the Assessing Dept. This data has not been reconciled with dala contained in manual files which may be more up -to -date. Kodiak Island Borough Community Development Department. DAYTON & JENNIFER WANDERSEE 3600 SITKINAK KODIAK, AK 99615 CHARLES PEARMAN PO BOX 8782 KODIAK, AK 99615 FIELDS RENTALS INC DEWITT & WANDA FIELDS PO BOX 25 KODIAK, AK 99615 THOMAS & PATRICIA TROSVIG 11132 LAKE ORBIN CR KODIAK, AK 99615 KODIAK VENTURES, INC. PO BOX 1066 KODIAK, AK 99615 MK ENTERPRISES, LLC PO BOX 2338 KODIAK, AK 99615 MILDRED MULLER TRUST P.O. BOX 882 KODIAK, AK 99615 REDEMPTION, INC. PO BOX 125 KODIAK, AK 99615 CHARLES GARCIA ETAL 1812 CHICHENOFF ST KODIAK, AK 99615 WALTER & MARY MCFARLAND P.O. BOX 2774 KODIAK, AK 99615 WILLIAM BULEN 5645 E. 911-1 ST TUSCON, AZ 85711 CITY OF KODIAK P.O. BOX 1397 KODIAK, AK 99615 LAIDLAW TRANSIT INC 144 RAILROAD AVE STE 310 EDMONDS, WA 98020 JAY T JOHNSTON ETAL PO BOX 433 KODIAK, AK 99615 COASTAL DANE, LLC 1914 MILL BAY RD KODIAK, AK 99615 SUNG KIM P.O. BOX 769 KODIAK, AK 99615 WALTER & CATHERINE LOEWEN 1818 CHICHENOF ST KODIAK, AK 99615 JAMES & DOROTHY CHAPMAN 1814 CHICHENOFF KODIAK, AK 99615 BRIAN & JACQUELINE MULLEN 1815 SIMEONOF ST KODIAK, AK 99615 PATRICK KREIGH ETAL 1813 SIMEONOF ST KODIAK, AK 99615 WOM AMER BAPTIST MISSION 1944 E REZANOF KODIAK, AK 99615 KODIAK METALS & SUPPLY CO 2018 MILL BAY RD KODIAK, AK 99615 VERLIN & SANDRA PHERSON 114 BANCROFT ST KODIAK, AK 99615 JOHN & SUZANNE DONAT 1918 MILL BAY RD KODIAK, AK 99615 KENNETH WARNER 1720 MILL BAY RD KODIAK, AK 99615 ANTRIL SUYDAM PO BOX 257 MUKILTEO, WA 98275 STEVEN & PATRICIA PRUITT 1816 CHICHENOF ST k6 KODIAK, AK 99615 STEPHEN & LAVONNE DRYDEN 1817 SIMEONOFF ST KODIAK, AK 99615 LOLA HARVEY 2808 ASPEN DR ANCHORAGE, AK 99517 JERRY & SARAH BABBITT 1816 SIMEONOFF KODIAK, AK 99615 . JUSTIN HORN PO BOX 8933 KODIAK, AK 99615 FRONTIER BAPTIST CHURCH P.O. BOX 392 KODIAK, AK 99615 SANDRA VINBERG 1810 SIMEONOFF ST KODIAK, AK 99615 MARK WITHROW ETAL 1818 E REZANOF DR KODIAK, AK 99615 ALEX KLEMZAK PO BOX 3152 KODIAK, AK 99615 ANGELITO & ADELAIDA LLAVE 1812 SIMEONOFF ST KODIAK, AK 99615 PENELOPE BEES P O BOX 3753 KODIAK, AK 99615 KODIAK ISLAND BOROUGH 710 MILL BAY RD KODIAK, AK 99615 JAMES & SHARONMAJOR P.O. BOX 532 KODIAK, AK 99615 RICHARD GREENE P O BOX 2124 KODIAK, AK 99615 MARX & JENNIFER VICKSTROM PO BOX 318 KODIAK, AK 99615 Kodiak Island Borough Engineering and Facilities Department 710 Mill Bay Road Kodiak, Alaska 99615 Phone (907) 486 -9343 Fax (907) 486 -9394 bcassidvQ*ib.co.kodiak,ak.us May 9, 2007 Duane Dvorak, Acting Director Community Development Department '710 Mill Bay Road Kodiak, AK 99615 Re: Variance of Parking Requirements — Community Health Center We request that the parking stall variance that we requested to be reviewed and acted upon by the commission at the May 16 regular meeting be postponed until the June P &Z meeting. We have just received a new parking lot design that increases the number of parking spaces. Upon staff review, we will forward it to your office for review. Should you have any questions, let me know. Sincerely, ,sce„. Bud Cassidy, Director Engineering and Facilities Department cc: Woody Koning, Incoming Engineering and Facilites Director. Current Locatior 1915 E. Rezanof L1. Agenda Item # VI B P & Z Case # 07 -023 Kodiak Island Borough Request a Variance, accordinf- KIBC 17.66, in order to allow 192 off - street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off - street parking spaces. The location is Hospital Subdivision, Block 1, Lot 2A, and it is zoned PL- Public Lands. 0 I f W E 285 I f 570 Feet 1 Map prepared for the purpose of showing the General location of the Kodiak Urban area. June, 2005. Alaska Highway System, GPS centerline data, National Highway System, Highways, Roads, Streets., Alaska D.O.T. Sept. 2002 Contour information:USGS Digital Elevation Model Kodiak, Alaska. 50 foot intervals, Scale is 1:63,360 Created in ArcGIS 9, NAD 27, State Plane 5 Parcel information is taken from selected fields in the current computerized property records in the Assessing Dept. This data has not been reconciled with data contained in manual files which may be more up -to -date. Kodiak Island Borough Community Development Department. KODIAK ISLAND BOROOvGH COMMUNITY DEVELOPMENT DEPARTMENT 710 Mill Bay Road, Kodiak, Alaska 99615 Public Hearing Item VI -B PUBLIC HEARING NOTICE A public hearing will be held on Wednesday, May 16, 2007. The meeting will begin at 7:30 p.m. in the Borough Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska, before the Kodiak Island Borough Planning and Zoning Commission, to hear comments if any, on the following request: CASE: APPLICANT: AGENT: REQUEST: LOCATION: ZONING: 07 -023 Kodiak Island Borough Bud Cassidy, Engineering & Facilities Director A Variance, according to KIBC 17.66, in order to allow 192 off- street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off - street parking spaces. Hospital Subdivision, Block 1, Lot 2A. 1915 E. Rezanof Dr. PL- Public Lands This notice is being sent to you because our records indicate you are a property owner /interested party in the area of the request. If you do not wish to testify verbally, you may provide your comments in the space below, or in a letter to the Community Development Department prior to the meeting. If you would like to fax your comments to us, our fax number is: (907) 486 -9396. If you would like to testify via telephone, please call in your conunents during the appropriate public hearing section of the meeting. The local call-in telephone number is 486 -3231. The toll free telephone number is 1- 800 - 478 -5736. One week prior to the regular meeting, on Wednesday, May 9, 2007 a work session will be held at 7:30 p.m. in the Kodiak Island Borough Conference Room ( #121), to review the packet material for the case. Kodiak Island Borough Code provides you with specific appeal rights if you disagree with the Commission's decision on this request. If you have any questions about the request or your appeal rights, please feel free to call us at 486 -9363. Your Name: Mailing Address: Your property description: Comments: 4 t QtIYl'S - monied H-10-07 DAYTON & JENNIFER WANDERSEE 3600 SITKINAK KODIAK, AK 99615 CHARLES PEARMAN PO BOX 8782 KODIAK, AK 99615 FIELDS RENTALS INC DEWITT & WANDA FIELDS PO BOX 25 KODIAK, AK 99615 THOMAS & PATRICIA TROSVIG 11132 LAKE ORBIN CR KODIAK, AK 99615 KODIAK VENTURES, INC. PO BOX 1066 KODIAK, AK 99615 MK ENTERPRISES, LLC PO BOX 2338 KODIAK, AK 99615 MILDRED MULLER TRUST P.O. BOX 882 KODIAK, AK 99615 REDEMPTION, ENC. PO BOX 125 KODIAK, AK 99615 CHARLES GARCIA ETAL 1812 CHICHENOFF ST KODIAK, AK 99615 WALTER &MARY MCFARLAND P.O. BOX 2774 KODIAK, AK 99615 WILLIAM BULEN 5645 E. 9TH ST TUSCON, AZ 85711 CITY OF KODIAK P.O. BOX 1397 KODIAK, AK 99615 LAIDLAW TRANSIT INC 144 RAILROAD AVE STE 310 EDMONDS, WA 98020 JAY T JOHNSTON ETAL PO BOX 433 KODIAK, AK 99615 COASTAL DANE, LLC 1914 MILL BAY RD KODIAK, AK 99615 SUNG KIM P.O. BOX 769 KODIAK, AK 99615 WALTER & CATHERINE LOEWEN 1818 CHICHENOF ST KODIAK, AK 99615 JAMES & DOROTHY CHAPMAN 1814 CHICHENOFF KODIAK, AK 99615 BRIAN & JACQUELINE MULLEN 1815 SIMEONOF ST KODIAK, AK 99615 PATRICK KREIGH ETAL 1813 SIMEONOF ST KODIAK, AK 99615 WOM AMER BAPTIST MISSION 1944 E REZANOF KODIAK, AK 99615 KODIAK METALS & SUPPLY CO 2018 MILL BAY RD KODIAK, AK 99615 VERLIN & SANDRA PHERSON 114 BANCROFT ST KODIAK, AK 99615 JOHN & SUZANNE DONAT 1918 MILL BAY RD KODIAK, AK 99615 KENNETH WARNER. 1720 MILL BAY RD KODIAK, AK 99615 ANTRIL SUYDAM PO BOX 257 MUKILTEO, WA 98275 STEVEN & PATRICIA PRUITT 1816 CHICHENOF ST #6 KODIAK, AK 99615 STEPHEN & LAVONNE DRYDEN 1817 SIMEONOFF ST KODIAK, AK 99615 LOLA HARVEY 2808 ASPEN DR ANCHORAGE, AK 99517 JERRY & SARAH BABBITT 1816 SIMEONOFF KODIAK, AK 99615 O? -023 JUSTIN HORN PO BOX 8933 KODIAK, AK 99615 FRONTIER BAPTIST CHURCH P.O. BOX 392 KODIAK, AK 99615 SANDRA VINBERG 1810 SIMEONOFF ST KODIAK, AK 99615 MARK WITHROW ETAL 1818 E REZANOF DR KODIAK, AK 99615 ALEX KLEMZAK PO BOX 3152 KODIAK, AK 99615 ANGELITO & ADELAIDA LLAVE 1812 SIMEONOFF ST KODIAK, AK 99615 PENELOPE HEES P 0 BOX 3753 KODIAK, AK 99615 KODIAK ISLAND BOROUGH 710 MILL BAY RD KODIAK, AK 99615 JAMES &SHARONMAJOR P.O. BOX 532 KODIAK, AK 99615 RICHARD GREENE PO BOX 2124 KODIAK, AK 99615 MARK & JENNIFER VICKSTROM PO BOX 318 KODIAK, AK 99615 Bud Cassidy Kodiak Island Borough 710 Mill Bay Road Kodiak, AK 99615 Kodiak Island Borough Community Development Department 710 Mill Bay Road Room 205 Kodiak, Alaska 99615 Phone (907) 486 -9363 Fax (907) 486 -9396 www.kib.co.kodiak.ak.us April 10, 2007 Re: Case 07 -023. Request a Variance, according to KIBC 17.66, in order to allow 192 off- street parking spaces to serve the hospital and long term care facility where 218 off - street parking spaces are required by KIBC 17.57, a variance of 26 off - street parking spaces. Dear Mr. Cassidy: Please be advised that the Kodiak Island Borough Planning and Zoning Commission has scheduled the case referenced above for Public Hearing at their May 16, 2007 regular meeting. This meeting will begin at 7:30 p.m. in the Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska. Attendance at this meeting is not mandatory but recommended. One week prior to the regular meeting, on Wednesday, May 9, 2007 at 7:30 p.m. in the Borough Conference Room ( #121), the Commission will hold a packet review work session for the purpose of reviewing packet materials and staff summaries of cases scheduled for the regular meeting. The public is welcome to attend the packet review work session; however, the work session is not for the purpose of receiving public testimony. Applicants who wish to present testimony and/or evidence related to their case should appear at the Public Hearing during the Regular Meeting and present such information in person. Please contact the Community Development Department at 486 -9363 if we can answer any outstanding questions or provide additional information. In advance, thank you for your cooperation. Sincerely, dkleA_C2a Sheila Smith, Secretary Community Development Department Kodiak Island Borough E X P E N . S E A D J U S T M E N T DATE 'ciC /2�G� 7 Explain: 0 V 4 /&_ 10g1/142-4-- - ateGi `1e /C/ 3c___. /7 f'j - tcravreedr /''- �ei�,l v 9212/6 ®. rte Pla✓ "twee." ac X/dc 33.610 4-ii d n n a/1/4 /4a/ f, 0 Prepared By: .a<- ?4,00.4 c , Approved By Use this form to adjust expend tQires only, i.e. charge another rpartment for items, correct errors, etc. When correcting errors, please pro de information or source document where the error occurred. FUND DEPT 'ACCOUNT NUMBER INCREASE DECREASE j /00 I I Q L > J — /66 I 4-4.6 7 d q V- //6 Zso 100 O0c .�z = .200 /.�. S'°d 7 -VSD - /r 6 /SO Explain: 0 V 4 /&_ 10g1/142-4-- - ateGi `1e /C/ 3c___. /7 f'j - tcravreedr /''- �ei�,l v 9212/6 ®. rte Pla✓ "twee." ac X/dc 33.610 4-ii d n n a/1/4 /4a/ f, 0 Prepared By: .a<- ?4,00.4 c , Approved By Use this form to adjust expend tQires only, i.e. charge another rpartment for items, correct errors, etc. When correcting errors, please pro de information or source document where the error occurred. veneral Notes: KODIAK COMMUNITY HEALTH CENTER PROVIDENCE KODIAK ISLAND MEDICAL CENTER 1915 E. REZANOF DRIVE KODIAK, ALASKA ET PARKING FIGURES: N LOT PARKING EASY LOT PAM. .,s5-111,,NNO. WEST LOT PARNING F.,,,41cO1;.,LLOT PARKING 35 STALLS NAMED 30 STALLS MARKED ?I STALLS POSSIBLE (WILDING ROOMS) 11 STALLS 101 STALES (NOT COUNTING MST.. SOWN EDT) PROPOSED TOTAL STALLS: 01u15 OPAoT S5187 IL Ma - -A'INCNw 0PS 0 �FW1rt A 1 ur 0" C wE CENTER ENTRY) wa POSSIBLE (W CHANGE) STALES (27 m 1 0OURIN0 0015100 50010 101) REPRODUCMIN - 1)00 000NIEN1 AND TVE IN002I10 N WNTNNEO HEREIN KAY HOT BE REPRODUCED OR EXCERPTED ERN 'MIHOO) THE EMPRESS WRITTEN PERM.0N Cf PROCHA5141 5 A550001ES UNAU0HOR ED COPIWG, 015CLOFIRE OR CONS-1000110H 115E ARE PRCH3IED BY WPYRO1T IAN. ©CCP.GHT 2005 PROCHASKA ! ASSOCIATES. NC. NEW SOUTH LOT CONSTRUCTION PROJECT NEW SOUTH Ts (INCLUDES INC) TOT. STALLS AWILABLE AFTER SOUTH LOT CONS1RUCTION PA „ > ZONING CODE (0/D ADDBDN) Na DRAW NEW PARKING REQUIRED FOR NEW CLINIC FACILITY ONLY Txw 3wY /SrArl YOUL STALLS REQUIRED FOR CLINIC ADDITION + 57 STALLS + 07 STALLS ON PROPERTY 203 STALLS ON PROPERTY 185 STALLS Planning Architecture Engineering Prochaska & Associates Interiors de Facility Management . (802) 334-0783 Q 002) 334--03.2 TOTAL NEW PARKING STALLS REWIRED ASTER AWN (155 + 33) 218 STALLS IsrAu SHDR11.AL.- 210 - 203-Is 8521121 PARKING LAYOUT PLAN SOUTH SITE DEVELOPMENT SOUTH SITE LAYOUT PLAN SCALE 1' = 20. -0' 65% CONSTRUCTION DOCUMENTS TRUE NORTH NOT FOR CONSTRUCTION 55-14 -01 Project No. 1IC /CK CAE CAP vr /55 - - -- - - -" -- - - --- -" - L J 1 B.N. ATOP B.C. 11011. EL.-115.11 CH'OHENOF S1REEI. I I I ;120;121:122 ■ 1 FUEL CONNECTION M.H. 9> 188 LO1 1 19 MONO� S� �REE-t" L0� 10 30 31 32 33 34 35 36 37 38 39 4 UPI icyww�e, 6 1 EET PARKING FIGURES: RTH LOT PARKING G EAST LOT PARKING EXISTING WEST LOT PARKING EXISTING CENTER LOT PARKING EXISTING PARKING STALL COUNT NEW SOUTH LOT CONSTRUCTION PROJECT: NEW SOUTH LOTS (INCLUDES 2HC) TOTAL STALLS AVAILABLE AFTER SOUTH LOT CONSTRUCTION PARKING REQUIRED BY KIB ZONING CODE (W /0 ADDITION) (PER EXISTING DRAWING) NEW PARKING REQUIRED FOR NEW CLINIC FACILITY ONLY: 6,438 gsf NEW CONSTRUCTION / 200SF /STALL 1,500 gsf RENOVATION / 200SF /STALL TOTAL STALLS REQUIRED FOR CLINIC ADDITION 35 STALLS MARKED 38 STALLS MARKED 17 STALLS POSSIBLE (BUILDING REMAINS) 11 STALLS POSSIBLE 101 STALLS (NOT COUNTING EXIST. SOUTH LOT) + 87 STALLS 188 STALLS 185 STALLS 33 STALLS 8 STALLS (INCL. IN ORIGINAL 155) 33 STALLS TOTAL NEW PARKING STALLS REQUIRED AFTER ADD'N (185 + 33) 218 STALLS SOUTH SITE LAYOUT PLAN SCALE: 1" = 20' -0" INI to TRUE NORTH 82 PROPOSED TOTAL STALLS: 35 (NO CHANCE — INCLUDES AMBULANCE BAY) 46 STALLS POSSIBLE (ADD 8 — INCLUDES ENTRY CANOPY) 24 (ADD 7 AT NW CORNER — INCL. 1 0 DOCK & 1 ® CARE CENTER ENTRY) 11 STALLS POSSIBLE (NO CHANGE) 116 STALLS (NOT COUNTING EXISTING SOUTH LOT) + 87 STALLS ON PROPERTY 2D3 STALLS ON PROPERTY 33 STALLS STALL SHORTFALL = 218 — 203 =15 STALLS General Notes: A P P R O V E D BY OWPER'S REPRESENTATNE DATE KODIAK COMMUNITY HEALTH CENTER PROVIDENCE KODIAK ISLAND MEDICAL CENTER 1915 E. REZANOF DRIVE KODIAK, ALASKA REPRODUCTION - THIS DOCUMENT AND THE INFORMATION CONTAINED HEREIN MAY NOT BE REPRODUCED OR EXCERPTED FROM WITHOUT THE EXPRESS WRITTEN PERMISSION OF PROCHASKA & ASSOCIATES. UNAUTHORIZED COPYING, DISCLOSURE OR CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW. © COPYRIGHT 2006 PROCHASKA & ASSOCIATES, INC. gss Planning Architecture Engineering Prochaska & Associates Interiors & Facility Management 11317 Chicago Circle Omaha, Nebraska 68154 -2633 Phone: (402) 334 -0755 Pox (402) 334 -0668 E —Mop: moEOproohoska.ue PARKING LAYOUT PLAN SOUTH SITE DEVELOPMENT 65% CONSTRUCTION DOCUMENTS NOT FOR CONSTRUCTION Date: Designed By. Drown By Checked By 5 -14-07 Project No. 061003 JJC /CAF CAF CAF C1.la r t'iLJ i vi PROPANE TANK FIRI= ISE General Notes: SYM CONC. CONC. STEPS OVERHANG FUEL TANK FUEL, - TAINME -. , F FIB U�1t MONITORING !'E' L I TOP EL. 94.30 TOP-EL-95; 1 X8 :79 9/ .:=89.83 CONC. ASPH. .b. M.H. 'TOP EL, LE. S.! 90.44,' I.E. AC 90.57 0 UNDERGROUND ELECTRIC CONC. T S. s 9. C.O. APPROXIMATE LOCATION SAN. SEW. LINE FROM HOSP. MAINTENANCE PLANS o FUEL CONNECTION M.H. TO 9_ ASPHALT PAVEMENT WITH CONCRETE C.B. GRATE 9 ' S.D. M.H! I TOP 4.E 91.2 ; p1,3 . 97.77 N.W.- 91.28 ; 11" ! STCIR!A .' S. 92809 HOSPITAL ADDITION ASPHALT PAVEME C.O. 0 I.E. 88.4 (R.) --CONC. RAMP VERTICAL PROPANE ELECTRICAL TANKS FEED HOSPITAL BUILDING NEW CONCRETE SID NEW CONC ETE SID ANDICAP RAMP NEW CON EXISTING 4. ®® 4� NE "CRETE ,SIDo'P LK —. j?LsICATE EXISa ING LIGHT POLES NG CURB CUT NEW ASPHALT PARKING LOT C.O. 0 I.E. 84.5 (R.) PHALT PARKING LOT F PAYED S RFACE OWNER'S Ktf KtStN'IAIIVE DATE i KODIAK COMMUNITY HEALTH CENTER PROVIDENCE KODIAK ISLAND MEDICAL CENTER 1915 E. REZANOF DRIVE KODIAK, ALASKA ET PAR <I \G FIGURES: EXISTIN NORTH LOT PARKING EX . NG EAST LOT PARKING EXISTING WEST LOT PARKING EXISTING CENTER LOT PARKING EXISTING PARKING STALL COUNT PROPOSED TOTAL STALLS: 35 STALLS MARKED 38 STALLS MARKED 29 STALLS POSSIBLE (BUILDING REMAINS) 11 STALLS POSSIBLE 35 (NO CHANGE — INCLUDES AMBULANCE BAY) 46 STALLS POSSIBLE (ADD 7 — INCLUDES ENTRY CANOPY) 29 (NO CHANGE — INCLUDES 1 © DOCK) 11 STALLS POSSIBLE (NO CHANGE) 121 STALLS (NOT COUNTING EXISTING SOUTH LOT) REPRODUCTION - THIS DOCUMENT AND THE INFORMATION CONTAINED HEREIN MAY NOT BE REPRODUCED OR EXCERPTED FROM WITHOUT THE EXPRESS WRITTEN PERMISSION OF PROCHASKA & ASSOCIATES. UNAUTHORIZED COPYING, DISCLOSURE OR CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW. © COPYRIGHT 2006 PROCHASKA & ASSOCIATES, INC. \EW SOJTH LOT CO \STR,CTIO\ PROJ Planning Architecture Engineering Prochaska & Associates Interiors & Facility Management NEW SOUTH LOTS (3HC +6 + 31 + 25) TOTAL STALLS AVAILABLE AFTER SOUTH LOT CONSTRUCTION + 87 STALLS 200 STALLS PARKING REQUIRED BY KIB ZONING CODE 185 STALLS (PER EXISTING DRAWING) NEW PARKING REQUIRED FOR NEW CLINIC FACILITY ONLY: 6,438 gsf NEW CONSTRUCTION / 200SF /STALL 1 ,500 gsf RENOVATION / 200SF /STALL TOTAL STALLS REQUIRED FOR CLINIC ADDITION + 87 STALLS ON PROPERTY 208 STALLS ON PROPERTY 11317 Chicago Circle Omaha, Nebraska 68154-2633 Phone: (402) 334 -0755 Fax: (402) 334 -0868 E —Mail: mail®prochaska.us 33 STALLS 8 STALLS (INCL. IN ORIGINAL 185) 33 STALLS TOTAL NEW PARKING STALLS REQUIRED AFTER ADD'N (185 + 33) 218 STALLS 33 STALLS PARTIAL SITE PLJAN SOUTH SITE LAYOUT PARTIAL SITE PLAN NEW SOUTH PARKING LOT SCALE: 1" = 20' - -On DEVELOPMENT TRUE NORTH NOT FOR CONSTRUCTION Date: Designed By Drawn By Checked By: 4 -4 -07 Project No. JJC /CAF CAF CAF 061003 General Notes: B.M. ATOP B.C. MON. EL.- 115.11 123 124 129 130 S.D. .H. TOP EL 110.64 LE. S.M. 103.06 0 LE. 5.E 103.16 134 09.65 LE. S.E 104.40 LE N.M. 104.52 •- „;-,.1:x'3 135 136 137 138 13 NNN 151 15 1531 T LE ASPHALT PAYEMDlT 1 CURB AND \ T__T__, I 1 I I ;120;121;122; 183 APPROMIAME SW SOL WE FROM HOSP. IINWIDiANCE PLANS r —� I I I I ;111 C.O. O LE 66.4 (R.) HOSPITAL ADDITION NEED EXISTING PARKING LOT FINISHED TO SHOW PORPOSED WORK 196 19 HOSPITAL BUILDING over OMilow3) 203 202 199 NEED PARKING LOT FINISHED, RETAININ SHOWN, AND RE DRIVE EXTENDE -�- APO AT REZ WALL OF ITH R. NEED DECK ELEVATION 8c COLUMN LOCATED C.O. 0 LE. 86.0 W.OD C RB ®111111 1111 30 31 32 33 34 35 36 37 38 39 OWNER'S REPRESENTATIVE DATE 0 79 78 77 76 KODIAK COMMUNITY HEALTH CENTER 0 84 85 86 87 • PROVIDENCE KODIAK ISLAND MEDICAL CENTER 1915 E. REZANOF DRIVE KODIAK, ALASKA EET PARKING FIGURES: EXISTIN .RTH LOT PARKING E G EAST LOT PARKING X!STING WEST LOT PARKING EXISTING CENTER LOT PARKING EXISTING PARKING STALL COUNT PROPOSED TOTAL STALLS: 35 STALLS MARKED 38 STALLS MARKED 17 STALLS POSSIBLE (BUILDING REMAINS) 11 STALLS POSSIBLE 101 STALLS (NOT COUNTING EXIST. SOUTH LOT) 35 (NO CHANGE — INCLUDES AMBULANCE BAY) 46 STALLS POSSIBLE (ADD 8 — INCLUDES ENTRY CANOPY) 24 (ADD 7 AT NW CORNER — INCL. 1 0 DOCK & 1 ® CARE CENTER ENTRY) 11 STALLS POSSIBLE (NO CHANGE) 116 STALLS (NOT COUNTING EXISTING SOUTH LOT) REPRODUCTION - THIS DOCUMENT AND THE INFORMATION CONTAINED HEREIN MAY NOT BE REPRODUCED OR EXCERPTED FROM WITHOUT THE EXPRESS WRITTEN PERMISSION (F PROCHASKA & ASSOCIATES. UNAUTHORIZED COPYING, DISCLOSURE OR CONSTRUCTION USE ARE PROHIBITED BY COPYRIGHT LAW. © COPYRIGHT 2006 PROCHASKA & ASSOCIATES, INC. NEW SOUTH LOT CONSTRUCTION PROJECT: NEW SOUTH LOTS (INCLUDES 2HC) TOTAL STALLS AVAILABLE AFTER SOUTH LOT CONSTRUCTION PARKING REQUIRED BY KIB ZONING CODE (W /0 ADDITION) (PER EXISTING DRAWING) NEW PARKING REQUIRED FOR NEW CLINIC FACILITY ONLY: 6,438 gsf NEW CONSTRUCTION / 200SF /STALL 1,500 gsf RENOVATION / 200SF /STALL TOTAL STALLS REQUIRED FOR CLINIC ADDITION + 87 STALLS 188 STALLS 185 STALLS + 87 STALLS ON PROPERTY 203 STALLS ON PROPERTY Planning Architecture Engineering Prochaska & Associates Interiors SIC Facility Management 11317 Chicago CiNe Ornoho, Nebraska 68154 -2633 Phone: (402) 334 -0755 Falc (402) 334 -0808 E —Moil; moiNtbrochoska.us 33 STALLS 8 STALLS (INCL. IN ORIGINAL 185) 33 STALLS TOTAL NEW PARKING STALLS REQUIRED AFTER ADD'N (185 + 33) 218 STALLS 33 STALLS STALL SHORTFALL = 218 — 203 —15 STALLS PARKING LAYOUT PLAN SOUTH SITE DEVELOPMENT SOUTH SITE LAYOUT PLAN SCALE: 1” = 20' -0" 65% CONSTRUCTION DOCUMENTS TRUE NORTH NOT FOR CONSTRUCTION Date: Designed By Drawn By. Checked By