KODIAK TWNST BK 19 LT 10 - VarianceTelephones 486-5736 - 486-5737 — Box 1246
KODIAIC, ALASKA 99615
June 30, 1978
Mr, Blake W. Kinnear
P. 0. Box 2743
Kodiak, Alaska 99615
In re: Your request for a setback variance to permit construction
of a new dwelling structure on an existing foundation which
will encroach approximately 17 feet into a required front
yard, 1ot_10,- Block 19,-vTownsite Addition
114AP°'
Dear Mr. Kinnear:
In its meeting held June 26, 1978, postponed from June 21, the
Planning and Zoning Commission granted your_variance request.
We suggest that you come in to our office at your convenience,
but before beginning construction, to apply for a building permit.
If you have any questions concerning this matter, please feel
free to contact our office.
Very truly yours,
DEP TMENT OF ANNING AND COMMUNITY DEVELOPMENT
Robert A,' Marmaduke
Borough Engineer
RM: am
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KODIAK, -t '
ALA°:ACE
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'- KODIAK. ISLAND;==PLANNING =,AND:•=ZONING COMMISSION
ariance=Lat -.l ,. }B°lock
Kodiak Towrisite. Addition
Our .1ot :s' situated- or�'Lot`1Q.B1'ook.l9-;:of ,the °new
Kodiak..Townsi.te Addition:'. `Attached: please._ find' a_plot
:plan :showing; existing landproposed.' locations 'for _our
home and elevation data. •We.plan- :to replace our
detiorating single family' -'dwelling as ,soon;a's ,,possible..
e believe We have,: the _-:nece•ss ary, .resources . t o• carry - -it
tocompletion,:
• Presently °the. .:rear`:..of our:.,h`ous0, sets,. on the- front ;lot:.
line.. at - the=,top of - our- -:l,ot a `Ther•e> exists:: a .terr'ace .or
bench -which approximates :the::w•idth'• of thp".--;set:---back:!:-.'
requ'iren ent,ss ,and; •suppor;ts •'the- .s`t'ructure . . The '-s tope. 'be-
comes . extrem>iy seep, (appr..ox,. • ; 2 7,1 y, -and, would. •require
complete regrading:of. 'the . slope ,in-prder-`ao--place the new;,
str.petgre'..in strict accordance. with'' the Provisions; of
the ..title. . This .would be', complicated'' by the. rock :outcropping..:
that lies shallow beneath;fthe Slope. The':'neighborhood.
is fax tab' densely populated to allow for '-blasting,;of
leaving rs ;little': choice but: to build: extensive
and expensive re:taning..t�ra1°ls and :f 'ill. behind them
Thus, we submitt tha'.the' .on.ly practical :!'place to build
on our aot is: on the. bench occupiedby: the: present house:
page .2
Tiorou01-
RECHW
TON
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2•:.!8Millgalt110.2t11.324314':::-)1';'"
The granting of this variance should not be unduly
prejudicial to our neighboors or the public. Most
of'our neighboors, in fact,•are in comparable situations
.
to ours, and few properties in the vicinity comply
strictly with the provisions. The city has recently put
in a retaining wall and improved the firelane on our
front lot line. Our plans would not interfere with the
firelane, and in fact should help. We would be able
to build off-street parking for ourselves, thus
relieving part of a problem that has long been a irritation
in the neighborhood.
Finally, we believe that the replacement of a badly
deteriorating 'residehce with .structurally sound home
practically situated on our lot should not be -contrary
to the objectives of the comprehensive plan.
Sincerely,
Blake W. Kinnear
218 Hillcrest
Kodiak, Alaska
B. 7. Z-78-056. Setback Variance to permit construction of a
building upon foundation of existing building which encroaches
into a front yard, Lot 10, Block 19, Townsite Addition
(Blake W. Kinnear)
Request
This is a request for a variance to permit the reconstruction
of a new dwelling structure on an existing foundation which
will encroch..: approximately 17 feet into a required front
yard.
Site
The petition area involves one R-3 zoned lot containing .
approximately 11,416 square feet. The site is quite steep
with grade slope of approximately 2-1. The proposed building
site is the only reasonably level site on the lot which will
allow some front yard setback. The property is located on
the down hill side of Hillcrest Avenue.' Public sewer and
water are both available to the site.
History
The existing building on the site presently occupies the entire
required front yard additionally,.one:.:corner of. the_.building
encroaches slightly into hillcrest avenue. The proposed
reconstruction would set the building back some 8"feet from
the street as indicated on the attached site plan.
Analysis
Staff in reviewing the request and section 17.66.090 B of the
Zoning Ordinance finds:
• •
1. That the steepness of the site does constitute an exceptional
physical'circumstance limiting the location where a dwelling,
couldreasonably be constructed.
2. Staff -finds. that the additional site preperation costs
associated with reconstruction of a dwelling -on this site in
a conforming location would. result in an unnecessary hardship.
3. Staff finds granting this .request 'will not- result in material
damage or prejudice to the neighborhobd. It will remove an
existing encroachment from the public rightof way.It will
provide a—minimum of one third -the -front yard required which
is one third more that presently exists. It will allow off
.street parking on the..sitewhich is aSlo not presently available.
4. Staff finds in the case granting a variance will not be
contrary to the Objectives of the comprehensive plan andit will
allow better utilization of the site.
Recommendation
Staff recommends -this request for a variance be granted.
P & Z MINUTES, JUNE 26, 1978 Page 4
Chairman Anderson called Mr. Fischer forward. Mr. Fischer requested the
Commission consider an alternate date for the variance hearing requested by
Mr. Duncan Fields. He stated that he did not think it right for one party
to request a postponement when a hearing had been advertised and a quorum of
the -Commission was present and other parties wish to be heard on%the matter.
He requested action on the setback request hearing tonight as all parties are
available.
-Chairman Anderson stated that due to the presence of only a quorum, he had
offered every petitioner the opportunity to be heard or to postpone action
on their case until the next regular meeting. Chairman Anderson asked Staff
to call Mr. Fields to.determine if he could return for the hearing.
Z-78-052. Chairman Anderson asked Mr. Pugh to read the Staff analysis into the
record.
Chairman opened the public hearing No one appeared and the hearing was closed.
It was moved by Mr. Pugh and seconded by Mr. Erwin that •the Commission grant the
setback variance to permit relocation of a house on lot and attachment to
garage Lot 29 Block 12 Aleutian Homes Subdivision. Motion carried by unanimous
roll call vote.
-78-056. Chairman Anderson asked Mr. Pugh to read the Staff analysis into the
record.
The Chairman asked Mr. Milligan to expand upon the analysis. Mr. Milligan
indicated the existing and proposed building locations on the site plan and
reviewed the topography of the site with the Commission.
Chairman Anderson opened the public hearing.
Mr. Blake Kinnear explained his request. He explained the car deck would not
encroach info—fa Hillcrest right-of-way and the reason why they wanted to
remove the existing building and replace it with a new structure.
The Chairman closed the public hearing.
It was moved by Mr. Pugh and seconded by Mr. Erwin that the Commission grant a
setback variance to permit construction of a building upon foundation of existing
building. which encroaches into a front yard on Lot 10 Block 19 Townsite Addition.
Motion carried by unanimo
5
Mr. Anderson asked if Staff had contacted Mr. Fields. Mr. Milligan replied "yes"
Mr. Fields had retired for the evening and since Mr. White is now represented by
counsel, he (Mr. Fields) felt he should also be represented by counsel at the time
of the Commission's hearing.
Mr. Fischer reiterated his request that the Commission proceed with the hearing.
He explained the urgency in proceding as quickly as possible. A discussion
developed between Mr. Fischer and the Commission as to how soon a hearing could
be held and the posting of a stop work order until a hearing is held.
It was moved by Mr. Pugh and seconded by Mr. Ball that the Commission continue
the hearing on the setback variance to permit construction of a building addition
which encroaches into a side yard on Lots 6A and 6B Block 8 Townsite Addition
until Monday (July 3, 1978) evening at 7:30 p.m., and that until this hearing is
held we (Commission) direct the Staff to obtain through any legal means possible
a stop work order on the project currently going on this property. Motion carried
by unanimous roll call vote.
The Commission indicated that Monday, July 3 would be a could time, following the
Fields hearing, to hold a work session with Mr. Brechan, Mr. Welborn, Mr. Iani,
and Mr. Wittich to review the industrial rezoning request that they had submitted.
KODIAK ISLAND BOROUGH
NOTICE OF PUBLIC HEARING
Notice is hereby given that the Kodiak Island Borough Planning
and Zoning Commission will hold Public Hearings during its
regular meeting at 7:30 p.m. Wednesday, June 21, 1978, in the
Borough Assembly Chambers, 700 Upper Mill Bay Road, Kodiak, on
the following requests:
1. S-78-040. Vacation of Lots 5A and 5B, and Replat to Lots 5C and
5D, U. S. Survey No. 3099: 1.27 acres, 2 lots (Margaret Emmons:
Pete Venaas Estate, Dennis Murray, Executor);
2. S-78-046. Vacation of Utility Easement within,Lots 19A and 21A,
Block 5, Erskine Subdivision, U. S. Survey No.:562: 10' x 99.87'
(Knox Christie);
3. S-78-050. Vacation of Lots 7 and 8, and Replat to Lots 7A, 8A, and
9, Block 1, Killarney Hills Subdivision, U. S. Survey No. 3218:
2.12 acres, 3 lots (Richard Carr);
4. S-78-049. Subdivision of Lot 11D, Block 7, Bells Flats, Alaska,
Subdivision: 3.252 acres, 3 lots (Richard Lather);
5. Z-78-023. Final approval of a 14 -unit group housing Exception,
Lot 5, Tolbert Subdivision, and Lots 4, 5, a portion of Lot 6, and
Lots 8 and 9, Block 1, U. S. Survey No. 2910: 1.397 acres, 7
structures (James Dalton Clark, A.I.A., and Thomas and Mary Gallagher);
6. Z-78-043. Special Exception for the removal of sand from Pillar
Creek Beach, T. 27S., R. 19W., S.M., Section 30 (City of Kodiak);
7. Z-78-051. Rezoning from Unclassified to Industrial, Tract S-4,
U. S. Survey No. 3218: 8.56 ± acres (Russell Welborn);
8. Z-78-052. Setback Variance to permit relocation of house on lot and
attachment to garage, Lot 29, Block 12, Aleutian Homes Subdivision:
(Daniel J. Bayne);
9. V-78-054. Special Exception for additional use (manufacture and
storage of crab pots) in an Unclassified zoning use district, Lot 1,
Block 1, Tract M, U. S. Survey No. 3218: 40,796 sq. ft. (Alagnak, Inc.);
10. V-78-055. Setback Variance to permit construction of a building
addition which encroaches into a side yard, Lots 6A and 6B, Block 8,
Townsite Addition (Duncan Fields);
V-78-056. Setback Variance to permit construction of a building upon
foundation of existing building which encroaches into a front yard,
Lot 10, Block 19, Townsite Addition (Blake W. Kinnear);
KODIAK ISLAND BOROUGH
NOTICE OF PUBLIC HEARING (Page 2)
The Commission, after public testimonies, will render a,
decision on each of the above requests. The meeting and
Public Hearings are open to the general public.
KODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
Harry Milligan, Secretary
Publish: June 14, 15, 16, 19, 20, 21
KODIAK ISLAND BOROUr
Box 1246
Kodiak, Alaska 99613
Z-:,78 -056
FIRST CLASS MAIL
NOTICE OF PUBLIC HEARING
The Kodiak. Island Borough Planning and Zoning Commission has received a petition from
Blake W. Kinnear
requesting
Setback Variance to permit construction of a building upon
foundation of existing building which encroaches into a front
yard, Lot 10, Block 19, Townsite Addition
The Kodiak Island Borough Planning and Zoning Commission will hold a Public Hearing
on this matter at 7:30 p.m. Wednesday, June 21, 1978
in the Borough Assembly Chambers, 700 Upper Mill Bay Road, Kodiak. You are being
notified because you are either the property owner of the above -referenced lots; or
an owner of property within 300 feet 9f the above -referenced property. This will be
the only Public Hearing before the Planning and Zoning Commission on this petiti9n,
and you are invited to appear and voice your opinion. If you cannot attend, you may
submit a written opinion that can be read into the minutes of the Public Hearing.
If you would like to comment on the 'petition proposal, this form may be used for
your convenience, and returned to the Planning Department.
Further information is available from the Planning Department, telephone 486-5736.
KODIAK ISLAND BOROUGH
Department of Planning and Community Development
Name Address
Legal Description
Comments
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Date Built / L(1.-7
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IILDING TYPE AND USE
Exterior
Interior
Foundation
4. EXTERIOR,
6. INTERIOR (Continued)
7. Floors (Continued)
Single .
__Double
_Other
__# Stories
attic Finish
_Basement
_Frame
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.._Log
FOUNDATION
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Concrete
//Building
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Siding Kind
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Kind
Log
Log Siding
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Plywood
Slab
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Grade —__..P A G
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Basement
Number
Rooms
Number
Baths
1st Floor
Wood
Concrete
Bath
Living Room
Bed Room,:,
FINISH
2nd Floor
3rd Floor
Attic
8. HEAT
Total #
5. ROOF
7,0
3ASEMENT
Partial Y S.F.
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_Cribbed
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_Outside 1Entrance
.._Rec. Room
.Living Area
Size
Size
_Fin. Walls _Kind
__Fin. Floor _Kind
,_Fin. Ceiling Kind
_ _Flat Gable _—_Hip
Other Kind
Shingle
_._Shakes
_.__Composition #
_insulation
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Metal
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Kind
Kind
Other%`"' •
6. INTERIOR
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_Bracing
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Floor 7-1'4,-- " si r
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- Masonry
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Plywood
Finished
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Grade of /'�
Floor Plan —P _A G
Ceiling Height
—Basement
1st Floor
Ind Floor
Attic
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Grade of
Kitchen _ P _._A _G
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Range Built-in
Bath Room Finish �'
_Attic Stairway
Attic Unfinished
—Attic Useful • %
Number Dormers
,Shed Type
Gable
7. FLOORS
V./Stove
Oil Furnace
Coal Stoker
—.._Hot Water
—Hot-air Forced
Radiant
_,_.Space Heater Kind
Floor Furnace
Number of Chimneys
_.Kind
NUMBER OF FIREPLACES'
_Basement
_1st Floor • Type
9. PLUMBING (Continued)
Y'" Water Source -.5;2-
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10. ELECTRICAL
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TOTAL GRADE
11. GARAGE
9. PLUMBING
2, T�
_# Tubs_w/shower
# Toilets
—t__# Basins
' # Kitchen Sinks
Size /
# Shower Starts_
Size
_ _# Hot Water Tanks
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Bridged 'L" -r-
Post Size - ir' o c
• Beam Size /1- o c
9nd Floor — o.c.
# Gallonsind
Grade 12 PORCHES
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13. YARD IMPROVEMENTS
_ _# Laundry Trays
Total Number Fixtures
Jther Buildings
Area
Floor
Roof
Interior
Heat
Plumb
Unit Cost
Adds & Deducts
Rep!. Cost
Age
Condition
Buikling Cost
BUILDING VALUE CALCULATION
OPERATIONS AND PROCEDURES
BUILDING AREA CALCULATION
:tem
No.
Area or Quantity
- �rJ
Unit
Cost
Total
96 2?
Performed By
Date
Square Feet — Ground Area
Inspection ,../
Classification
Floor or Part
Width
Length
Area
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Calculation
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Review
ADDITIONS AND DEDUCTIONS
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DEPRECIATION AND OBSOLESCENCE
DEPRECIATION
a. Effective Age .. '
Depreciation %
Notes: //,.:;,/'
/e
b. Observed Physical
Condition / '' %
r;. Total Depreciation
(a -I b)
Perimeter
5-11
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d. Net Condition
(100•c)
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OBSOLESCENCE
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e. Overimprovement
f. Underimprovement
g. Other
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h. Net Condition
(100 - (e4- f -1-g)
i. FINAL NET CONDITION
(d x h) %
SUMMARY OF APPRAISED VALUE
Principal Building
Appraisal
i;.
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Other Principal
Buildings Appraisal.
Accessory Buildings
Appraisal
To al Replacement Cost
Cost :Conversion Factor
Adjusted _-Replacoment:Cost .
$7 2, 7
$/_3/ 9./.5"
Total Building
Appraisal
Total Land
Apraisat
TOTAL APPRAISED
VALUE
Scale '/a"
Other Description:
Size:
Area:
Use Zone:
Valuation Code:
Land
1.
Unit Price:
INFLUENCES:
PLUS
MINUS
Depth
Land
Topography
Total
Irregular Modification
,-;,.),,,' .:-,
.-7, :,., • ,, -
View
, •
.• .
,.
Drainage
/82.5
4.200
Physical Barriers
466
Access
Corner
,
Water .
Sewer
Sidewalk
Paving
/970
Curb & Gutter
3,50-0
79yo
Other
i';( -,C) P -t1-,—
.
r • „„,
.
TOTAL
7,2..1--
P v_?.e7'
Net + (—)
(7/i
4'7
Year of Valuation:
Basic Land Value 2TS
Plus or (Minus) Factors
Net Price of Land 2
Remarks:
•
• 0 A
11) j) 00(..)
LAND VALUE''
YEAR
OWNER
ASSESSED VALUATION
REASON .
FOR CHANGE
Land
Bldgs.
Total
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.-7, :,., • ,, -
, •
.• .
- i Y 0 a - a ••• e'
/82.5
4.200
13j5
466
06,thvoru
.:1‘...-.:•:- _. ,..-.1. .
_,...
.r.
/970
, ..
A AA _. , ,._,, 1* __.... , ..
3,50-0
79yo
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REMARKS : • ..1-./ ,,,,,, - :,
.
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PICTURE:
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• PT 7 / 0
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v./
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Other Description:
Size:
Area: Use Zone:
Valuation Code:
Land Use:///71/.6'; Unit Price:
INFLUENCES:
PLUS
MINUS
Depth
OWNER
Land
Topography
Total
Irregular Modification
View 7— fe- ---
Drainage
/ 8_7_5_14
c:2(2.-1_,3(215
Physical Barriers
...Vg4
4,202) 797.C"
Access
416 6
___aew&oeti__,___Hiferawy_e_4-_-.7-
.•.'" .,
Corner
/
Water
, , .
. ,
Sewer
...
1_94,e
/970
Sidewalk
C--,
7 9J0_ it; 9:3. c
Paving
. i ".:1 , )
Curb & Gutter
•! 1(2/
Other
1,j.,&-, •
2 CI;
TOTAL
c,2 ill fij *-- Cf II , — /'7 1.:
;1 - .19
Net + (—)
Year of Valuation: .
Basic Land Value
Pius or (Minus) Factors
Net Price of Land _2_2/
Remarks:
IQA
J)
LAND VALUE:
YEAR
ASSESSED VALUATION
REASON
FOR CHANGE
OWNER
Land
Bldgs.
Total
/1.4 I / ' 7/
/
. r e
/ 8_7_5_14
c:2(2.-1_,3(215
...Vg4
4,202) 797.C"
416 6
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/
',(-1,-,-)
, , .
. ,
...
1_94,e
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