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HOSPITAL BK 1 LT 2A-1 - Variance (5)C�`C�1�>rv� - ♦�►�►��♦ ♦ ♦" ♦ ♦ ♦i'�— .�-•Wm - .�-.�� -. -� ..- - - — -�Ir► - ► ♦'�4�' ►''��►►i.♦'s♦ ►'��► ►i,'o' ♦Ai► ' ' ♦' ♦► ' ►` ♦' 'a'a►,`:77447�►"♦ 1wairi T�a,,-77'4''� - "Nati _war ♦ ♦'" ♦,., - _ ►._ ._a►a.- **,- , . ♦ ♦a+l► ♦..-��u►b ♦a�!. Itir∎ rzw ∎-∎ ► ♦i.6► ♦b► ►`►.,iwaa, atb...�� ♦i► ► ►,. A., !►`��► ♦ ►►��► ♦a, ♦. ► 11*- k► ♦��►�a��.,� ♦��a��►��. a!►.��r�il►�a�►.,�._a�..► �_a♦� ♦��_a♦.►♦.,��a�a♦a�� ♦ ♦' ♦�♦ s z Nom............ ��_ es ' �� ... ___- _��- 1��6- is -. �a ppa a . e ��∎ - _ I I 1 I I I I I I ♦ ♦��►� ♦� Ni' ♦� \ ` ♦ ♦`♦4, __ ��►, 1 1 �1 I/ I�� ,V �' f t I• F 207 \►`` `. ear! �: EXISTING PARKING LOT (34 CARS) 175 204 203 IST G PARKING LOT (38 CAR 19' I ( 4 I 11 831 841 851 861 8711881 891 901 91 ; 921931 1 1 I I I I ,- -_J 82\ 81 -\ 80 1 79 78 77 76 75 F 1 96 1 1 97 98 99 1- - - -- 1 100 1- - - -- 1 101 1- - - -- i 102 74 STING • r 95 L J EXISTING PARKING LOT (11 CARS) 0 A.C. SURFACE WEST PARKING LOT (4d Clea ) 1- - - -- 104 W SIDEWALK EET 105 1 106 8g I 61.0 .1\ NEW 1=• (R E 1 ---i 1 - 1 "---- - - ---- 1 89 86 85 62 61 1 1 / - " - 11 /- 11 11 EDGERANEMEN'1 RPSE ' G C 6 60.42 ‘�1E. 5r POi ✓� e��"'� M•';�s�l PP ' ¢— iG �• • '(E �.. C6. 6,45 SITE PAR <I \G PLA\ EXISTING OFF—STREET PARKING FIGURES: EXISTING NORTH LOT PARKING EXISTING EAST` LOT PARKING EXISTING WEST LOT PARKING EXISTING CENTER LOT PARKING EXISTING PARKING STALL COUNT NEW SOUTH LOT CONSTRUCTION: NEW SOUTH LOTS (3HC +6 + 31 + 25) �-_ I.E. - 82 34 STALLS MARKED 38 STALLS MARKED 46 STALLS POSSIBLE (MOVE BUILDING) 11 STALLS POSSIBLE 128 STALLS (NOT COUNTING EXISTING SOUTH LOT) 65 STALLS TOTAL STALLS AVAILABLE AFTER SOUTH LOT CONSTRUCTION 196 STALLS PARKING REQUIRE. BY KIB ZONING CODE (PER EXISTING DRAWING) 185 STALLS PARKING REQUIRE[ FOR NEW CLINIC FACILITY ONLY 6,438 gsf NEB/ CONSTRUCTION / 200SF /STALL 1,500 gsf RENOVATION / 200SF /STALL TOTAL STALLS REQUIRED FOR CLINIC ADDITION TOTAL NEW PARKING STALLS REQUIRED (185 + 33) PARKING STALL SURPLUS (220 - 218) - \TIRE LCT 33 STALLS 8 STALLS 33 STALLS 218 STALLS 2 STALLS TRUE NORTH 0 rn PROPOSED TOTAL STALLS: 53 STALLS POSSIBLE (DIAGONAL STALLS) 45 STALLS POSSIBLE (ADD 7) 46 STALLS POSSIBLE (1 ® DOCK) 11 STALLS POSSIBLE 155 STALLS (NOT COUNTING EXISTING SOUTH LOT) 65 STALLS ON PROPERTY 220 STALLS ON PROPERTY 33 STALLS (INCLUDED IN ORIGINAL 185) General Notes: BY OWNER'S REPRESENTATIVE DAT`- 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 PROCHASK & ASSOCIATES, INC. Planning Architecture Enaineerinc, Prochaska 8c Associates intern_; ty Management 11317 Chicago Circle Omaha, Nebraska 68154 -2633 Phone: (402) 334 -0755 Fax: (402) 334 -0868 E -Mail: moil©srochaska.us PARTIAL SIT S C JTH SIT_ PLA\ LAYOUT Date: Designed By: Drawn By: Checked By: 10 -26 -06 Project N JJC /CAF CAF CAF C1.1 Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 99615 -6340 FRONTIER BAPTIST CHURCH P.O. BOX 392 KODIAK, AK 99615 -CC `" 9961379998 ~ 049J82035543 $ 00.390 U/20/2006 Mailed From 99615 US POSTAGE PFPF392 995 1 1 N C 01 11/29/06 RETURN TO SENDER NO FORWARD ORDER ON FILE UNABLE TO FORWARD RETURN TO SENDER BO: 99615039292 PM *0172- 03262 -21 -47 II, L, I, I, I, IL, N, ILLI, 1111111111111I,L,L1,L,LII,III,11 ti Kodiak Island Borough 710 MILL BAY ROAD KODIAK, ALASKA 99615-6340 JUSTIN HORN ) PO BOX 8933 ,= KODIAK, AK 99615 996].57,53x98 049J82035543 $ 00390 11/20/2006 Mailed From 99615 US POSTAGE NIXIE 998 1 01 11/29/06 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD BC: 99613639629 - ,•'.. *0172- 03261 -21 -47 ILL„ LL04. 44•I641,I;hduljnhfl,,1„I,I: d -J to go forward will result in some harm to one or more parties, from a staff perspective we are not convinced that that's necessarily the case. In this case, what ever is there is already there. Granting the Variance is not going to change that situation. He thinks the subdivision process is where the commission generally can deal with ownership and boundary issues. The Variance is really about whether or not they can create a Tract less than 5 acres. The subdivision process is where these issues may be more appropriately discussed. The petitioner's have made a request for a subdivision that was tentatively scheduled for January assuming this question would be answered in December. The options available to the commission are to approve, deny, approve with conditions, or to postpone for additional information if the commission feels they don't have enough information to rule on this Variance request tonight. The commission had a brief discussion. COMMISSIONER CARVER MOVED TO GRANT a Variance; in accordance with KIBC 17.66, to permit the creation of one (1) lot by subdivision with less than five (5) acres of lot area that is not subject tidal action below the mean high tide, per KIBC 16.40.040.A.2, KIBC 16.40.050.B.1, and KIBC 17.13.050.A, and to adopt the Findings of Fact in the Staff Report dated December 5, 2006 as Findings of Fact for Case No. 07 -010. COMMISSIONER JANZ SECONDED the motion. Regular session closed: Public hearing opened: Robert Shane -owner of Port Bailey spoke opposing the request and has ownership issues with this property. Public hearing closed: Regular session opened: The commission had a discussion. The question was called, and it FAILED 5 -0. Staff had provided Findings of Fact that supported the Variance and given the Variance was not approved the commission will need to come up with its own Findings of Fact for the various six standards. He recommends they postpone the adoption of Findings until the next meeting, and then give staff a brief write up per the various standards. You need to come up with Findings that reflect the reasoning of the commission based on our public hearing process tonight, and then we can have that drafted for presentation and adoption as an Old Business item on next months agenda. COMMISSIONER CARVER MOVED TO POSTPONE the adoption of Findings of Fact until the next regular Planning & Zoning meeting. COMMISSIONER WATKINS SECONDED the motion. The question was called, and it CARRIED 5 -0. C) Case 07 -011. 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. Staff reported (46) Public Hearing notices were sent out with no responses returned. The request revolves around the proposed addition of a new community health center building December 20, 2006 P & Z Commission Meeting Minutes Page 4 of 11 that would attach to the side of the existing hospital structure. Staff has reviewed this site and found it is topographically constrained. Included are some photographic examples, not only of the proposed building site as well as some of the retaining walls along the boundaries that were put in place to deal with some of the topography there, and to make as much building site and parking area as possible during the last hospital expansion project. We only have one hospital and this is a major facility and there isn't any other place on the site that it can go other than the proposed location. They have looked at other options The benefit of having this facility co joined with the hospital is they can then share certain resources that have been leveraged by the community for this location. Staff has looked at this and finds the standards have been met. Staff recommends approval of the Variance. COMMISSIONER WATKINS MOVED TO GRANT 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; and to adopt the findings in that staff report dated December 12, 2006, as "Findings of Fact" for this case. The motion was SECONDED by COMMISSIONER JANZ. Regular session closed: Public hearing opened: Bud Cassidy, Director of Engineering and Facilities stated he is here to answer any question the commission may have and to introduce Jimmy Ng who is more intimately involved in the history of the structure of the Community Health Center. COMMISSIONER CARVER asked Cassidy if there will still be foot egress around the end of the building. Cassidy responded yes, there will walking room around the building. VICE CHAIR KING asked if this phase of the project will move the entrance from the parking lot. Cassidy stated the eventual completion of the project will, but right now once we get approval we will be going back to the ARB with more design information. In one of the drawings there's a notation, he's assuming came from Community Development Department, of where the existing entrance is. It's about mid -way. Public hearing closed: Regular session opened: 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 fhas 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 cenietery) and along the side lot line adjoining Rezanof Drive East. Both of these areas are supported with extensive retaining wall structures. , December 20, 2006 P & Z Commission Meeting Minutes Page 5 of 11 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 on the upper side of the hospital building infeasible. Development on the downhill side, as proposed, appears to be the only practical option which can provide the advantages mentioned in Standard #1 above which are important objectives for the community to achieve. 17.66.050 A.3.The granting of the variance will not result in material damages or preiudice 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 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. It should be noted that the proposed addition is located well away from any residential developments near the hospital site. As noted in the attached photographs, the addition will be situated well above the level of the adjoining Rezanof Drive East roadway and will not have any negative impact on this heavily traveled arterial road. 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 site, currently operated as the Providence Kodiak Island Medical Center, is "the" designated hospital location 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. The question was called, and it CARRIED 5 -0. D) Case 07 -004. Review of the revised Draft Recreational Amenities Ordinance that was previously forwarded to the Commission with a recommendation by the KIB Parks and December 20, 2006 P & Z Commission Meeting Minutes Page 6 of 11 Item No. VI -C Kodiak Island Borough Planning & Zoning Commission AGENDA STATEMENT Regular Meeting of December 20, 2006 Case No. 07 -011: 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. Summary: Reviewing a request for a grant of variance from applicable zoning district standards differs from most of the duties and actions of the Commission. Variance language is mandatory, and the six (6) part test, which the Commission must use in its deliberations, is explicitly spelled out in KIBC 17.66.050. 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: 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. Staff is recommending the Commission grant this request for a variance.. Thank -you Mr. Chairman, & 1 would be happy to try to answer any questions you may have. 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 January 3, 2007 Via Hand Delivered Bud Cassidy, Engineering & Facilities Director 710 Mill Bay Road Kodiak, AK 99615 Case 07 -011. Request for 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. Dear Mr. Cassidy: The Kodiak Island Borough Planning and Zoning Commission at their meeting on December 20, 2006 granted the variance request cited above: 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 (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 on the upper side of the hospital building infeasible. Development on the downhill side, as proposed, appears to be the only practical option which can provide the advantages mentioned in Standard #1 above which are important objectives for the community to achieve. 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 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. It should be noted that the proposed addition is located well away from any residential developments near the hospital site. As noted in the attached photographs, the addition will be situated well above the level of the adjoining Rezanof Drive East roadway and will not have any negative impact on this heavily traveled arterial road. 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 site, currently operated as the Providence Kodiak Island Medical Center, is "the" designated hospital location 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, OiQ&c 5fl Sheila Smith, Secretary Community Development Department to go forward will result in some harm to one or more parties, from a staff perspective we are not convinced that that's necessarily the case. In this case, what ever is there is already there. Granting the Variance is not going to change that situation. He thinks the subdivision process is where the commission generally can deal with ownership and boundary issues. The Variance is really about whether or not they can create a Tract less than 5 acres. The subdivision process is where these issues may be more appropriately discussed. The petitioner's have made a request for a subdivision that was tentatively scheduled for January assuming this question would be answered in December. The options available to the commission are to approve, deny, approve with conditions, or to postpone for additional information if the commission feels they don't have enough information to rule on this Variance request tonight. The commission had a brief discussion. COMMISSIONER CARVER MOVED TO GRANT a Variance; in accordance with KIBC 17.66, to permit the creation of one (1) lot by subdivision with less than five (5) acres of lot area that is not subject tidal action below the mean high tide, per KIBC 16.40.040.A.2, KIBC 16.40.050.B.1, and KIBC 17.13.050.A, and to adopt the Findings of Fact in the Staff Report dated December 5, 2006 as Findings of Fact for Case No. 07 -010. COMMISSIONER JANZ SECONDED the motion. Regular session closed: Public hearing opened: Robert Shane -owner of Port Bailey spoke opposing the request and has ownership issues with this property. Public hearing closed: Regular session opened: The commission had a discussion. The question was called, and it FAILED 5 -0. Staff had provided Findings of Fact that supported the Variance and given the Variance was not approved the commission will need to come up with its own Findings of Fact for the various six standards. He recommends they postpone the adoption of Findings until the next meeting, and then give staff a brief write up per the various standards. You need to come up with Findings that reflect the reasoning of the commission based on our public hearing process tonight, and then we can have that drafted for presentation and adoption as an Old Business item on next months agenda. COMMISSIONER CARVER MOVED TO POSTPONE the adoption of Findings of Fact until the next regular Planning & Zoning meeting. COMMISSIONER WATKINS SECONDED the motion. The question was called, and it CARRIED 5 -0. C) Case 07 -011. 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. Staff reported (46) Public Hearing notices were sent out with no responses returned. The request revolves around the proposed addition of a new community health center building December 20, 2006 P & Z Commission Meeting Minutes Page 4 of 11 that would attach to the side of the existing hospital structure. Staff has reviewed this site and found it is topographically constrained. Included are some photographic examples, not only of the proposed building site as well as some of the retaining walls along the boundaries that were put in place to deal with some of the topography there, and to make as much building site and parking area as possible during the Last hospital expansion project. We only have one hospital and this is a major facility and there isn't any other place on the site that it can go other than the proposed location. They have looked at other options The benefit of having this facility co joined with the hospital is they can then share certain resources that have been leveraged by the community for this location. Staff has looked at this and finds the standards have been met. Staff recommends approval of the Variance. COMMISSIONER WATKINS MOVED TO GRANT 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; and to adopt the findings in that staff report dated December 12, 2006, as "Findings of Fact" for this case. The motion was SECONDED by COMMISSIONER JANZ. Regular session closed: Public hearing opened: Bud Cassidy, Director of Engineering and Facilities stated he is here to answer any question the commission may have and to introduce Jimmy Ng who is, more intimately involved in the history of the structure of the Community Health Center. COMMISSIONER CARVER asked Cassidy if there will still be foot egress around the end of the building. Cassidy responded yes, there will walking room around the building. VICE CHAIR KING asked if this phase of the project will move the entrance from the parking lot. Cassidy stated the eventual completion of the project will, but right now once we get approval we will be going back to the ARB with more design information. In one of the drawings there's a notation, he's assuming came from Community Development Department, of where the existing entrance is. It's about mid -way. Public hearing closed: Regular session opened: 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. December 20, 2006 P & Z Commission Meeting Minutes Page 5 of 11 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 on the upper side of the hospital building infeasible. Development on the downhill side, as proposed, appears to be the only practical option which can provide the advantages mentioned in Standard #1 above which are important objectives for the community to achieve. 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 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. It should be noted that the proposed addition is located well away from any residential developments near the hospital site. As noted in the attached photographs, the addition will be situated well above the level of the adjoining Rezanof Drive East roadway and will not have any negative impact on this heavily traveled arterial road. 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 site, currently operated as the Providence Kodiak Island Medical Center, is "the" designated hospital location 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 MB Planning and Zoning Commission. The question was called, and it CARRIED 5 -0. D) Case 07 -004. Review of the revised Draft Recreational Amenities Ordinance that was previously forwarded to the Commission with a recommendation by the KIB Parks and December 20, 2006 P & Z Commission Meeting Minutes Page 6 of 11 Current Location P & Z Case # 07 -011 Bud Cassidy Request a Variance, accordance with KIBC 17.33:: and 17.66.020, to aliuw a proposed addition to thy, hospital building to encroach 15.5 feet into the require' 25 foot side yard setback along Rezanof Drive East Feet 0 500 1,000 I 1 1 1 1 1 Legend Subject Parcel 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. Current Zoning P & Z Case # 07-011 Bud Cassidy Request a Variance, in accordance with KIBC 17.33 and 17.66.020, to al, a proposed addition to the hospital building to encroach 15.5 feet into the required 25 foot side yard setback along Rezanof Drive East •' 0 Feet 500 1,000 2,000 t 1 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 tiro � .hf ,`': * i 1 -_I 1 Map prepared for the purpose of showing the Zoning of the Kodiak Urban area. June, 2005. Alaska Highway System, GPS centedine data, National Highway System, Highways, Roads, Streets., Alaska D.O.T. Sept 2002 Contour infonnation: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 -C MEMORANDUM DATE: December 12, 2006 TO: Planning and Zoning Commission FROM: Community Development Department SUBJECT: Information for the December 20, 200 gular Meeting CASE: Case 07 -011. APPLICANT: Kodiak Island Borough AGENT: Bud Cassidy, Director - Engineering & Facilities Department 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: Lot 2A, Block 1, Hospital Subdivision. ZONING: PL-- Public Use Lands Zoning District. Forty -six (46) public hearing notices were distributed on November 20, 2006. Date of site visit: November 11, 2006 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. Location: Physical: 1915 Rezanof Drive East Legal: Lots 2A and 3, Block 1, Hospital Subdivision. 3. Lot Size: 11.64 Acres 4. Existing Land Use: Hospital and Long Term Care Center Case 07- 011 /Staff Report Page 1 of 9 P & Z: December 20, 2006 Item VI -C 5. Surrounding Land Use and Zoning: North: Lot 1A, Block 1, Hospital Subdivision Use: Cemetery Zoning: PL- Public Land Use South: Lot 1, Block 1, U.S. Survey 1682; Unsubdivided Portion 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 West: Lots 1 & 10, Block 56, East Add.; Lots 1 and 10, Block 57, East Addition Use: Single- family residences and apartment Zoning: RI -- Single - family Residential 6. Comprehensive Plan: 7. Applicable Regulations: The 1968 Comprehensive Plan depicts this area as Public and Open Space. The following sections of Title 17 (Zoning) of the Borough Code and the Kodiak Island Borough Coastal Management Program are applicable to this request: 17.33.050 Yards. A. Front yard. The minimum front yard required is twenty-five (25) feet. *B.Side yards. The minimum yard required on each side of a principal building is ten (10) percent of the lot's width but need not exceed twenty -five (25) feet. The minimum required side yard on the street side of a corner lot is twenty -five (25) feet. C. Rear yard. The minimum rear yard required is twenty-five (25) percent of the lot's depth but need not exceed twenty-five (25) feet. (Ord. 83- 18- 0 .2(part), 1983). COASTAL MANAGEMENT APPLICABLE POLICIES Commercial/Industrial Development 1. Natural Features Dredge and fill, excavation, shoreline alteration and disturbance of anadromous streams, tideflats and wetlands shall be minimized when constructing and operating port, harbor, dock, business and energy facilities - if permitted under applicable regulations. Consistent: Not applicable. This request does not involve dredge, fill or excavation of wetlands, tideflats, etc. Case 07 -011 /Staff Report Page 2 of 9 P & Z: December 20, 2006 Item VI -C 2. Natural Setting, Views and Access Development shall be conducted in a manner that mitigates adverse impacts upon the Kodiak Archipelago; developers shall provide opportunities for public access to the shoreline and scenic views, to the extent feasible and prudent. Consistent: Yes. Projects in the PL- Public Land Use zoning district will require a site plan review by the Commission prior to zoning compliance. 3. Dredge and Excavation Material Dredging and filling shall be consistent with ACMP Standards 6 AAC 80.040 (Coastal Development) and 6 AAC 80.110 (Mineral and Mining Processing). Dredge spoil may be utilized in shoreside landfills if permitted under applicable regulations for the purpose of creating usable waterfront land. Consistent: Not applicable. The project does not involve dredging or fill along the waterfront. 4. Facility Design Developments in or over the water, such as piers, docks and protective structures shall be located, designed and maintained in a manner that prevents adverse impacts upon water quality, fish, wildlife and vegetative resources and minimizes interruption of water circulation patterns, coastal processes and navigation. Consistent: Not applicable. This project does not involve develo in or over the water. 5. Buffer Zones Buffer zones shall be established to the extent feasible and prudent, between business areas and major public transportation routes and between business development and adjacent, non - business properties in order to minimize conflicts between land uses. Consistent: Yes. The identified building area is physically separated from the grade of Rezanof Drive East thereby providing vertical separation in lieu of horizontal separation. Case 07- 011 /Staff Report Page 3 of 9 P & Z: December 20, 2006 Item VI -C 6. Accessory Development Accessory development that does not require a shoreline location in order to carry out its support functions shall be sited away from the shoreline whenever there is a feasible and prudent inland alternative. This category includes parking, warehousing, open air storage, waste storage, treatment or storm runoff control facilities or utilities. Consistent: 7. Wetlands Not applicable. This request does not involve accessory development. Filling and drainage of water bodies, floodways, backshores or natural wetlands shall be consistent with ACMP Standards 6 AAC 80.070 (Energy Facilities) and 6 AAC 80.130 (Habitats). Consistent: Not applicable.. This request does not involve filling or draining of water bodies, floodways, backshores or natural wetlands. COMMENTS This request is intended to allow a proposed 3,000 square foot multi -story addition to the Providence Kodiak Island Medical Center and Long -term Care Center which will encroach 15.5 feet into the required 25 foot side yard setback. Staff has been reviewing the site plan with the architects of the addition, with Engineering and Facilities Department staff (the borough owns the land and the structures on the site) and with representatives of the Community Health Center. The Kodiak Community Health Center is the agency responsible for obtaining the grant funding for this project. One of the biggest issues to be solved with placing an addition on this site is the limited amount of area for parking, maneuvering and circulation. During the construction of the new hospital wing, considerable expense and effort was made to provide adequate off-street parking and circulation around the facility. The proposed addition, in addition to taking up additional area on the ground, significantly adds to the overall parking requirement of the hospital and care center. The architects have made significant efforts to provide for the additional required off -street parking to support both the existing facility and the proposed addition. In the process of reviewing the site plan it was noted that one corner of the proposed addition will encroach into the required 25 foot side yard setback. On Lot 2A, Hospital Subdivision all the yard setbacks, front, side and rear are 25 -feet in depth. In order for this addition to properly match -up with the existing multi -story hospital building and in order to appropriately satisfy the objectives of the grant funding the project proponents indicated that it would be a significant hardship to reduce the square footage represented by the encroachment, hence this variance request. Case 07- 011 /Staff Report Page 4 of 9 P & Z: December 20, 2006 Item VI -C RECOMMENDATION Staff believes that this request meets 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 17.33 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; and to adopt the findings in that staff report dated December 12, 2006, as "Findings of Fact" for this case. NDINGS 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 on the upper side of the hospital building infeasible. Development on the downhill side, as proposed, appears to be the only practical option which can provide the advantages mentioned in Standard #1 above which are important objectives for the community to achieve. Case 07- 011 /Staff Report Page 5 of 9 P & Z: December 20, 2006 Item VI -C 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 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. It should be noted that the proposed addition is located well away from any residential developments near the hospital site. As noted in the attached photographs, the addition will be situated well above the level of the adjoining Rezanof Drive East roadway and will not have any negative impact on this heavily traveled arterial road. 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 site, currently operated as the Providence Kodiak Island Medical Center, is "the" designated hospital location 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- 011 /Staff Report Page 6 of 9 P & Z: December 20, 2006 Item VI -C PHOTOGRAPHS View of proposed building construction area. Guardrail is approximate location of property line. 6, Care Center ecia}ty Ciin View of retaining wall along Rezanof Drive East. Maximum height of wall is estimated to be about 20 feet at the highest point. Case 07-011/Staff Report Page 7 of 9 P & Z: December 20, 2006 Item VI -C 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 07-011/Staff Report Page 8 of 9 P & Z: December 20, 2006 Ikill VI -( Another view of the retaining wall. Note that the City of Kodiak Cemetery is located just beyond the crest of the hill. ✓�r•r•- t-+ • ►"-- r+• r-a. r:.'•‘ a 1-••. Iv-rr. 1•• r••• r V .• . _•••• ,•••• .•- . - aw R Ir", r..•• $ L"^ -'r," r? 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",r- %' IF= IPs^"rr..+r''R.'r! !vs., r - -. r r- r--^ r� Arr., IRS ! -5, s-.r er_7".. r-•^ r--* - - - - rilll11.• Nr-'74 ii• irrr Ir.w. r film, 7!^'1 R ' Dvc•• Imo-- . r_.,.,- - ._ r.._ ._ - . - . f . tAe�s'iirlD IMAM PM pal Wzs Ve.!! AT-7^ r r r- - - c - r witimegg Mr^ R"R' 1rr+"' rr'^, F"? r-' r' -. i- _.., r,.- r' .' r - ,-- - . -. , - illrI JONI RA r-•- r rte-.. r --�' r- sr--- - - „ R!r'!^ I" . "^. r,.^. �I rJtjer-- rte.. rr--- r----.. • r_ • r - r ., r..-- - P--* r--^ .-- ' It•-•••• Ir-r=. qr r rr, - . r_ Perpendicular view of the uphill retaining wall. The wall varies in height but averages about 25 feet in height overall. Case 07 -011 /Staff Report Page 9 of 9 P & Z: December 20, 2006 U«te.e_, o$ -oil • ��} . *� 1 z � � &• VAN = y ® • • SITE PARKING PLAN - ENTIRE LOT cti q ƒ PARTIAL SRE SOUTH SITE ƒ# 'STING PARKING 1.0 (11CARS) V4vd O? —oil T 1 ,i. ,..i..... Li Liv« 1 t A.C. SURFACE IOC LOT (9 CARSD 94 RE)1441` PO /T O SEGMENT L & GUA',► ISTING NG WALL DEAL/ I - Cipw. L D -Sic X99 9 9 prochaska & associates planning architecture ongineering interiors facility management: Kodiak Island Borough Providence Kodiak Island Medical Center FACILITY MASTER PLAN Executive Summa A Facility Master Plan is ideally a "fluid" document, especially as it relates to a health care campus. Its goal is to resolve current needs as well as anticipate future change and growth. This can be especially challenging in the dynamic, ever - changing world of health care. Having produced the previous Master Plan for the Kodiak Island Hospital &Care Center in 1993, Prochaska & Associates (P &A) returns to the hospital campus, now called the Providence Kodiak Island Medical Center (PKIMC), to update the original Master Plan in light of thirteen years of evolution in the delivery of care to the community of Kodiak. In producing the Technical Engineering Analysis (TEA) and Physical /Functional Evaluation (PE) documents which preceded this Master Plan in 2005, P &A also has had the opportunity to review the campus physical plant nine years after completion of the 1997 east wing addition. In updating the 1993 Master Plan, we must also rely upon input from those who know and have used the facilities. We appreciate the comments and suggestions from Kodiak Island Borough (KIB) representatives, the PKIMC Management Team, department managers and medical staff, the Service Area Board Planning Committee and personnel from the Kodiak Island Health Care Foundation (KIHCF), dba Kodiak Community Health Center (KCHC), not to mention various community members in general. As a result of these combined efforts, we are pleased to present an updated Facility Master Plan for Providence Kodiak Island Medical Center w hich translates the needs of the hospital, care center and the KCHC into graphic form, identifies improvement or expansion options and charts an orderly, but flexible, course for future growth. Following earlier years of financial uncertainty, the completion of the 1997 expansion and renovation combined with the receipt of Critical Access Hospital designation has helped provide financial stability and the means to begin addressing new, and previously unresolved, physical plant issues. Due to a shortfall in state - earmarked funding during the 1997 project, much of the planned renovation and updating of the older 1968 and 1975 west wing was significantly reduced in scope. Some site- related issues were also left incomplete when funding ran out. As a result, while many of the services relocated to the newer east wing have flourished and, in some cases, now require growth, the west wing has continued to age; its building systems have functioned beyond their expected useful lives. Most departments remaining in this west wing manage to provide remarkable care and service despite inadequate, inefficient and even substandard space. The inclusion of the KCHC into the already crowded west wing further complicates the situation. These deficiencies are reported in detail in the previously noted TEA and PE documents. Collectively these unresolved physical plant issues make it difficult for PKIMC and KCHC to continue providing quality services in the west wing to the Kodiak community in a competitive and satisfactory manner. Objectives Primary facility objectives of this document are to assist the planning team in making the decisions Prochaska & Associates 1.1 Executive Summary needed to improve or replace dated portions of PKIMC's west wing, as well as in addressing expansion needs in certain east wing departments. LS ie objectives include options for maximizing use of the current KIB- owned. hospital property and'fto review future off-site expansion potential: A comprehensive assessment of the existing site and facility, including, conditions, potential and ;recommendations, are included in the Physical /Functional Evaluation: A concurrent objective is to identify an optimum location for the KCHC, which has been "force fit" into scattered west wing space and, as a result, has displaced hospital functions. Bringing all departments and services on the PKIMC campus into parity with the newer 1997 wing will enhance the marketability of all health programs and the overall productivity of the institution. TheFacilityMasterPlan provides direction and alternatives for present and future needs. It outlines various options and planning/construction phases, depending on financial feasibility. To accomplish these objectives, the Facility Master Plan: • Collects and analyzes data from facility Programming interviews to determine current and projected spatial requirements and adjacencies. • Analyzes site capabilities and compares it to projected demands. ■ Determines building reuse capabilities. • :Proposes a facility layout that is compatible with surrounding development. • Identifies priorities and development phases, and estimates construction costs. Master Plan Process The foundation of good planning is a rational process of decision - making in sequence and incorporates the following steps: A comprehensive facility analysis, by means of the TEA and PE documents, to provide a baseline of building system and functional deficiencies, and to identify department needs. • Goal setting by KIB, PKIMC and !KCHC administrative staff combined with input from other facility stakeholders. Development of a sequence of alternative options that address the stated goals, deficiencies and needs. • Refinement of a selected optimum option into the Facility Master Plan. 1.2 Providence Kodiak Island Medical Center Executive Summary S:te 8& Facility Considerations The following points evolved over the course of several visits to Kodiak Island and the PKIMC facility. They are the result of interviews and discussions with KIB staff, PKIMC administration and staff, 'KCHC staff, medical staff, and various committee and community members. To facilitate discussion, Questionnaires were distributed to PKIMC and KCHC administration, department managers and medical staff. These interview sessions, and collected comments are ,enumerated'as r `recommendations" in the previous TEA and PE document and fomi =the basis for the Factliry Master Pan: It should be noted that many of the needs and space deficiencies are the result of growth in services or patient volumes -- a very positive outcome. Other problems, as mentioned earlier, are due to the inadequacies of space and building systems in the older west wing. This report is based on comparisons of present standards, as technology and market changes often progress faster than construction. '■ Key priorities identified in the interview process include: • Renovation and/or construction of new space for the KCHC, to physically integrate the KCHC space requirements into the Kodiak medical campus. • Increasing parking, especially where it will access the Specialty Clinics and the KCHC. Parking shortages also exist in the general parking and staff parking areas. Provide ADA compliant access to the west wing. Construction of a new, up -to -date, code and regulation compliant Long Tenn Care Center within a five -year targeted time frame; development of an Alzheimer's /dementia unit within the Care Center to serve the increasing patient population in need of this care and provide families a local alternative in lieu of sending their family members off - island. Provision for a future on- campus Assisted Living facility to provide a continuum of care to Kodiak residents. Providing space for bringing Physical Therapv /Occupational Therapy (PT /OT) back to the PKIMC campus. Development of a functional and efficient Specialty Clinic, with room for additional clinics and visiting specialists. Maximize opportunities for shared spaces, such as' Waiting Areas, Toilets, Meeting Rooms, especially for the KCHC and Specialty Clinics. Expansion of an undersizedMaterials Management department, which will free up space in other departments who currently have to store supplies locally and return inventory control back to Materials Management. Creating Conference/Education /Meeting space for staff meetings, in- service education and community health care education presentations. • Creation of an expanded Dining area and a much more efficient, updated Dietary Department layout. Relocate Diabetes Education office to Dietary area. Expansion or relocation of the undersized Information Services (IS) andBio- Medical spaces. Prochaska & Associates 1.3 Executive Summary • Expand Laundry to permit space for a long over -due steam folder /sheet press. • Expand or relocate Pharmacy to accommodate new regulations and equipment. • Expand Lab for additional waiting, phlebotomy, work and storage space. • Provide additional Surgery storage; expand main OR to comply with orthopedic surgeries. • Anticipate future on -site MRI and Nuclear Medicine in the Imaging department; provide gowning space as a result of increased patient volume; provide a more efficient, HIPAA compliant workstation near film storage; address HIPAA privacy concems at the Waiting/Reception window. • Provide a Chapel. Provide a Family Waiting area near the Emergency department. • Resolve staff circulation inefficiencies at the main Reception and Admitting counters. • Group Administrative Offices together in one area to facilitate communication and interaction. Maximize use of the current KIB -owned hospital.property, while acknowledging the steep topography affecting the unbuilt portions of the existing campus! Address off -site expansion options suggested in the PE, including the residential property to the west and the Baptist Mission property across Rezanof Diiveao the south. • The space and system deficiencies in the 1968/1975 west wing facility are well documented in the TEA and PE. As these systems continue to age, and as CHC and outpatient Specialty Clinic services increase in volume, the older facility has not been able to keep up. • Staff frustration with the inadequate west wing physical plant can affect the quality of health care delivery. It is also a recruitment liability. • The Care Center, while it has been "cosmetically" improved, has multiple ADA and other regulation/code compliance issues that, except for ADA non - compliance, are currently "grandfathered ". Several other deficiencies are noted in the PE. • Additional Care Center beds and creation of an Al zheimer' s /dementia unit are necessary to serve an aging population. • PKIMC continues to be a major "clean" industry on the island, with a multi - million dollar impact on the community and Borough. • Senior citizens are particularly interested in being able to receive all Primary Care locally without having to face travel issues. An increasing numberof seniors will choose to remain in Kodiak neat their families and- "age -in- place ", as. long as the means exist to service their healthcare needs,_ This aging population will require more_healtlicare than the typical resident, thus the demand TOrlocal healthcare services will increase.. As they age, many seniors will transition from independent living to assisted living to long term caze. While the Care Center serves the Iatter_.remarkably well, despite facility deficiencies, the assisted living market is cu_ rrently underserved and represents what will be a growing need: • Many west wing building systems (mechanical, electrical, etc.) are at the end of, or beyond, their 1.4 Providence Kodiak Island Medical Center Executive Summary useful lives. Unscheduled replacements due to failures or breakdowns are imminent. Decades - old equipment results in wasted energy dollars in comparison to current equipment technology. • The "window of opportunity" for financing of the Phase 1 KCHC. may close. Likewise, a "heated" construction market in Alaska may result in an inability to keep the current project budget in line with increasing construction costs. Site & FacllityImprovement Options The Master Plan process examined several facility improvement options. With extensive Owner and User input, these options were refined into a final, long range Facility Master Plan for upgrading and expanding the existing campus as budgets permit. The KCHC was determined to be Phase 1. AI-described-in built the PE, the cnrrent; portion of the PKIM-C site occupies about,46% of the:tdtal property area, Much of this area was_created by extensive excavation. to the north and east to:build the 1997east wingproject. Further expansion to either thenorth or east; while possible; will require an increasingly higherretatning will system, as site grading increases over 70 feet from the entrance drive off Rezanof totheproperty line. Expansion to the west: of the existing building is limifed`_by the need to keepi access open 6i Simeonof Street! Tlie greatest current demand on the PKIMC site is parking. The PE. identified- aihortage of nearly 70 stalls based on existing facility square footage and. current Borough zoning. New construction :will inaiease .that ` demand. The facility Options -which 1low will discuss packing expansion opportunities to the north and south; Long term solutions should consider removal of the older west wing of the hospital convertingi e liacated area to:parking. In addition, iFis highly recommended that the KIB':immediately begin passive acquisition -of the residential properties to the west; as they becomeavailable This would-relreve the current land- locked'westendofThe- campus andprovide future planning flexibility for parking or even westwardfacilityexpansion. An added valueis that tlresepiopernesarerelarively level, therefore much economically build - able" than the steep campus property to the northeast The highest andbest use forthissteeperpropertyisfordetached�stiuciures tliatcould benefit Tromacampus location, but not require direct linkage to the main nPKIlVIC facility: °With. a ieparate access drive-fronRezanof, this would be_an~ideal location. for development ofan Assisted Living facility. Relative to the Baptist Mission property across.Rezanof, if a cooperatrverelationship and potential jointpro ject can benefit both thePKIMC campus and the Mission, then likethe residential properties to the west, the M ission relationship may become part of a future contingeneyglan fofexpansion 'of delachedPKI_MC seivices. As it is, Rezanof creates a barrier to a shareduse,- unless a pedestrian bridge is built' Regarding main facility improvement options, any existing code related deficiencies identified in the PE will be resolved during each Phase as it is implemented, unless the State Fire Marshal or other regulatory agencies require more immediate upgrades to the facility. ADA deficiencies, on the Prochaska & Associates 1.5 Executive Summary other hand, have been required to be brought into compliance since 1992 and should be resolved immediately. Any necessary mechanical or electrical upgrades of a department would also be accomplished, where necessary, during each Phase of renovation. The newer east wing appears to have adequate mechanical capacity for Phase I. A series of five Master Plan Options, "A" through "E ", were developed, reviewed and revised until the sixth and final Master Plan layout, Option' F, was selected as having best resolved the original list of needs and priorities. In summary, these six Options evolved as follows: • Option A: Meant to be a minimal, "renovation only" approach, Option A attempted to relocate KCHC into the northeast corner of the west wing, currently occupied by Administrative offices and a large air handling unit. It would relocate Administration to the current unfinished east wing Conference space, relocate the Conference/Education Room across the corridor into the current Storage area. This location is undersized for an optimum Administration layout. Even more critical is that the assigned space for the CHC would be undersized by at least 1600 to 2000 square feet; the layout would also be less efficient and less private for patients. Finally, the necessary moving of the air handling unit to a roof top penthouse above the CHC would not be cost effective in return for the space gained. As a minimalist short term approach, Option A did not address the entire campus needs, but focused on the KCHC. Option B: The 1993 Master Plan studies indicated future expansion of the campus to the south and west towards Rezanof Drive, using the elevators /stairs in the southwest corner of the east wing as a connecting "hub" and as a central link to the two upper floors. With that concept in mind, Option B explored a combination new construction and renovation approach, which would provide needed additional space over the Option A shortfall. Option B created a two story structure at this hub, wrapped around the east leg of the original west wing facility. In addition to a shared KCHC and Specialty Clinic Entrance and Waiting, the KCHC would be constructed as new space south of the current Specialty Clinic area. Dietary would be relocated to new and renovated space to the north of this same wing. Construction of a new Long Term Care Center was also a priority, and became level two of the two story addition. Located off the elevator hub, it provided easy access for Laundry and Dietary to the residents in the Care Center. The remainder of the Master Plan priorities and needs were illustrated in Option B. They included expansion of Materials Management into the previously mentioned air handling unit space (relocation of the air handler to the roof of the new structure would be more cost effective due to a larger project, and therefore a better economy of scale). The Specialty Clinic would be renovated to provide greater efficiency and patient privacy and reorient the !Reception area 1.6 Providence Kodiak Island Medical Center towards the new shared Waiting area. Executive Summary With the relocation of the Care Center to the new second floor space, and the relocation of Dietary, the vacated area would be available for renovation and relocation of other undersized departments or grouping of scattered departments such as Administration. It would permit relocation of PT /OT back to the PKIMC campus. The IS department would be expanded; the Bio -Med department would be relocated into larger space captured from the east wing first floor storage area. On the second floor of the east wing, expansion to the north would provide a larger main OR to accommodate a growing orthopedic surgery volume; Imaging expansion would permit an on -site MRI and Nuclear Medicine. Relocation of Ultrasound to this new north space would permit the creation of much needed gowning space to accommodate the increased patient volume in Imaging. Respiratory Therapy (RT) weed to move to the underutilized space in the former Psych Unit area on the third floor Nursing Unit, which in turn would allow both Pharmacy and Lab to expand into the vacated RT space. The Reception/Admitting counter area would be modified to improve staff efficiency. Suggestions following Owner and User review of Option B included minor adjustments to some of the previously described areas. An idea to expand the new two story addition into a three story "tower" located off the hub, much like the 1997 east wing tower, and as proposed in the 1993 Master Plan studies, was determined to have greater long term merit, as it would provide the most flexibility for future growth on this increasingly crowded site. It was determined that the proposed second floor Care Center would be even better co- located to the third level of this tower, next to the Nursing Unit. This would permit potential cross -use of staff, and optimize service by Laundry, Dietary and Materials Management to a single floor of patients and residents. It would also provide maximum natural light and views to Care Center residents. This location was enthusiastically received by Care Center staff. The second level space, created by locating the Care Center on level three, would allow future growth of new or expanded diagnostic and treatment services. These comments and suggestions became the basis of Option C. Option C: 'Improving on the shortcomings or suggestions generated by Option B, Option C proposed that the three level tower be constructed adjacent to, rather than over, the current west wing. This approach would eliminate costlier long structural spans over the existing structure and place all new construction on the south side of the building rather than on both north and south sides. Challenges with this approach included the limitations of the property line along Rezanof Drive, as well as encroachment into proposed expanded parking on the south side. Further study indicated that an adequately sized tower could be constructed within the limits of the property line and that additional parking could be developed by reconstnteting the north retaining wall Prochaska & Associates 1.7 Executive Summary (whose concrete members have deteriorated over the last ten years) farther north, thereby creating more parking for staff and patients. With this scenario, patients would enter the main hospital entrance for all required outpatient and inpatient services. Option C proposed that a portion of the lower level of the future three story tower be constructed as Phase 1, which would house the KCHC. As with Option B, it would initially be connected to the existing Specialty Clinic wing by a shared clinic Entrance and Waiting area. Access for the disabled or elderly into the current west wing entry would be provided by a new series of ramps and rebuilt entrance stairs into the facility. Construction of the tower would be triggered by the decision to proceed with relocation of the Care Center to the third level. At that time, the second level would be used for expanded outpatient services, or for relocation and expansion of Specialty Clinics from the old west wing. The first level would allow expansion of the KCHC, or as an option, relocation of Specialty Clinics into this level to share common space, as previously noted. Option C illustrated a possible drop -off drive connecting the existing east parking area and Rezanof Drive, but no space would be available for parking on the south side. Also shown was an optional walkway linking the expanded north staff parking with the east wing. The chief concern with Option C was the additional cost burden on the Phase 1 KCHC due to the need to oversize the KCHC structure to accommodate the future tower. P&A was charged with exploring a way to isolate the Phase 1 KCHC "out from under" the tower. The result was Option D. Option D: While keeping a majority of the improvements identified in Master Plan Option C intact, Option D pulled much of the KCHC out from under the tower and extended it along the south wall of the first floor of the 1997 east wing. A connection back into the east wing was created at the current Meeting/Conference room. This unfinished area would be finished into additional KCHC space, thus requiring less new construction. A portion of the new construction, primarily the shared Waiting and Reception space between the KCHC and the Specialty Clinics would, by necessity, still be under the tower and therefore require the heavier structural components. While the shared common areas are desirable in the long term, this approach also required that the Specialty Clinic undergo renovation at the same time in order to reorient Reception and the flow of patients to the shared Waiting area. Another Owner request resulting from Option C was to provide, if possible, a connecting drive on the south side along Rezanofbetween the upper east parking area to the existing parking area west of the west wing. Option D provides this opportunity, but required skewing the tower footprint to at an angle to accommodate the future drive. Ultimately, Owner and user concerns that Option C still included some required new construction in the first level of tower prompted the decision to forego the need for the future 1.8 Providence Kodiak Island Medical Center Executive Summary south connecting drive and also to eliminate, for the short term, the need to provide shared Waiting and other common space between Specialty Clinics and the KCHC. For the first time, the Owner and Users also requested that P &A consider the likelihood that at some future date, or possibly sooner, the west wing would cease to be viable and that demolition would be necessary. If so, how would the remaining departments housed in the west wing be accommodated in the Master Plan. Thus evolved Option E. Option E: By eliminating the south drive and by delaying the need for shared space with the Specialty Clinic until a future phase, Option E, provides a single story KCHC attached along the south wall of the east wing, and connected to the current Conference space as described earlier. No part of the proposed KCHC would need to be constructed under the future tower. It was also determined that entry into the KCHC could be made using the existing south entrance at the glass link between the east and west wings. An earlier parking plan developed by the KIB for expanding parking on the south side, with a new access drive from Rezanof at the southwest corner, was overlaid to illustrate that most of the parking plan could be realized, minus some parking shown directly adjacent to the west wing, which became difficult to access due to a lack of vehicle turning space. A l t h o u g h f the_focus ofOption E was the location of the.Phase 1 KCHC,.the rernainder:of the campus_Master Plan developed in previous Options would remain much as- illustrated. While not discussed till now, earlier Options pesented a recmmended use for the higher portion of the-KIB property to the northeast;(which occupies ov_er50% of the—total-lot area, but is diff cult to use for expansion of the hospitall building duesto the severe change in grade). An ideal use would be the development of an Assisted Living factlity;'to serve what will be a growing senior population_on the island. _This wouldbe an. excellent continuum-of-care complement to the outpatient, inpatient and longterm care ah-eady being provided on the PKIMC campus: Moot Assisted Living facilities are built as stand alonebmldth s, offering the appearance of mde'pendence and a residential identity to residents, who are still relatively mobile, Yet ,its location nearby the hospitalprovides a coinfoiting reassurance to residents in the event Of an emergency. Also, as a stand -alone building, the facility can be constricted as a more economical wood_frame structure, retaining a desired residentialcharacter" Relative to the hospital building, once built the first floor of the tower could house the service functions currently located in the west wing: Receiving, Materials Management, Housekeeping and Linen Services, Dietary, and Mechanical/Storage space. These areas must be able to be relocated to permit future demolition of the west wing. The second floor of the tower, conveniently next to the current east wing diagnostic and treatment departments, would ultimately provide space for expanded outpatient services. It would also house the relocated Specialty Clinics, which would move to vacate the west wing. Eventual relocation of the KCHC to this second floor area adjacent to the Specialty Clinics would fulfill the stated priority of sharing common use areas where possible. Prochaska & Associates 1.9 Executive Summary Relocation of KCHC next to Specialty Clinics would also satisfy one of PKIMC's highest priorities: to provide an on -site location for PT /OT. These Rehab services would move into 4,000 square feet of the space vacated by KCHC. Administration, also moving out of the west wing, would occupy the balance of the space. As proposed with Option C, the third level would house a relocated and expanded Care Center, with adequate space for an Alzheimer's/dementia unit. The Pharmacy department, rapidly outgrowing their east wing space on the second floor, would relocate to the third floor, centrally and ideally located between the Acute Nursing Unit and the new Long Term Care Center. Pharmacy's location is also convenient to the elevators and stairwell. Lastly, Option E noted that the west wing original building could be retained or removed for additional much needed parking. P &A was directed to develop a final Option F to illustrate how this west proposed parking area might work, following demolition of the west wing. Option F: Proposed Master Plan: Removing the west wing permits the first floor of the tower to be more efficiently planned for the service functions it houses. It also permits convenient Rehab patient parking and access directly into their relocated on -site space on the first floor. Delivery vehicles to the first floor service functions would have good access to a common receiving area, from which supplies could be controlled and distributed to Materials Management, Housekeeping, Linen Services and Dietary. The balance of the site vacated by the west wing would be maximized for parking. With these revisions Option F satisfies, for the foreseeable future, the goals of the Master Plan process in developing an optimum Facility Master Plan for the KIB and the PKIMC campus. Cost Summary Estimated Project Budgets are summarized below. A general cost breakdown and further definitions of "Hard Costs /Soft Costs" are included in Section 6 "COST PROJECTIONS ". • PHASE 1: KODIAK COMMUNITY HEALTH CENTER Construction Budget (Hard Costs) $ 2,654,650 Project Overhead Budget (Soft Costs) $ 663,660 Total Phase 1 Project Budget $ 3,318,310 FUTURE PHASE(S): NEW WEST WING ADDITION Construction Budget (Hard Costs) $ 23,204,300 Project Overhead Budget (Soft Costs) $ 5,801,080 Total Future Phase(s) Project Budget $ 29,005,380 1.10 Providence Kodiak Island Medical Center Executive Summary These budgets are based on the preliminary Master Plan drawings which follow and are indexed to the fall of 2006. Construction costs can be greatly affected by location, access, weather, labor or material shortages, the capacity of construction marketplace, the difficulty of the proposed work and a multitude of other factors. Under - budgeting ofprojects in the early stages, in hopes of a "good bidding climate" later, often results in blown budgets and stalled projects: Implementation Phase 1of Option F resolves the mostgrgentneed ofreloeati_ng the KCHC andphysicallyintegrating it into the medical campus. The balance of the Option F Master Plan provides an orderly solution for addressing the healthcare needs : ofthe island for the foreseeable future. The tower provides room fornot only anticipated growth, butcontains contingency space for diagnostic and treatment services that are not apparent at this time: Strongconsrderatronshouldbe given to the development ;ofAssiste —dti gservicesonthe `northeast portion ofMi campus to provide a continuum -of -care to Island residents, as previously discussed. Open dialogue and cooperation should continue with the Baptist Mission, as a mutually beneficial use of their property south across Rezanof may evolve e! Finally; the KlBshould take every opportunity to passivelyacquirethe westernresiderrtialyoperties as they become available, to ensure the capacity for campus. growth, if necessary, in years to come: The Master Plan serves as a "roadmap" for the implementation of the selected Phases, allowing the Borough and Providence Kodiak Island Medical Center to plan for the future. Designed as a flexible framework for development, the Master Plan is to be periodically reviewed, challenged and revised, if necessary, as future planning and design Phases are completed. Prochaska 5' Associates 1.11 trig VA V a .4' k CB egi• rg *411111:1•10111121/:0 9 DUCITION mod KODIAK COMMUGNTY HEALTH goiteER (If2HC) • FUTURE HOSPITAL EXP IVY 1,40 1 l i� PROPOSED PARKING LOT (52) onsiting W NOM [01:111411URN- orvrrvIw ELECTRICAL CORRIDOR EVAC. STORAGE Fi Mk .\ .• MEDICAL RECORDS LOUNGE/ LIBRARY KIDS CORNER WAIT (25) r� STORAGE 7a'x12' -8' CHC FLEX/ j-EDUCATION RM FUTURE MED. RECORDS EXPANSION 7 qH K UT LAB 12' -0• x 18'-8' STORAGE 9' -5' x 12' -0• 1 DRUG 1 STORA 1 10' -0' . 12'-0 L UTILITY x 12' _DENTAL —OFFIC 10' -5' x 1 PRO CE URE RO M 12'-7 x -0• 00 FOUNDL OFIEICE 1 J.C. 1 CLOSET III BED ROOM L FUTURE EXPANSIO 10'-0' x 30 -10• RECEP. SCAL ALCO S' 1 14' -0' DIR. OFFIC 12'-s• x 12'-6' c WORK AREA CASE MG CUBICLE POD 1 POD 2 POD 3 E AT. re BILLING 11. 1 8' CUBICLE ACCT 8' 1 8' CUBICLE NS 'I0 S .]' r' EXAM. 10 J. 12' -0' '�taM 10'-0'xu -0' N OF 10-(r. • s K DIAK ISLAND BORO l.J.iH COMMUNITY DEVELOPMENT DEPARTMENT 710 Mill Bay Road, Kodiak, Alaska 99615 Public Hearing Item VI -C PUBLIC HEARING NOTICE A public hearing will be held on Wednesday, December 20, 2006. 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 -011 Kodiak Island Borough Bud Cassidy 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. Hospital Subdivision, Block 1, Lot 2A 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, December 13, 2006, 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: "6 P rl`n' -mat led < < -zo -o cn Current Location Agenda Item #VI C P & Z Case # 07-011 Kodiak Island Borough Request a Variance, in acceruance 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 15 foot side yard setback along Rezanof Drive East. 0 I I 305 1 I E 610 Feet 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 informalion: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. DAYTON & JENNIFER WANDERSEE 3600 SITKINAK KODIAK, AK 99615 CHARLES PEARMAN PO BOX 8782 KODIAK, AK 99615 WOM AMER BAPTIST MISSION 1944 E REZANOF KODIAK, AK 99615 LAIDLAW TRANSIT INC 144 RAILROAD AVE STE 310 EDMONDS, WA 98020 JAY TJOHNSTON ETAL PO BOX 433 KODIAK, AK 99615 COASTAL DANE, LLC 1914 MILL BAY RD KODIAK, AK 99615 KODIAK VENTURES, INC P.O. BOX 1066 KODIAK, AK 99615 CITY OF KODIAK P.O. BOX 1397 KODIAK, AK 99615 WALTER & CATHERINE LOEWEN 1818 CHICHENOF ST KODIAK, AK 99615 JAMES & DOROTHY CHAPMAN 1814 CHICHENOFF KODIAK, AK 99615 SARA BULEN 5645 E. 9111 ST TUSCON, AZ 85711 KODIAK METALS & SUPPLY CO 2018 MILL BAY RD KODIAK, AK 99615 KODIAK METALS & SUPPLY CO 20] 8 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 KEN WARNER P O BOX 4324 KODIAK, AK 99615 ANTRIL SUYDAM PO BOX 257 MUKILTEO, WA 98275 STEVEN & PATRICIA PRIM '1 1816 CHICHENOF ST #6 KODIAK, AK 99615 STEPHEN & LAVONNE DRYDEN 1817 SIMEONOFF ST KODIAK, AK 99615 WOM AMER BAPTIST MISSION 1944 E REZANOF KODIAK, AK 99615 CITY OF KODIAK P.O. BOX 1397 KODIAK, AK 99615 FIELDS RENTALS INC DEWITT & WANDA FIELDS POBOX25 KODIAK, AK 99615 THOMAS & PATRICIA TROSVIG 11132 LAKE ORBIN CR KODIAK, AK 99615 KODIAK VENTURES, INC. PO BOX I066 KODIAK, AK 99615 MK ENTERPRISES, LLC PO BOX 2338 KODIAK, AK 99615 SUNG KIM P.O. BOX 769 KODIAK, AK 99615 MILDRED MULLER TRUST P.O. BOX 882 KODIAK, AK 99615 REDEMPTION, INC. PO BOX 125 KODIAK, AK 99615 NILDA DUMO, ETAL 1812 CHICHENOF ST KODIAK, AK 99615 $RIAN & JACQUELINE MULLEN LOLA HARVEY WAL 1ER &MARYMCFARLAND 1815 SIMEONOF ST 2808 ASPEN DR P.O. BOX 2774 KODIAK, AK 99615 ANCHORAGE, AK 99517 KODIAK, AK 99615 PATRICK KREIGH ETAL 1813 SIMEONOF ST KODIAK, AK 99615 JERRY &SARAHBABBITT 1816 SIMEONOFF KODIAK, AK 99615 JUSTIN HORN PO BOX 8933 KODIAK, AK 99615 ALEXKLEMZAK JAMES & SHARON MAJOR FRONTIER BAPTIST CHURCH PO BOX 3152 P.O. BOX 532 P.O. BOX 392 KODIAK, AK 99615 KODIAK, AK 99615 KODIAK, AK 99615 ANGELITO &ADELAIDALLAVE 1812 SIMEONOFF ST KODIAK, AK 99615 RICHARD GREENE P0 BOX 2124 KODIAK, AK 99615 SANbRA VINBERG 1810 SIMEONOFF ST KODIAK, AK 99615 PENELOPEHEES MARK & JENNIFER VI OM MARKWITHROW ETAL P 0 BOX 3753 PO BOX 318 1818 E REZANOF DR KODIAK, AK 99615 KODIAK, AK 99615 KODIAK, AK 99615 KODIAK ISLAND BOROUGH 710 MILL BAY RD KODIAK, AK 99615 KODIAK ISLAND BC"7UGH - COMMUNITY DEVF'- OPMENT DEPARTMENT 710 Mill Bay Rd., RI 1 205, KODIAK, AK 99615 -6398 (907) 41. 163 - FAX (907) 486 -9396 www.kib.co.kodiak.ak.us Applicant Information r�a'oe4X /sl../' ov, b Property owner's name `J 7/e "el / 6441 Property owner's mailing ad ,i7.67/4K di. g, Cit 91O/ State er nw 6/C Zip Home phone Work Phone E -mail Addr. Agent's name (If applicable) Agent's mailin ddress City State Zip Home phone Work Phone E -mail Addr. Property Information l Vs,6va no Property ID Number/s clock r 1 / Le . 4V-hevrr4z- _� 6dt� rs'4 Legal Description / Current Zoning: /4 5 /�� G'S_ /,q. ,P d Applicable Comprehensive Plan: Year of Plan adoption: Present Use of Property: Ale/14 eij 6444 /L_ lS/Q ✓c/ /j1Qd cc� trie-firey" /444,4-r4-4 Proposed Use of Property: A.. /di eetA.l -•c .C5 -,4 /4,4 -7-its �Byf Ui/Ltat'_ ZS / 1./- '6ar‘ (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 As -bullt Survey _ Photographs V Maps _ Other Property Owner's Signature Date Authorized Agent's Signature Date .� lc nf o 1A development plan for one or m5re t lots on 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; util'ily 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, ©1993 by Rutgers University) Code Section(s) Involved: STAFF USE ONLY i7- 33 /Variance (KIBC 17.66.020) $250.00 Conditional Use Permit KIBC 17.67.020.6) $250.00 Oth- - pearance -. sts, site plan review, etc.) $150.00 Zo ing c ange f (KIBC 17.72.030 and 030.C)* Applica signature PAYMENT VERIFICATION *'Zoning Change, Fee Schedule: (per KW Assembly Resolution Elf. July 1, 2005) Less than 1.75 acres 476 to 5.00 acres 5.01 to 40,00 acres =10.01 acres or more 51,500.00 NO' rdvd 5 z z - C6' cable Kodiak Island Borough Code Application Regh...,Cmts 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 commission, 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: 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; 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. and 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, requirements which it finds necessary to carry out the intent of this chapter. These stipulations may increase the required lot or 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. Publie 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 detailed site plan by the commission: Zero Lot Line Development 17.34.090 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. Boundary Amendment (Rezoninv1 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 DATE /r f /f© B U D G E T A D J U S T M E N T Explain: P /fL'61-u4e,/ eLG. 4G i Aeta ,Q v7te✓ Ci �ltt C'%/C jU, /a"1/ c cta/ eze.`/ 4 -et_ /zp s,0n4 -t /v� Prepared By: Approved By A( FUND DEPT ACCOUNT NUMBER DECREASE INCREASE f66 eca —(42 (Co ; .Z5-70 —) 3IO 746 °ASV l70 Zsre — II Explain: P /fL'61-u4e,/ eLG. 4G i Aeta ,Q v7te✓ Ci �ltt C'%/C jU, /a"1/ c cta/ eze.`/ 4 -et_ /zp s,0n4 -t /v� Prepared By: Approved By A(