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Kodiak IslandBorough
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2. Strlct appllcatlon of the zonlng ordlnances would result ln practlcaldlfflcultles or unnecessary hardshl ps.
3. The rant 1n of the varlance wt11 not result in naterial dama es or re udlceto other properttes ln the vlclntt y nor be detrlmental to the pub 1lc shealth,safety and welfare.
Grantlng of the variance should not result ln materlal danage or prejudlce toother propertles in the area or be detrloental to the publlcts health,safety, or welfare. The surrounding area ls zoned R3--Multlfamlly
Re61dent1a1, whlch pernlts a varlety of land uses, lnc1udlng low to highdenslty residentlal, offices, cllnlcs, churches, schools, beauty shops,boardlnghouses, and parks and playgrounds. Current land uses nearby the 1otlnclude single-faur1ly resldences, a church, and a uultifamlly houslngdevelopment. A professlonal offlce and slngle-fanlly residence should beconpatlble rrlth both the potentlal and existlng uges for the surroundlngarea. Hoeever, slnce the offlee bulldlng wl11 be located between tuoslngle-famI1y resldenceg and ut111ze the back yard for parking, a buffer
between the parklng lot and adjolning propertles Is approprlate, A solldfbnce or other buffer w111 reduce the potentlal lmpacts of addltlonal nolse,llghts, and trafflc generated by an offlce use. If such a buffer 1s lncludedas e condltlon of approval, the proposed use should not be detrlmental topubllc health, safety, or welfare,
4. The BrantlnS of the varlance Lrtll not be contrary to the objectives of the
Coropretrgnslve Plan.
Grantlng of the varlance w111 not be contrary to the obJectlves of theConprehenslve Plan whlch ldentifies thls area for Central Buslness Dlstrict.In fact, converslon of the structure to an office Is uore ln keeplng rrlth thecouprehenslve plan than the exlstlng low denslty resldential use.
rouy colt
Novenber 19, 198 7
Page 1\ro
The strlct appllcatlon of the zonlng ordlnance would only a1low the atructureto be used as a slngle-fanlly residence. Thls 1s an unnecessary hardshlpuhen the lot ig zoned R3--Multlfanlly Resldentlal, the proposed uses areperoltted ln the R3--Multlfamily ReBldentlal Zonlng Dlstrlct, the use lsconslstent wlth the conprehensive p1an, and all other Title l7 requlrements
such as off-street parklng can be met.
o
Kodiak IslandBorough
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Toby Cook
Novenber 19, 1987
Page Three
5. That actlons of the appllcant dld not cause speclal condltiona or financlalhardahip from whlch relief ls belng sought b the varlance.
6, That the grantinI of the varlance rrlll not pernlt a prohlblted land use inthe dlstrlct lnvo1ved.
Professlonal offlces and slngle-fanlly residences are permltted land uses lnthe R3--Multlfaully Resldentlal Zonln8 D18trlct.
THIS APPRoVAL DoES NOT ALLoW ANY CoNSTRUCTION T0 BEGIN. you
and/or a building pernlt. Please conlact
nust flrBt obtalnthls offlce forzonlng coEpllancefurther detalls.
An appeal of this declslon Eay be lnltlated by any person or party aggrleved byf1llng a rrrltten notlce of appeal lrlth the Clty Clerk wlthlD ten days of the dateof the Connlsslonrs declslon. The notlce of appeal must state the speclflcgrounds for the appeal. Therefore, the Comllsslonrs declslon L,111 not be flnal
and effecti-ve untll ten days following the declslon.
Fallure to utllize thls varlance wlthln 12 uonths after lts effective date sha1lcause lta cancellatlon. Please brlng this letter wlth you when you coDe to ourofflce to obtaLn zonlng complJ.ance for any constructlon on your 1ot.
If you have any questiona about the actlon of the ConDl6aion, please contact Ee.
Slncerel
Robe t H. Pe ders n, AICP, Aesoclate Planner
Connunlty Developnent Departnent
cc: Kurt LeDoux
In th16 cese, actlona of the appltcent have not caused the condltions fromwhlch rellef ls belng sought by a variance, The lot rras platted in l94l and1a nonconforolng rlth respect to current zoning regulatlons. The orlglnal
houge was constructed prlor to 1960.
o .,;."l. The ran t 1n of the l,111 not result 1n matertal
d ama ert les n the vlclnltbe de!r1ncntal to the pub I ealr ety and lreLfare.
CrantinS of the varlanca should not !esult tn oeterlal demageor preludtcc ro other propertles in che area aod should not b.detrinental to rhe publlcrs heal!h, safety, and lJ€1fare.A11olJ1n8 th. spaces ro b. rvelve (12) fecr ln deprh ratherthen tEcnty (20) feet and an8led ro th. road vlII €nhance rhepub1lc sefery. This flndln8 1s predic!teal on the assurdptlonahat the Alaske DepartDln! of Transportatlon and publlcFac11irle6 lJ1.1] lssua a drlvesay pernlE fot the proposedparklnS spacG and acces6 d.slgn.
4. Ihc rant 1 of Ehe varlanc. elll not be to thaob'lect tves o the CoEprehenslve P1an.
GrantlnS of tha verlanca r,llL not be contrarv toobjectlvas of th. Compr.h.n6lvG plan to !h. axtan; thacComprehenslve PIan is valld for thid propetty. Thed€plcts thls bLock for pub1lc and open spacc bui none ofIots are ln pubIlc om.rship.
the
lheplan
thc
5. That actlons of the a ltcent dld not caus. !t aclal condltlonsor f lflenclaI hardshlp ch relle f ls nB souBht by th.varlance.
ln thls cas., ectlons of thc appllcant hava not caused th.condltlon3 froll whlch raIlef ts being sought by a varlenc..Thc brrlIdlng sas construct.d In irs present locatlon prlor totha appllcan!rs ownerlhlp end the varience t,lll be dectdadprlor to allorrl.nS thc apecer co bc conflgurcd ei!h a ttj.lv.
( t 2) foot deprh.
6. Th6r rh.rant ln of the varlanc€ wlll not erEit a roh Lb l redIause ln th. dlslrlct
B) CASE 87-058. Requ.6t for s varisnce frolr S.ctlon t7.36.030(NonconforEln8 Lotr of Record) of rhe Borouth Cod. to pernlt an.xtsttng slngl.-faEl1y residenca located on a nonconforElng 1ot ofr.cord (substandard lot area snd uldlh) 1n e R3--MuItlfasllyR.eld.ntlal Zonlng Dlstrlct ro be convertGd into a professtonelofflce butldl.nS contalnlog a seperatc sin8le-fe!11y dlr€I11n8 untt.Lots 6A,68, and 6C, Block 8, Kodiek Townslte; 219 Hll1 Bey Road.(Toby Cook/Joel B. Davls)
CoHMISSIONER HENDEL requestcd roIn!cr.9t. COMHISSIONER HEINRTCHS
b. lxcused duc to a confllct of
excu8ed CoWISSIoNER HENDEL.
BOB PEDERSoN lodlcrtcd 3E publlc hearlnB nottcrs rr.re nalled forthlg cas! and 2 w.r. raturnad, both uere ln fevor - one of th.relpond.ra taqu.!tad a condltloll ot approvel for ! Blx foot solldf.nco. Sacondly, a p.tltlolr sas clrcul6ted a6ontst the nGlghboraand e copy of thet petltloo sas Lnclud.d ln th. pecket. Staffreco@roded epprovrl of thls r.qucat, subj.ct to th. condltton ofapproval outllnad Ln thc s!aff teport.
Rctular S.Bslon Closed.
Pub llc HearlnS op.nad:
ToBY COOR, ag.ot for th. Devlsrs, appcarad b.tor! the CooEllalonend axpress.d rupport for thlB r.qur!t. Hr. Cook alao s!at.d thatlf the CoEEls6tort dld grent th. verlance, s raaronlble aDount oftlD. needed to b. ellolt.d for th. f.nce to bG built.
A d lscusBion ansued aDontat
r.Berd1n8 the slSnatures on the
tha CooEk6lontra end Mr. Cook
P. t ltlon.
3PlanntnS 6 Zonlng ColoDlssLoo NoveDb.r I8, I'987 tllnuteg
The c1lnlc Ir s perlilttad land u6a on thlt sp.clfic lot ln e
R I --S tnt l.-FeElly R.sldenrlal ZontnS Dl.rrlct by vlrtu. of ancxc.ptlon grant.d h 1975.
a a
TOH HENDEL, 2[7 M111 8ey Road, appee!ed b€fole lhe Condisslon andexpressed non-obJectlon to rhis requ.st, furthar statlog rhat ch.only conc.rn ts that a solld feoce. b. provldcd ,rlor to issuancc ofe c.rllflcece of occupency. Yr. Hend€l also noted lhe narroe irldrhof the accea6 to the propcrty,
A dlscusslon ensued amonSst the Coi]oissioners snd Mr, HendelconcernlnS th€ length of tinl. for construction gf rh€ fenc€ and rhe
Practlcal usc of the accesa drlvewey.
ToBY C00K r.eppeared b€for. lhe Cotrolsslon and dlscussed the accesslo the proprrty and td.ntlfled tha! the parklnS alternatlvc ofualnS the church property lres not posslble.
A di8cusslon engued atloEgst thc Comolssion€rs and l,{r. Cookconcernlng tha f€nce and paactlcal u3a of tha aaccss drlvesav.
TOll HENDET raappeared b.fore the CoEolBslon and dl6cuss.d the fenc.end the accega.
Pub11c Hearlng CIos€d.
ReBular S€sslon opened.
CO!'IHISSIONER AI{DERSON HOVED TO CRANT a raqualtt fot a varlanco fro6Sectlon t7.36.030 of th. Borouah Cod. to perElt an exlstlngslnSle-faally residence located on a nonconforDlng 10t of rccord lne R3--Hultifaolly Restdentlal ZoninB Dls!rtct, Lots 6A throuSh 6C,BIock 8, Kodlek Tovn6lte, to br converted lnto a profesBlonelofflce bulldlng cont6lnlnt a slnSI€-faB11y restd.n!1aI drrelllnSunlt on tha sccond floor, sublect ro Ch. coadltlon of approvaloutllned ln th. 6teff rapott datcd Novedber 5, 1987 and to edoptth. ftndlngs contalnad h th. steff report datcd Novenber 5, t9g7as lFlndlngs of Fact" for thls cEse, changlng the conditton 6fepproval to r.ed, "A Blx (6) foot so1ld eood.o fence 1s plecedalong the L.ft slde propcrty 11n. of thc lot pllor to rhe lssuanc.of a certlflcate of occupsncy for offlcc usr. 'i The Eotion t.,as
s a conded.
A dlscu6slon ensued aEoo8st th. CoEnlsslonerd and CoE$unltyD.velopDant Dap6rthettt staff regardl.ng the condltlon of approval.Aa a result, Mr, And.raon accepted th. folloelng uordint of Ghecooditlon of approval as a frlendly anendoent !o hls EotLon, 'rA 61x(6)
1lna
foot solld eoodeu fcnca is placad e1on8 tha lelt slde propertyof th. Iot prlor to th6 lBsuance of zoolnS conpl{ance or acertlflcata of occupency for office uee," The aecond concurred.
Th. questlon eea called end the Eotloncall votc. Comlaglon.r H€lorlchs vot.d
CARRIED bv EaJ orlty roIl
l. Exc.t lona1 h slcal circuEstances or cond tlono a Ilcab 1e to!he f €rt or lntended uBe o t rrh 1c hnot a ply co ot r DtoDcrtla s nt e saEa landl.strict.
Tha unlquc condl.tl.ona appl,i.cab1. to !h. lntcnded usc ofdevelopD.nt for thls c6s. ara the substendlrd 10! BlzG andsubstendard lot rrtdth 1n r.letlonshlp to the exlgtlngR3--Hu1ttfrd11y R.sld.ntlal zonln8 of th. 1or. The totcontaln6 6,211 squar. f..t ulth an av.raga uldth of 47,42f..t, Ba6!d on lhas. nonconforor.tl.s, eny perolttadRl--Hultlfaolly R.sldlntla1 u.. of !h. lo! other rhen a8tn8lo-feolly lesld.nc., requlrr. e varlanca! The 1ot l,egpkttad r.lth a 5,270 squlrc foot lot slza and s 47.42 foo! Iotrr.dth 1n 1,941 end ha! bc.n zonGd R3--IuLtlfaE1ly Residenttel.slnce st kast 1966.
PlannlnR & ZonlnR CooDlsslon Nov€Ebcr I8. I987 lrlnutes
CONDITION OF APPROVAL
l. A slx (6) foot sotld rrooden f.nc6 Ls plsc.d E1on8 the 1ef!slde proparty lLoe of ihe lot prlor to tha lsruence of zonlngcoDpllenca or a ccrtlflcere of occupsncy for offlce uac.
FINDINGS OE FACT
o o2. Strlct a I lcat lon of the zonln ord lnanc. s trould result 1nprac! lcal dif f lcu Itles or unnecessary har tps.
The strlct appllcatlon of chc zoolng ordlnanc. !,ould onlyalloe the atructure to bc used as a slngle-fahily residence.Thls ls an unneces8ary hardihl.p \Jhon !he Iot ls zon€dR3--MultlfaDlLy R.9ldant 1aI, thc propored us.a are perolc cedln the R3--fiulrlfanlly Residenttal Zonlng Dlsr!lcr. rile use tscons19c.nt slth th. coipE.henslv. plEn, and aIl orher Tlrle I7requlreo.nts such aa off-street parklng can be het.
3 The rant 1 of thc vaElanc. rlIl not resuLt ln oaterlaldanaudlce to oChar ert les nt vlclnlt
e trloental to !Ilc s heellh, sefely and ,elfa
6. Th6t rhe rantin of th. verlance ulll no!rohi.b ltedIand use ln ihe dls tt ct
rBnttn of th. vaalance r,lll not be contrar to the
ob I ectlveg o tha Coloprehenslva
5, That actlons of the a llcant dld no! cauae s .ciaI condltlon.or financ arddhlp froE eh 1e ts eln8 sou8 t y theverlance.
GrantlnS of th€ varlancc should not resul! in Eaterlal damag€or preludlce to other ptop.rtles i.n lhe area or be detrln€nralEo the publicrs heslth, safety, or lreIfara. The surroundlngarea 1s zoned R3--Hu1tifatilly Resldenti6L, rhlch perEirs avarlety of Iand usas, lnc1udln8 lo$ ro hlgh densityresldential, offices, cllnlcB, churcheB, schools, beautyshops, boardlnShousca, and perks and plsygrounds. Cutlen!land usea nearby rhc 1ot lnclude 5l.ng1.-fao1l.y resldences, achurch, and e llultifeDlly houslng developEcnt, A professlonalofflce 6lld stnBle-famlIy rasldenc. should be cohpetlble tJlthboth the potentiel snd exlatlng us.s for ah. aultoundlng aree.Houever, slnce the offlce bulldtng ulll be located betseen teo31n81e-faDily rcsldenccs and utlllz€ the back vard forparkln8, a buffer barueen thp parklng tot and aalotnfngpropertlea ls approprlrte. A soM fencr or other buffer uillreduce the potentlel lapacts of addltlonal nor.se, llghts, andtraffl.c Senerared by an offlce us.. If such a buffer lsincluded es a condltlon of approvat, the proposed usc shouldnot be detrloental to publlc heelth, saf.ry, or velfarc.
In thl3 cas., actlons of thG appllcant h6vc nor caused thecondl!lons froo lJhlch rellef ls belng soughi by a varlance.The Io! uss platt.d ln I94t and t9 nonconforuing eith respectto curreot zonlng raguletlons. Tha otiglEel housa t"'ascon6trucled Prlor to 1960.
and slngI.-faElly reBldcnces arath. R3--Mul t tfa6lIy RGsldentlal ZonlnS
Professlonal offlcesperrditted land uses LnDlstrlct.
c)
COUIISSIONER HENDEL return.d ro rh. plannln8 and Zonlng CorlDlsston.
CASE 87-059. Requesr for a variencG froo Sec!1on l7.I8.O50 (yard6)of the BorouSh Code to parllt e tpenty by tw.[ty-four (20 x 24)foot 8arate addltlon onto th6 front of th..xi5tlnt single-femtlyresidence to encroach 20. I f.ct lnto !he raqulr.d tuanty-flvc (2S)fool front yerd seCback ln Chc R I --S lng le-FaolLy Resr.dentlal ZonlngDtatrLct. Lor I8E, U,S. Surv.y 1099; 2490 Spruc. Capc Road. (JohoJ. Kereke6)
5PlennlnS 6 Zonlng CoDtllsalon
Grantln8 of the varlenc. ulll not b. contraEy ro rh.objectlv.e of th. Coopreh.nrlva plsn lrhtch ldentifl.s rhtsarer for Ccnttal Bu9loe9s Dtstrlct. In fact, convarslon ofth. structura !o an offlca 1! Dore 1n keaplng ctth thecoDprehanslvc plan than th. .xlstr.ng lol{ d.nslty rcslden!1alu8e.
Novcrb.r I8, I987 Hinut.s
o
Kodiak IslandBorough
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DATE:
TO:
FROM:
SUBJECT !
a,?
ITEM VI-B
NOVEI'{BER 18, 198 7 P&Z
MEMORANDUM
Novernber 5, L987
Plannlng and Zoning Comlsslon
CoEmunity Development Department
Informatlon for the November 18, 1987 Regular Meeting
RE:CASE 87-058. Request for a varlance from Sectlon 17.35.030
(Nonconformlng Lots of Record) of the Borough Code to permlt an exiatlngslngle-famlly residence located on a nonconformlng lot of record(substandard lot area and wldth) In a R3--Mult lfarnlly Resldentlal ZonlngDlstrlct to be converted lnto a professional offlce bulld1ng contalnln8a geparate slngle-famlly dwelllng unlt. Lots 6A, 68, and 6C, Block 8,
Kodiak Torsnsltei 2L9 M111 Bay Road. (Toby Cook/Joel B. Davls)
Thlrty-eight (38) publlc hearing notlcea were dlstrlbuted on Novemb er 2, 1987.
Date of alte vlslt: october 26, 1981
1. Appllcant:Tobv Cook
Land Owner: Joel B. Davl6
Reque6 t :For a variance fron Sectlon 17.36.030 (Nonconformlng LotB ofRecord) of the Borough Code to perDit an exlstlng
s1ngle-famlly resLdenee located on a nonconforolng 1ot of
record (substandard lot area and wldth) ln a R3--Mu1tifaml1yResldentlal Zoning Dlstrict to be converted lnto aprofesslonal offlce bullding contalnlng a separate
single-famlly dwe11lng unlt,
4. Purpose:To pernlt an exlstlng slngle-famlly resldence located on a
nonconformlng Iot of record (substandard ln lot area andwldth) to be converted lnto a professlonal office wlth a
slngle-fanlly dwelling unlt on the second floor.
5. Exlstlng Zonlng:R3--Mult 1f anl1y Residential
6, Zonlng Hlstory:The 1968 Comprehenslve Plan ldentiflea thl6 areaas Res1dentlal-R3. No further zonlng hlstory for thlslot. The structure was the subject of a 1978 vlolatLonlnvestlgation, variance requeat, appeal, and court
actlon.
7. Location:
,
3
Physlcal:
Legal:
2I9 M111 Bay Road
LotB 5A, 68, and 5C, Block 8, Kodlak Tolrnalte
CASE 8 7-05 8 I
,@
, ,.'.,.
o O ITEM VI-B
8 Lot Slze: 6,211 square feet
ExlEtlng Land Use: Slngle-fanlly resldentlal9
10. Surroundlng Land Use and Zonlngl
North:Lot 7, Block 8, Kodlak Torrnalte
Use 3 Slngle-fanlly resl-denceZonlng: R3--Multlfamlly ResldentlalLot 5, Block 8, Kodlak Townsite
Use: Slngle-famlly resldenceZonlng: R3--Mu1tlfamlly ResldentlalLot 1, Block 17, New Kodlak
Uee: ChurchZonlng: R3--Multifanlly ResldentLalLot 4A, Block 14, Nes Kodiak
Use: Multifanj.ly Resldentlal Parklng LotZonlng: R3--Mu1t1famlly Re6ldentlal
South:
East:
West:
11. Conprehenslve Plan:The 1968 Conprehenslve Plan deplcts thls area for Central
Buslness District.
L2. Appllcable Regulatlons: The followlnI sec t lons of Tlrle l7 ( zonln8)
appllcable to thls request:of the Borough Code are
17.36.030 NonconforElng lota of record.In any dlstrlct 1n whlchslngle-famlly dwellings are permltted, notwlthstanding llnltatlons lmposed byother provlslons of thls tlt1e, a single-famlly dwe1l1ng and customary
acceaEory bulldlngs may be erected on any slngle lot of reeord exlsting atthe effectlve date of adoptlon or arnendment of the ordlnances codlfled lnthis tltle. Thls provlslon shal1 apply even though such lot fal1s to Eeetthe requlrements for area or wldth or both, lf the lot conforms to the otherregulatlons for the dlstrict in whlch such lot ls located. Varlance of yard
requirements and of other developnent requlrenents, except as speclfted
above, sha1l be obtalned only through actlon of the plannlng comlsslon as
provided ln Chapter 17.66 of thls tltle.
If two or more lots, comblnations of 1ots, or portiona of lots with
contlguou8 frontage ln conmon ormershlp are of record at the t lxne of passageor anendment of the ordlnances codlfled 1n thls tit1e, wlth a structurelocated acroaa the lot llne or a residentlal structure on one lot and an
acceasory bulldlng on the adJoinlng 10t, the lands lnvolved sha11 be
consldered to be an undlvlded parcel for the purposeB of thls tltle. Noportlon of sald parcel shall be used or sold whlch does not oeet the lotwldth and area requlrementa establlshed by thl8 tlt1e, nor sha11 any dlvislonor the parcel be made whlch leaves remainlng any lot wlth hrldth or area belowthe requlrements stated in thls t1tIe, except to allow the additlon toabuttlng land to nake a standard lot, provldlng such sale does not therebycreate a substandard lot.
2cAsE 8 7-058 NoVEMBER 18, I987 P&Z
o a
Not app1lcable. Thls actlon does not lnvolveconstruction or operatlon of the abovelndustrlal and energy facllItles.
ITEM VI-B
COASTAL MANAGEMENT APPLICABLE POLICIES
Buslness Development
1. Natural Features
Dredge and f111, excavatlon, shorellne alteratlon and dlsturbance of
anadromous streama, tldeflats and \retlands shal1 be nlnlnlzed whenconstructing and operating port, harbor, dock, lndustrial and energyfacllltles - lf permLtted under appllcable regulatlons.
Consistent:the
referenced
2. lslulql Settlng, Vlews and Acceas
Developnent sha11 be conducted ln a manner that nltlgates adverselmpacts upon the Kodlak Archlpelago; developers shal1 provldeopportunitles for publlc access to the shorellne and scenLc vlews, tothe extent feaslble and prudent.
Conslstent:Not appllcable. The subject property Is not located
along the shorellne.
3. Dredge and Excavatlon Materlal
Dredglng and fllllng shall be conaistent wlth ACMP Standards 5 AAC80.040 (Coastal Developnent) and 6 AAC 80.110 (M1neral and MlnlngProcessing). Dredge spoll may be ut1llzed ln shoreslde landfllls lfpernitted under applleable regulatlons for the purpose of creatlng
usable waterfront land.
Consistent, Not appllcable. Thls actlon doea not lnvolve dredgtng orfllling actlvltles.
4. Faclltty Deslgn
Developments in or over the water, such as piers, docks and protectlve
structures sha1l be located, deslgned and Ealntained in a manner thatprevents adverse lEpacts upon water quallty, flsh, wlld1lfe andvegetatlve regources and Eininlzes lnterruptlon of water circulatlonpatterna, coastal processes and navlgatlon.
Conslstent: Not appllcable. No developnent ln or over thc water ls
lncluded ln thls proposal,
5. Buffer Zones
Buffer zones Bhall be establlghed to the extent feasible and prudent,
betlreen buslness areas and uaJor pub1lc transportatlon routes and
cAsE 8 7-05 8 NoVEMBER 18, 19 87 P&Z3
oo ITEM VI-B
between business developnent and adjacent, non-lndustrla1 propertles in
order to uinlmlze confllcts between land uses.
Conslstent:Yes, provlded a buffer betrreen the parklng lot and
adJolnlng reeidentlal uses ls provided.
6. Accessory Development
Accessory development that does not requlre a shorellne locatlon ln
order to carry out its support functlons shal1 be slted array from the
shorellne whenever there ls a feaslble and prudent lnland alternatlve.thls category lncludes parklng, warehouslng, open alr atorage, lraste
atorage, treatment or atom runoff control faclllties or utllltles.
Consistent:Yes. The proposed use does not requlre a shorelinelocatlon and the proposed site is located lnland.
7. Wetlands
Fllltng and dralnage of water bodles, floodways, backshores or
rretlands sha11 be conslstent wlth ACMP Standards 6 AAC 80.070Facillttes) and 6 AAC 80.130 (Hablrats).
natural
(Energy
Conslstent:Not app1lcable. ConversLon of the exlstlng slngle-fanily
resLdence to an office does not lnvolve any fllllng or
draLnage of water bodles or Lretlands.
COMMENTS :
The purpose of thls request ls to permlt an exlstlng slngle-fanlly residence
located on a nonconfornlng 1ot of record (substandard 1ot area and vldth) to be
converted into a professlonal offlce bu1lding. A slngle-farnlly resldentialdwelllng unlt w111 be located on the second fLoor. A variance ls required becausethe nonconformlng chapter ( 17.36) of Borough Code speclfles that onlyslngle-fanlly resldences are pernitted to locate on nonconformln8 loto of record.ThIs 10t ls substandard ln area (6,211 equare feet) and wldth (average = 47.42
feet ) .
The proposed use of
provlslon of elght (8)
lst floor offlce r,799.08
2nd floor dwelllng
the property for an offLce and apartment requlres theoff-street parklng spaces, computed as follows:
aquare feet/300 - 6 spaces
'2 aPace8
TOTAL 8 spaces
These epaces w111 be located ln the rear yard and accessedrlght slde of the structure, whlch ls only 9.3 feet to 9.9
slde of the house. The proposed parklng plan ls attached.
bya
feet
drlveway along theIn lridth along the
4cAsE 8 7-058 NoVEMBER 18, 198 7 P&Z
o
A flndlng fron the Conmleslon purauant to Sectlon I7.57.030
Parklng--Locat ion ) of the Borough Code that lt Ia inpractlcal toelght (8) requlred off-atreet parklng spacea on Lot 6, Block
Tovn6lte.
o ITEM VT-B
It should also be noted that staff ha8 verbally lnformed the prospectlve purchaserthat the 9.3 foot drlveway hridth was acceptable because the zonlng ordlnance and
1982 UBC do not establlsh a mlnlnuxn drlveway width. The mlnlnum and naxlnum widthof curb cuts are specifled In Borough Code, as are the parklng space dfunenslons.Staff indlcated that the propo8ed drlveway was acceptable because (l) glven the
lntended use of the gtructure, lt 1s unllkely that trro or oore vehlcles w111 beentering or leavlng the slte at any time, and (2) 9.3 feet is wlde enough to
accomnodete any vehlcle that can be driven or trallered on the pub11c roadwayswlthout a special permlt.
The proBpectlve purchaser has aLso lndlcated that the requlred parklng spaces
could be provlded across the atreet 1n the church parklng 1ot. Utlllzation of thechurch parklng lot rrould requlre the follorrlng actlons:
I (Off-Street
locate the8, Kodlak
2
3
A parklng
deslgnated
Should the church property be used for parklng, no varlancethree (3) actlons noted above would have to occur prior to
coEpllance and a bulldlng perElt for the proposed offlce.
plan of the church parklng lot shorylng all spaceo and thosefor the offlce and apertment uses.
A recorded easeDent on Lot I, Block 17, New Kodiak Subdlvislon (churchproperty) ln favor of Lots 6A through 6C, Block 8, Kodlak Torm8lte(off 1ce /apar tment property) for the eight (8) etght by tlrenty (8 x 20) footoff-atreet parklng spaces. The easeEent sha1l run wlth the land until theuse(s) of Lots 6A through 6C, Block 8, Kodlak Townslte change and/oralternatlve off-street parklng approved by the Plannlng and Zonlng CoDmisslonle provlded.
ls necessary. The
lssuance of zoning
1. Exce tional h slcaL circumstancea or condltlone a llcable to the ro ertor intended use of developnent vhich generally do not app y to otherpropertles ln the same land use distrlct.
The unlque condltlons appllcable to the lntended use of developoent for thls
caae are the substandard 1ot slze and substandard lot wldth ln relatlonshipto the exlsting R3--Multlfamily Resldentlal zonlng of the lot. The 10tcontains 6,211 square feet rrlth an average wldth of 47,42 feet, Based onthea€ nonconformlt les , any pernitted R3--Multifamlly Resldentlal use of the1ot other than a slngle-famlly resldence, requirea a variance. The lot rrasplatted wlth a 6,270 square foot 1ot size and a 47.42 foor lot nldth 1n 1941
and hss been zoned R3--Multlfamtly Resldentlal slnce at least 1966.
cAsE 8 7-05 8 NOVEMBER 18, 1987 P&Z5
In order for the CommLeslon to grant a varlance, all of the follorlng conditlons
must be aat isfied:
o o ITE},I VI-B
2. Strlct applicatlon of the zonlng ordlnances lrould result ln practlcal
dlfflculties or unnecessary hardships.
The strlct appllcatlon of the zonlng ordlnance would only allow the atructure
to be used aa a slngle-fanlly resldence. This ls an unneceasary hardshlp
when the 1ot is zoned R3--Mu1tlfam1ly Residentlal, the proposed uses arepemltted In the R3--Mult1famlly Resldentlal Zonlng Dlstrict, the use 1s
consr-atent wlth the comprehenalve plan, and all other Tltle 17 requlreEents
such as off-street parklng can be met.
3. The rant ln of the varlance w111 not result ln material dama es or re udlceto other propertles ln the vlclnlty nor be detrimental to tte publlc
health, safety and welfare.
Grantlng of the varlance should not reault ln materlal damage or prejudlce toother propertles ln the area or be detrfinental to the publlcts health,safety, or welfare. The surroundlng area ls zoned R3--MuLtIfanlly
ReBldenttal, whlch permits a varlety of land uses, includlng Low to hlghdenaity realdential, offices, c11nlcs, churches, schools, beauty shops,
boardlnghouses, and parks and playgrounds. Current land uses nesrby the lotlnclude slngle-fanlly realdencea, a church, and a nultlfaurlly housing
developnent. A professlonal offlce and slngle-famlly residence should be
coDpatlble wlth both the potential and exlsting uaes for the surroundlngarea. However, slnce the office buildlng wI11 be located betseen two
elngle-fam1ly resldences and ut111ze the back yard for parklng, a buffer
betueen the parking 1ot and adjoinlng properties 1s approprlate. A so1ld
fence or other buffer w111 reduce the potentlal lmpacts of additlonal nolse,llghts, and trafflc generated by an offlce uee. If such a buffer le lncluded
as a condltlon of approval, the proposed use should not be detrlnental topubllc health, safety, or welfare.
4. The grantlng of the varlance will no! be contrary to the objectives of the
Comprehenslve P1an.
Grantlng of the varlance wl11 not be contrary to the objectlves of the
ConprehensLve Plan whlch ldentlfles this area for Central Buslne5s Dlstrict.
In fact, converslon of the structure to an office ls rnore 1n keeplng wlth the
conprehenslve plan than the exlsting low denalty residentlal use.
5, That actlons of the appllcant dld not cause speclal condltions or financlal
hardshlp fron whlch relLef ls belng sought by the varlance.
In th16 case, actlons of the appllcant have not
whlch rellef ls being sought by a varlance. Theig nonconforoing lrlth respect to current zonLng
hou6e was conatructed prlor to 1960.
caused the conditlons fronlot was platted ln l94l andregulatlons. The orlglnal
6. Thst the grantlng of the variance wlll not permlt a prohlblted land use in
the dlstrict lnvolved.
Professlonal offlces and single-famlly resldences are permltted land uses In
the R3--Multlfamlly Resldentlal Zonlng Distrlct.
6cAsE 8 7-05 8 NOVEMBER 18, 19 87 P&Z
oo
RECOMMENDATION:
Staff flnds that thls request doea neet
ITEM VI-B
condltlons necegaary for aof the Borough Code.
all the
(Varlance )varlgnce to be granted under Chapter 17.65
APPROPRIATE MOTION:
Should the CoEElsalon agree wlth the Btaff recomendatlon, the approprlate motlonls:
Move to grant a requeat for a varlance fron Sectlon 17.36.030 of the Borough
Code to perolt an exlstlng slngle-farnlly resldence located on a nonconforoinglot of record Ln a R3--Multifa[llly Residentlal Zonlng Dlstrlct, Lots 6A
through 5C, Block 8, Kodlak Townslte, to be converted tnto a professlonalofflce buildlng contalnlng a slngle-faElly resld.nt1a1 dwelllng unlt on the
second f1oor, subject to the condltion of approval outlined ln the staffreport dated Novenber 5, 1987 and to adopt the flndlngs contalned in thestaff report dated November 5, 1987 ae "Flndlnga of Fact" for thL8 case,
CONDITIONS OF APPROVAL
1 A elx (6) foot sol1d wooden fence
property 1lnes of the 1ot prlor
occupancy for office use.
la placed along the left slde and rearto the laauance of a certlflcate of
7cAsE 8 7-05 8 NOVEMBER 18, 1987 P&Z
a o
Kodiak IslandBorough0o
I 7IO MIIT 8AY ROAD
xODlAK, ATASXA 99615-63,10
PHONE (907) 186-57t6
J Novenber 19, 1987
Toby Cook
Island Realty
Box 3092
Kodlak, AJ.aska 99615
RE: CASE 8 7-058.Request for a varlance fron Sectlon 17.36.030 (NonconforrnlngLots of Record) of the Borough Code to permlt an exLstlng slngle-fanllyreeldence located on a nonconforElng 1ot of record (substandard lot area andwldth) Ln a R3--Multlfantly Resldenttal Zonlng Dl8trlct to be converted lntoa professlonal offlce butldlng contalnlng a aeparate slngle-fau11y dwelllngunlt. Lots 64, 68, and 6C, Block 8, Kodlak Tol,nslte; 2I9 Mt11 Bay Road.(Toby Cook/Joel B. Davls)
Dear Ur. Cook:
The Kodlak Ialand Borough Plannlng and Zonlng Coumisslon at thelr DeetLng onNovenber 18, 1987, granted your request for the varlance clted above, subject tothe folloulng condltlon of approval:
l. A s1x (5) foot sol1d wooden fence ls placed along the left side property lineof the lot prlor to the laauance of zonlng compliance or a certlficate of
occupancy for offlce use.
The Comlselon also adopted the follorrlng flndlngs of fact ln support of thelr
dec l slon :
l. Exce t lona1 slcal ctrcuDgtances or conditlons a licable to the ro ertor lntended use of develo nt whlch enerall do not a to o lherpropertles in the sane lan use dlstrlct.
The unlque condltlons appllcable to the lntended use of developnent for thlecase are the substandard lot slze and substandard 1ot rrldth ln relatlonshlpto the exlsting R3--Mu1tlfan11y Resldentlal zonlng of the lot. The lotcontalns 6,211 equare feet wlth an average L,ldth of 47,42 feet. Based ontheae nonconformi t les , any peruritted R3--MuItlfanlly Resldentlal use of the10t other than a single-famlly resldence, requlres a varlance. The 10t lrasplatted r^rlth a 6,270 square foot lot size and a 47.42 foot lot wldth ln I94I
and has been zoned R3--Multlfamlly Resldentlal slnce at least 1966.
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I€DOUX & I€DOUX
Attorneys at law
202 Center St., Ste. 2O5
Kodiak, Alaska 99615
(9O7) 4A6-40A2October 22 t 79A7
Bob Peterson
Cornmunity DevelopmentKodiak Island BoroughKodiak, AK 99 615
Re: Variance, 21,9 Upper Milf Bay Road, Kodiak, Alaska
Dear Mr. Peterson:
I would like to modify my proposed variance request.
I have requested the Cornnunityparking easement. This requestchurch.
Baptist Church to grantis being considered by
meathe
I therefore need to go forward with the proposed parking lotbehind the house. Mr. Ton Hendel at 217 Upper MiIl Bay srants neto build a 6 foot wooden fence from the rear of the house alongthe property Line to Harborvie$/ Apartmentrs fence. I have noobjections to this, I r^rould request that the planning and Zoningpermit my use of 2L9 Upper MiIl Bay as a combination office andupstairs apartment with either the parking requirenents beingsatisfied by the use of Community Baptist church if an agreeablearrangement can be worked out with the Church or the use of thebackyard at 219 Upper MilI Bay Road. If the backyard is used asa parking lot a six foot fence wou]d be erected along the parkj.nglot between 217 Upper Mill- Bay Road and 219 Upper MiIl Bay Road.
Sincerely,
K rt M. LeDoux
HECEIVED
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Hand DeI ivered
oo
0ctober 74, 1987
Planning and Zoning CommissionKodiak Island Borough710 Upper Mi11 Bay RoadKodiak, Alaska 99615
Dear Commissioners:
This letter is to inform you that I am authorizing Toby Cookof Island Realty Eo represent me as my agent i.n appearingbefore the Commission hearlng concerning the variance requeston my property located at 219 Upper Mi11 Bay Road, Lots 6A, Band C, Kodiak Townsite, Block 8. Thank you.
Sincerel v,
el B. Davis
TIECEIVED
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TO:i; THE KODIAK PI,ANNING AND ZONING COMMISSIoN.l^..,:
' We, the undersigned neighbors of 219 Uppi:r Mill Bay,
L?''Kodiak, Alaska', d6 'not object to the law firm of LeDpux & LeDoux,
,fbeing granted., a variance by the Kodiak Planning and Zoning
Cornmission to estab'Lish and operate a l-aw office at 219 Upper
Mi1l Bay Roadl (27.r/n,7. o7,t7 /j,,,, ty
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7I0 U111 Bly Road
Kodlak, Alaeke 99615
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FUALIC HEARING NOTICE
A publl.c he8rlng w111 be.held on Wcdnggday, Novanbcr lg, 1997. Tho Eeetlngw111 bcgln ar 7!30 p.n. 1o the ro@Mtll Bay Road,Kodlek' Alaska, bcforc th. Kodlak rerand Borough plannlng and zonr.ngCo@ls.lon, to heas coEocota, 1f any, on th. followlng requeet:
9|r aHsa- Rrquc-st _f or a varlancc f roa scctlon 17.36.030 (Noneonf oralngLotr of Rccord) of thr Borolgh cod. to pcralt ao exlstiot elngla-faullyrcaldencr located oo a nonconforolog lot of record (aubetandaid loi arca andsldth) ln a R3--uultlfaElly RGsldrnthr zoalng Dlsrrlct to bc conv.rtld lnro aprofc.8loEsl offlcc bulldlDg cont.r.ohg a srperatG e1ng1c-fr-r 1y drr.111oguolt. Lots 6A, 68, and 5c,(Toby Cook/Joc1 B. Davla)
Block 8, Kodlak Tosoalr.; 2I9 Hlll Bay Road.
HECEIYED
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eyfim[n.It you do not rlth to tcrttly v.rbolly, you &ry provida you! c@antr ln tharp.c. b.lor, or ln a r..tt.r to th. c@unlty oivcrogmnt-o.e.rt cii -g[ toth. D.tlng.
You ara brlnE notMod bacruaa lrou t8a r prolr.rt:, our.r ln th. r!.r o! th.raqu.at. I! you hav. any qu.atlona a.bout thr requcrt, plaeta calt u! at486-5736, ortcnrlon 255.
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710 U111 Bay RoedKodlek, Alaaka 99615
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PUBLIC HEARING NOTICE
A publlc hesrlng wlll brwlll bcgln at 7130 p.D. 1Kodlak, Ala8ks, bcforc
Co@laar.on, to hrar co@rn
hald on Wodn.rd.Noveobar l8 1987 . Th. Ee.tlnBt{111 Bay Road,g end Zonln8
n thr Borou 8 Asae 1y crlt,0rh. KodlaL Ialand Borough Plannlnt!, 1f any, on th. folloulng requcatt
ry-gf:918.. R.equc-6t for a verlanca frou sccrlon 17.36.030 (NonconforolngLot! of Record) of thc Borough Cod. to prr lt aa .xlarlng '"i"ii"_taotfy
re61denc. l,cated on a nonconforxlng 10t of rccord (aubatandaid roE "... "rrarrldth) ln a R3--t{ulr lfaul-ly_ Rceldcnt-lal zonlnt Dr"t.t"r to b. conv.rt.d lnto aprofasel0nal 0ff1cc bulldlnt cont-aln-lng "
-".p"."a" alnglc-faully dt errlngunlr. Lots 6A, 58. end 6c, Btock 8, Kodlak Tornllr.; ifS iiii, uj' noaa.(Toby Cook/Jocl B. Davla)
You tr. bclng notMcd brcautr you ara a proparty orrnaa ln tha araa of thrr€quatt. If you hava any quattlona about th. r.qu.rt, plarta call ua aE486-5736, extcn!lon 255.Utr Hat'.l\NET--
You.r NaEe t urlllng Addr... t
Your prop.rty dGlcrj,ptlon t n-,P-l a N tlFl
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r! vou do nor rlrh * ."^".rrr$Ii$$PI#tT;" *, provrd. vour cd!.nt. rn th.ifll?""iffi: or ln a tcttcr io tttt coii"oriv-oir.ropr.r,t D.rnr6.nt prior ro
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FBBLIC HEARING NOTICE
A pub11c hearlnS wtl1 ba held oowlll bcgln at 7:30 p.r. ln the Bo
Wednesda Novcubcr 18 198 7
rough Aeaeobly erar Tl0
. ThG Ea.tlng
H1I1 Bay Road,g and Zonlng
CASE 87-058. Requ.st for a varlancc froE S.ctlon 17.36.030 (Noncouf ornlogLots of Record) of thc Borough Cod. to plrolt au cxlat lag rlaglr-faa11yresldeuce located on a nonconforElng lot of record (eubatandard lot arca and
Kodlak, Alaaka, beforc thc Kodlak Igland Borough planalu
Comlaaloo, to hcar co@.nta, 1f any, on tha followlog requcat!
f\\\tP'rllhsr-You! Na.Ba !P.OA. r:nr t\s,rst:- ltstttng Add!.!. !reoq
Your prop€rty descrlptton !
Co@aatt s No OElrz -trc;r.I IC^IAL
rldth) 1n a R3--Uu1t1faE11y ResldeEtlar zonlng Dlrtrlct to bc convGrt.d lnto aprofassloaal offlce bulldlng contalolng a separatc alng1.-faolly dwc111oguo1t. Lots 5A, 68, and 5C, Block 8, KodlaL Tol,oslt.; 2I9 Ulll Bay Ro.d.(Toby Cook/Joe1 B. Davlg)
Nov 3198/
If you do not r1!h to t.srnir bclw, ., -ii . -r.iijl'tffi:rt:,:i:Ht rillffiluT
tha E rtlng.
You .!. b.ing notlft.d b.crut. you ar. r prolrrty oyn.r ln th.raquart. I! you havc rny qurrtl,ona r.bout tha raqucrt, plcaaa486-5736, exte
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KODIAK ISLAND BOROUGH
COMMIJNITY DEVELOPT{ENT PEPARNI;
710 U111 Bay Road
Kodlak, Alaeka 99615
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Toby Cook/Joel B. Davis
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iO' THE KODIAK PL,ANNING AND ZoNING CoMMISSIoI]
We, the undersigned neighbors of 219 Upp6r
iqKodiak, Alaska, do not object to the law firm of LeDoux
being granted a 'variance by the Kodiak Planning and
Comrnission to estabtish and operate a lar,, office at 219
MiLI Bay noail, xoalak, Alaska. (V:r/n,r'. .Z'..i
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TO: THE KODIAK PI"ANNING AND ZONING COMMISSION
We, the undersigned neighbors of 219 Upper Mi1I Bay,
Kodiak, Alaska, do not object to the Law firm of LeDoux & LeDoux,
being granted a variance by the Kodiak Planning and Zoning
Conrnj.ssion to establish and operate a 1aw office at 2l-9 Upper
MilI Bay Road, Kodiak, Alaska.
DATE ADDRES S SIGNATURE
/t
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o Kodiak IslandBorougho
J November 2, 1987
Toby Cook
Island Realty
Box 3092
Kodlak, Alaska 99515
Please be advlsed that the above-re ferenced request has been scheduled for revlewand actlon by the Plannlng and Zonlng Comisslon at thelr Novenber 18, 1987regular neetlng. Thls neetlng will begln at 7:30 p.m. ln the Borough Asseubly
Chanbera, 710 M111 Bay Road, Kodlak, Alaska. Your attendance at thl8 neetlng ls
reconnended.
The week prlor to the regular meeting, on Thursday, Novenber 12, 1987, at7:30 p.n. ln the Borough conference room, the Comlsslon w111 hold a worksessLonto revlei, the packet oaterLal for the regular Eeetlng, You are lnvlted to attendthls workeesslon ln order to respond to any questlons the Comlsston may haveregardlng thls request.
Slncerely,
Patrlcla Ulle Secretary
Comuntty Developnent Department
7IO MIU BAY ROAD
KOD|AX, ATASXA 996t 5.53a0
PHONE (907) 186-5736
If you have any questlons, pleaae call the CoDDunity DevalopEelrt DepartEent at486-5736, extenslon 255.
REt CASE 87-058. Request for a varlance fron Sectlon 17.36.030 (NonconfornlngLots of Record) of the Borough Code to pernlt an exletlng slngle-fanllyresldence located on a nonconforning 1ot of record (substandard lot erea andwldth) ln a R3--Multlfanlly Residentlal Zoning Dlstrlct to be converted lntoa professlonal offlce bulldlng cootalnlng a separate slngle-fanlly dwelllngunlt. Lots 6A, 68, and 6C, Block 8, Kodlak TownsLre; 219 M111 Bay Road,(Toby Cook/Joel B. Davls)
Dear Mr. Cook:
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7 t0 1,1111 Bay Road
Kodlak, Alasks 996I5
ITEM VI-C
Ftalrc HEARTNG NOTTCE
A publlc hearlng rr111 be
v111 bcgln at 7:30 p.n.
KodleL, Alask!, bcforc
Co@lsar.on, to hGar co@G
_held on I'Iedngaday, Novcubcr 18, 1987. The Eertlngln ths Borough Asaeobly Chanbera, 7ltu111 Bay Road,th. Kodlel Ialand Borough plsnnlng and Zonlngnt6, 1f any, on thc followlng requ.et!
rvldth) 1s a R3--Mu1t1faa11y Re8ld.otlal Zoolng Dlltrlcr to b. convcrted lnto aprofcealoaal offlcc bu11d1ag contatllng a 8.p.ratc elnglc-faa1ly drrcll1oguolt. Loto 6A, 58, aad 6C, Block 8, Kodlak Torollt.; 219 U111 Day Road.(Toby Cook/Joal B. Davle)
Il you do not with to t.!tl!y vcrbally, you Eay provlda your cotDant! ln th.sprcr brror, or ln a r.tt.a to th. co@unlty o-vi:.opracnt - ocpartuc,,i -g1g toth. E .t1n9.
You ar. balng notM.d b.crur. you ra. r prop.rty oun.arcqu.tt. I! you hav. any qu.rtlont rbout tha r.quc.t,486-5736, extcnslon 255.
CASE 87-058. Requrst for a varlaucr froo S.ctlon 17.36.030 (NoneonforolngLots of Racord) of the Borough Cod. to petrlt ao exlst 1tr8 rlnt1c-fa8l1yrasldoocc locatcd oa a noncoaforElng lot of record (aubatan dard lot arca end
Ln thr arce o! thrplaaaa call ur at
Your Naaa s ur111n9 Addr..r !
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