LARSEN BAY TR A BK 8 LT 3 - ZCP 8/10/2026o o
Kodiok lslond Borough
Com m u n ity Devel opm e nt De partment
710 Mill Bay Road
Kodiak, Alaska 99615
Phone (907) 486-9363 Fax (907) 486-9396
www.kodiakak.us
A4
Certificqte of Zoning
This Certificate is issued in accordance with the requirements of Chapter 17.185 ofthe Kodiak
lsland Borough Code and certifies that on the date of issuance the property described below
was located in a B-Business zoning district.
ProDerty Description
PID: 20088
Lot:3
Block: Tract A BK 8
Subdivision : Larsen Bay
Propertv Owner
Name: Sarah Blondin
Address: P.O. Box 159
city, state, ZIP: Kodiak, AK.99615
lssued By:
q_Seema Ga routte, Assessor
Community Development Department
Date of lssuance: December 20,ZOLB
To Assessing/GlS: August 2, 2021
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Kodiok lslond Boroughu
,Ot
AA
A Commu nity Deve lopm e nt De pa rtme nt
710 Mill Bay Road
Kodiak, Alaska 99615
Phone (907) 486-9363 Fax (907) 486-9396
www.kodiakak.us
Seema G aroutte, Assessor
Community Development Department
This Certificate is issued in accordance with the requirements of Chapter 17.185 of the Kodiak
lsland Borough Code and certifies that on the date of issuance the property described below
was located in a B-Business zoning district.
Property Description
PID: 20089
Lot:4
Block: Tract A BK 8
Subdivision: Larsen Bay
Property Owner
Name: BRian Blondin
Address: P.O. Box 159
city, state, zlP: Kodiak, AK.99615
lssued By:
4t
Certificote of Zoning
Date of lssuance: December 20,2078
To Assessing/GlS: August 2, 2021
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At A Com m u nity Develo pment De po rtme nt
710 Mill Bay Road
Kodiak, Alaska 99615
Phone (907) 486-9363 Fax (907) 486-9396
www.kodiakak.us
hl.4
This Certificate is issued in accordance with the requirements of Chapter 17.185 of the Kodiak
lsland Borough Code and certifies that on the date of issuance the property described below
was located in a B-Business zoning district.
Property Description
PID: 20090
Lot:5
Block: Tract A BK 8
Subdivision : Larsen Bay
ProoertY Owner
Name: Brian Blondin
Address: P.O. Box 159
city, state, ZIP: Kodiak, AK.99615
lssued By:
Certificote of Zoning
@ry.+oL#*\
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=------Seem a Garoutte, Assessor
Community Development Department
Date of lssuance: December 20, 2018
To Assessing/GlS: August 2, 2021
Kodiqk lslond Borough
a o
Kodiqk lslond Borough,A,
AG
Certificote of Zoning
This Certificate is issued in accordance with the requirements of Chapter 17.185 of the Kodiak
lsland Borough Code and certifies that on the date of issuance the property described below
was located in an B-Business zoning district.
Property Description
PID: 20096
Lot:2
Block: Tract A BK 10
Subdivision: Larsen Bay
Property Owner
Name: Sarah Blondin
Address: P.O. Box 159
City, State, ZIP: Kodiak, AK.99615
lssued By:
T ' seem\ Garoutte, Assessor
Community Development Department
Date of lssuance: December 20,2018
To Assessing/GlS: August 2, 2021
Commu nity Deve lopm e nt De po rtment
710 Mill Bay Road
Kodiak, Alaska 99615
Phone (907) 486-9363 Fax (907) 486-9396
www.kodiakak.us
o a
Kodiak lsland Borough
Office of the Borough Clerk
710 Mill Bay Road
Kodiak, Alaska 99615
Phone(907)486-9310 Fax(907)486-9391
Email: clerks@kodiakak.us
December 20, 2018
Brian Blondin and Sara Rastopsoff
PO Box 159
Kodiak, AK 99615
RE Ordinance No. FY2019-1 1 Rezoning Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R1-Single-Family Residential District to B-Business District
(P&Z Case No. 19-008).
Dear Mr. Blondin and Ms. Rastopsoff
At its regular meeting of December 20,2018, the Borough Assembly ADOPTED Ordrnance No.
FY2019-1'l Rezoning Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay Subdivision
from R1-Single-Family Residential District to B-Business District (P&Z Case No. 19-008).
lf you have any questions regarding this action of the Assembly, please contact the Clerk's
Office at (907) 486-9310.
lf you have any questions to the Community Oevelopment Department, you may contact them
at (907) 486-9363.
Sincerely,
OFF E OF THE BO CLERK
N avier,h/c
ugh Clerk
Cc: CDD/P&ZC
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lntroduced by: Borough Manager
Requested by: P&Z Commission
Drafted by: Community Development Department
lntroduced on: 1210612O18
Public Hearing Dale: 1212012018
Adopted on:1212012018
KODIAK ISLAND BOROUGH
ORDINANCE NO. FY2OI9.11
AN ORDINANCE OF THE ASSEMBLY OF THE KODIAK ISLAND BOROUGH REZONING LOT
4, BLOCK 7 AND LOTS 3, 4, & 5, BLOCK 8 TRACT A, LARSEN BAY SUBDIVISION FROM
Rl-SINGLE.FAMILY RESIDENTIAL DISTRICT TO B.BUSINESS DISTRICT (P&Z CASE NO.
19-008)
WHEREAS, as a second class borough, the Kodiak lsland Borough exercises planning,
platting, and land use regulations on an area wide basis pursuant to Chaptor 29.40 Alaska
Statutes; and
WHEREAS, in accordance with AS 29.40, the Kodiak lsland Borough adopted the 2008
Comprehensive Plan update on December 6, 2007 (Ordinance No. FY2008-10) to replace the
'1968 Comprehensive Plan; and
WHEREAS, the Kodiak lsland Borough has adopted KIBC Title 17 (Zoning) in accordance with
AS 29.40 to implement the Kodiak lsland Borough Comprehensive Plan; and
WHEREAS, KIBC 17.205.010 provides that "Whenever the public necessity, convenience,
general welfare or good zoning practice requires, the assembly may, by ordinance and after report
thereon by the commission and public hearing as required by law, amend, supplement, modify,
repeal or othenvise change these regulations and the boundaries of the districts"; and
WHEREAS, the property owners applied for a rezone of this property from R'l-Single-Family
Residential District to B-Business District on August 3, 2018; and
WHEREAS, the Planning & Zoning Commission voted to recommend to the Borough Assembly
that the site be rezoned from R1-Single-Family Residential District to B-Business District finding
that the public necessity, convenience, general welfare, and good zoning practice would be
enhanced by such action.
NOW, THEREFORE, BE IT ORDAINED BY THE ASSEMBLY OF THE KODIAK ISLAND
BOROUGH THAT:
Kodiak lsland Borough, Alaska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined
Ordinance No. FY2019-1 1
Page 1 of 2
Version 1
WHEREAS, at an advertised public hearing, consistent with Kodiak lsland Borough Code
'17.205.040, the Planning and Zoning Commission considered the merits of the rezone request
on October 17 , 2018; and
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Section I :This ordinance is NOT of permanent nature and shall NOT become a part of the
Kodiak lsland Borough Code of Ordinances.
Section 2:
Section 3:By this ordinance, the Borough Assembly adopts the following findings of fact in
support of their approval of this rezone.
1 . The applicant desires to continue the use of an existing commercial lodge that has
operated on these R1-Single-Family Residential zoned lots for several years.
Lodges are not a permitted use in R1-Single-Family Residential zoning, but
Lodges are a permitted use in B-Business zoning. Accordingly, the lots must be
rezoned from R1-Single-Family Residential District to B-Business District to allow
the commercial lodge operation to continue.
2. The subject parcels are situated in a mixed zoning area that includes R1-Single-
Family-Residential, Pl-Public Use Lands, and C-Conservation zoning with a
variety of uses.
3. The subject parcels are of sufficient area and capable of providing building sites
for commercial use.
4. This rezone is consistent with the Mixed CommercialruaterfronuResidential
designation assigned to the lots in the 2008 Comprehensive Plan.
5. This rezone is consistent with land use goals and policies identified in the 2008
Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough Assembly
approve this rezone.
Effective Date: This ordinance shall become effective upon the issuance of zoning compliance
for all structures and uses on the subject parcels. All structures and uses must comply with
Chapter 17.90 (B-Business District) of the Borough code. Should the zoning compliance
requirement not be met within 24 months of Assembly approval, this approval shall become null
and void.
ADOPTED BY THE ASSEMBLY OF THE KODIAK ISLAND BOROUGH
THIS TWENTIETH DAY OF DECEMBER, 2018.
KODIAK ISLAND BOROUGH ATTEST:
Daniel A. Rohrer, Mayor Nova M. Javier, MMC,
VOTES:
Ayes: Arndt, Kavanaugh, Schroeder, Skinner, Smiley, Symmons, Turner
o
rk
Kodiak lsland Borough, Alaska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined
Ordinance No. FY2019-1 1
Page 2 of 2
Version 1
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Lot 4, Block 7, and Lots 3,4, & 5, Block 8 Tract A, Larsen Bay Subdivision is hereby
rezoned from R1-Single-Family Residential District to B-Business District.
oo
Kodiak lsland Borough
Planning and Zoning Commission Regular Meeting
Minutes
October 17,2018 6:30 pm-Assembly Chambers
CALL TO ORDER
Call to order the October 17, 20'lSSregular meeting of the Planning & Zoning Commission at 6:33
p.m.
PLEDGE OF ALLEGIANCE
CHAIR ARNDT led the pledge of allegiance.
ROLL CALL
Commissioners present were Scott Arndt, Barry Altenhof, Maria Painter, and Dave Townsend.
Excused was Chris Hatch.
A quorum was established.
COMMISSIONER ALTENHOF MOVED to excuse Chris Hatch.
VOICE VOTE ON MOTION CARRIED UNANIMOUSLY
Community Development Department staff present was Jack Maker, Sheila Smith, and Daniel
Mckenna-Foster.
APPROVAL OF AGENDA
COMMISSIONER PAINTER MOVED to approve the agenda.
VOICE VOTE ON MOTION CARRIED UNANIMOUSLY
APPROVAL OF MINUTES
COMMISSIONER TO\iVNSEND MOVED to approve the September 19,2018 regular meeting
minutes.
VOICE VOTE ON MOTION CARRIED UNANIMOUSLY
CITIZENS' COMMENTS
For agenda ltems not scheduled for public hearing and general comments. Comments limited to
three minutes per speaker. Local phone number is 486-3231; Toll Free is 1-855-492-9202.
None
PUBLIC HE.ARINGS
Comments limited lo three minutes per speaker. Local phone number is 486-3231 ; Toll Free is 1-
855-492-9202.
A) CASE 19-008. Request a Rezone of Lot 4, Block 7 and Lots 3,4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R't -Single-Family Residential District to B-Business District
(KIBC 17.205). The applicants are Brian Blondin & Sara Rastopsoff. The location is NHN
Larsen Bay and the zoning is Rl -Single-Family Residential.
COMMISSIONER TOWNSEND MOVED to recommend that the Kodiak lsland Borough Assembly
approve the Rezone Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay Subdivision
from R1-Single-Family Residential District to B-Business District (KIBC 17.205), and to adopt the
flndings of fact listed in the staff report dated October 3, 2018, and entered into the record for this
case as "Findings of Fact" for Case No. 19-008.
Kodiak lsland Borough
October 17, 2018
Planning & Zoning Commission Minutes
Page 1
oo
Mckenna-Foster reported he won't go through the whole staff report, everything is in the packet
and we discussed it at the work session. He said these lots were identified as suitable for rezoning
to some type of commercial use in the 2008 Comp Plan. Lot 4, Block 7, and Lot 3, Block 8 have
been used as lodges for years. Staff recommends approval.
Open public hearing:
Bill Nelson, City of Larsen Bay Mayor, stated he's here for Case 19-006, 19-007, and 19-008. The
Larsen Bay City Council would like to keep these as R1-Single-family Residential. He said we are
working on a Comprehensive Plan, so he'd like the commission to put them on hold until we can
get eveMhing situated with this Comprehensive Plan. He sent in 3 comments that you should
have received. With everything we are going through right now, we would like to get their plan
gone through, we have been working on it for a long time, we had a lot of input but towards the
end no one has really looked at it. We started out with a big group and ended up with 4. We would
like to keep them residential.
Randy Blondin stated he is speaking for his family businesses in Larsen Bay which is built and
owned around our children who are in Larsen Bay tending to clients right now. We've been in
Larsen Bay for 21 years, since 1998, and have not had any complaints in the village. He's
requesting to just come within compliance of the current Comp Plan that was designed for all the
lodges that are there. Every lodge in Larsen Bay right now has been approved by the commission
except for us. There is only 6 and 5 have been approved. We have been there longer than all of
them except '1. We are wanling to come inlo compliance. The mayor has talked about a
Comprehensive Plan that is in question, we can address that another time. He is requesting a
rezone to come into compliance just like all the other lodges. Blondin also said there are some
legal issues going on because there are some people on the city council that are lodge owners
and work for lodges. We have been trying to request meeting minutes that happened over the
winter regarding the Comprehensive Plan and were told that we can't get them. lt's hard to
respond to some allegations of what the village is in support of when they don't show you any
proof of what they are. We've even asked Jack Maker to see if he can get the minutes, we wanl
lo know who is voting on these things and we keep being told by the village that they don't have
them. lf they are going to be coming to these meetings making statements, we would like to have
proof.
Close public hearing:
Commission discussion
FINDINGS OF FACT
1. The applicant desires to continue the use of an existing commercial lodge that has operated
on these R1-Single-Family Residential zoned lots for several years. Lodges are not a
permitted use in R1-Single-Family Residential zoning, but Lodges are a permitted use in B-
Business zoning. Accordingly, the lots must be rezoned from R1-Single-Family Residential
District to B-Business District to allow the commercial lodge operation to continue.2. The subject parcels are situated in a mixed zoning area that includes R1-Single-Family-
Residential, PL-Public Use Lands, and C-Conservation zoning with a variety of uses.3. The subject parcels are of sufficienl area and capable of providing building sites for
commercial use.4. This rezone is consistent wilh the Mixed CommercialMaterf ronUResidential designation
assigned to the lots in the 2008 Comprehensive Plan.
5. This rezone is consistent with land use goals and policies identified in the 2008
Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough Assembly approve this
rezone.
ROLL CALL VOTE ON MOTION CARRIED 4-0.
Kodiak lsland Borough
October 17,2018
Planning & Zoning Commission Minutes
Page 2
AA
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L o Kodiok tsbnfborough
Co m m u nity Deve I opm ent Oe po rtme nt
710 Mill Bay Road
Kodiak, Alaska 99615
Phone (907) 486-9363 Fax (907) 486-9396
www.kodiakak.us
October 19,2018
Ms. Sara Rastopsoff
Mr. Brian Blondin
PO Box 159
Kodiak, AK 99615
Re: Case 19-008. Request a rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8,
Tract A, Larsen Bay Subdivision from R'1-Single-Family Residential District to B-
Business District (KIBC 17.205).
The Kodiak lsland Borough Planning & Zoning Commission at their meeting on October
17, 2018 moved to forward the request cited above, recommending approval, to the
Borough Assembly.
The commission also adopted the following findings of fact in support of their
recommendation to the assembly:
FINDINGS OF FACT
1. The applicant desires to continue the use of an existing commercial lodge that has
operated on these R1-Single-Family Residential zoned lots for several years.
Lodges are not a permitted use in R 1-Single-Family Residential zoning, but Lodges
are a permitted use in B-Business zoning. Accordingly, the lots must be rezoned
from R1-Single-Family Residential District to B-Business District to allow the
commercial lodge operation to continue.
2. The subject parcels are situated in a mixed zoning area that includes R1-Single-
Family-Residential, PL-Public Use Lands, and C-Conservation zoning with a variety
of uses.
3. The subject parcels are of sufficient area and capable of providing building sites for
commercial use.
4. This rezone is consistent with the Mixed CommercialMaterfronUResidential
designation assigned to the lots in the 2008 Comprehensive Plan.
Dear Ms. Rastopsoff & Mr. Blondin:
o o
5. This rezone is consistent with land use goals and policies identified in the 2008
Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough Assembly
approve this rezone.
We anticipate your case will be before the assembly at the November 29, 2018 work
session and the December 6, 2018 regular meeting. Please contact the Clerk's Office at
486-9310 for information on when your case will be scheduled for first reading and
public hearing before the assembly
According to KIBC 17.205.055 (Submission to assembly) of the Borough Code states:
A. Within thirty days after the planning commission has acted favorably upon a
proposed zoning change in accordance with the above provisions, a report with
recommendations shall be submitted to the assembly together with the proposed
ordinance. Such recommendations of the planning commission shall be advisory
only and shall not be binding upon the assembly. When an ordinance has been
fonararded to the borough assembly, the assembly shall act in accordanoe with this
chapter and notice shall be issued as provided in Section 17.205.070, by the
borough clerk.
B. lf the planning commission recommends denial of any proposed amendment, its
action shall be final unless the initiating party, within ten days, files a written
statement with the clerk requesting that the commission's action be taken up by the
borough assembly and submits the required $350 appeal fee.
Should this rezone be approved by the Kodiak lsland Borough Assembly, you will still
need to obtain permits for any construction activities.
lf you have any questions about the action of the commission, please contact the
Community Development Department at 486-9363.
Sincerely, rs
Sheila Smith, Secretary
Community Development Department
CC: Nova Javier, Borough Clerk
Planning & Zoning Commission
Randy Blondin
1Jrret0o
EYj.J: J,'ffi1,".'J,'fi J, t"-t,,,,0, u o AGENDAITEM#7.a.
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Legend
I sun;""t Parcet
lmage Overlay o
Communlty Oovelopmont Ooparhtrontln6 m9 h povl.,od t, hlomatbrd p!.pos
dts.d E rEi 'nL.rd.d to any Ltoel B!.as€.rblD j Date Created: Sl27l2O18
A Rezone of Lot 4 Block 7 and Lots 3, 4, & 5, Block I, Trac-t A,
Larren Bay Subdlvlclon irom Rl€lngle+amlly R$ld6ntial Dlstrlc-t
to B€uslnesr Dlstdcr (KIBC 17205).
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Case No. 19{08
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Ca* No. 19{0E
Appllcant: Erlan Blondln
E Sara Rastopsotr
Agent: Randy Blondln
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Zoning Legend
Public Use Lands Single Family Residsntial
Consarvation I Light lndustrial oLegend
I-l subiecl Parcel
lmag€ Overlay
Case No. 19-0OB
Appllcant: Brlan Blondln
& Sara Raslopsotr
Agenl: Randy Blondln
A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A,
Larsen Bay Subdlvlslon from R1-Slngle-Famlly Resldenllal Dlstrlcl
to B-Buslness Dlstrlct (KlBc 17.i05).
PUBLIC HEARING ITEM 7.A
PEZ REGULAR MEETINGT OC.,l ,r, ro,u o AGENDA ITEM #7.A.
CASE
19-
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Uflconslruded Rioht of Ways
Communily Developmenl Deparlmeol
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only .nd h Et hr..d.d ior .ny h!61 BDc$nt lt ..
CAI$Fdiak lsrand Bo,ouqh GIS
Blwdifl .tP&FsRs€QrFbfP3?Brian
Case No. '19008
Page 14 of 583
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PUBLIC HEARING ITEM 7.A
P&Z REGULAR MEETING: OC,t,,,,0,,!r,"*............... ir**+*",.r"
ilililrilllllflillil
Kodiak lsland Eoiough
Community Devclopmant Orpartmant
7t0 MiX Bay Rd. Rm 205
Kodi.k AK 99615
Ph. (9071486 - 9362 Far (907) 486.9396
hnp://www.kodlakak-u<MItpl
PROP-ID Mltpl
Application for Rezone KIBC 17.205 rq-o
The lng I tlon 15 to be supplled by the Appllcant
Prop€rty Owncr / Appllcant
MalllnE Addreis:
Phone Numben
OtherConbct amall,etc,:
Legal De5crlptlon:
Srlan Blondin 5arah R.stopsoff (Elondin)
PO Box 159 Kodiak Alarka 99615
907-942-4909 Plosr008&20089, 20090,20083
lodiakchaners4!9cl.net
Subdv: LARSEN BAYTR A Block: 7;8 Lot: 4;3,4,5
Street Addre55:OffofThkd 5t betwe€n E St. and O St La6!n 8ay, AK
Cunent Zoning: Rl KIBC 17.75 Proposed Zonlng; Builnesr K|EC 17.90
Appllcablc Comprehenslve Plan: A, Kodlak lsland Comprehensive Plan Update 2008
Explanation oflhe need &lustillcatlon for a change or amendment ofzonlng
Our family h.3 been operatlng rveral lodgesln Lar5en Bay5lnce l998.We pu.cha5€d the5e properties betwe€n 1998 and 2000. Lots
3,4, and 5 were purchased from a prevlous Larsen Bay resldenvowner who had intended to build a lodge but could not compl€te lt.
Our famlly has been operating that lodge for the past 2l year5.
Our famllyapplled ln 2003 to rezone the5e prope.tles f.om I t -Resklentlal to g-Buslners. However, thete ca5er welc postponed until
the complctlon ofthc 2008 Comirehenslve Plan Update. Sioce that tlme, and up untllthe presenI we have followed lhlt approved
comprehensive flan.
We have had no complalntJ durlng the pait i l y€ars or opcratlon.
We are Jaeklng thls rezone to b€ ln compliancc, which 15 lmportant to continue our famlly opcr.tion ln L.rsen Bay,whcre we spend
moJl ofthc y€ar.
Thls ,ezone lr very important to ut ar thls ls our livelihood
19-008
APPLICANT:
Brian Blondin & Sara.Rastopsoff Contlnued on reverse
Case No. 19008
Page '15 of 583
E!:H83,'ffii,?'JilJ,L,|},, ^,, O AGENDA trEM #7.a.
Explanation ofthe effect 3u(h a change or aniendment would have on the objectVet of the appllcable comprehenslve plan:
Land Ur€ 6oaI Enhance flrxlbilltyof land use regulataons. Land Use lmphmentation Actiong: Allow rmall-scale commercialand more
8ed-and-Ereakfaits and lodges under certaln circumstances, such ar ln mlxed-use zones. Economy Goal: Retaln resldents. Economic
Policla lmprove economlc opportunities ln Larsen Bay.
Dale b4t 8t
EoDltaffCedlticafio!hnwra
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D.te: Aug 3.2018 COO Staff: Danlel
Pavment Vetlfi(ation fee Payable ln Cashler's Office Room I 104 ' Main of Eorough Bullding
C0IlrllrlrliY IIEI,EI0Pttrill DLEACIMEgT
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K|EC 17.205.030 Manne, of Inltiation. Changes ln
rltlc maybelnltlatad in lhr followlng mannet: i.
A. The ass€mbly upon lts own motlon:' "*'6'\i(liiiEr-oJl5'r'r'-r;r< ""'i'
8.The commlrslon upon itt own motlon:
C. 8y P€tltlon: Less than 1.75 acr€5:
1.76 to 5.00 acrer:
CASE: 5.01 to 40.00 acres:
19-008 40.01 aoet o, mor.:
D. When iubmined with a pretrquisite ComPrehenslve
APPLICANT: Plan amendrn€nt lpplicatlon for thr samr patcels
Brian Blondin & Sara Rastopsoff
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Walver of fee
14stso.rw,|Fa,14\
5750.00 lJ
I]trXPAID
waiverof t$lJ$ 0S ?no
(0DluusnrflusuH0UG[t
ffirilrEffinHn
Case No. 19008
SqDature:
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PUBLIC HEARING ITEM 7
P&Z REGULAR MEETINGft*C*r**"nn Prlnt Fo
Communlty tlevelopm€nt Department
710 tvlllBay Rd. Rm Zo5
Kodiak Al( 99615
Ph. (9o7) 486 - 9:162 Fax (9OA 486 - 9396
hnpy'/wwwlodiakakus
PROP-ID
Application for Rezone KIBC 17.205
Propedy O,im.r / Applk nt
Malllng Addre6s:
Phon€ Numbrr
Other Contact ema[, etc.:
LegalDescriptlon:
Tfe folFlng ln6mr*bn E to tE.-ppfielry t]xt Applkint
Sarah Rasrtopsofi (Bondin)
PO Box 159, Kodiak, Al6ka 99615
kodiakchartors @ gci.n€t
SuMre Larsen Bay *roc| f Elock 7 Lot 4
Street Address;O St. Larssn Bay, Alaska 99624
Current Zonlng: Fl1 K|BC 17 Proposed Zonlng: Business K|BC 17.{
Applkable Comprehenslve Phn:
Explanation of the need &justtlicatlon for a change or amendment of zoning:
r cil'o.ehc ns rve o\n Yr .f
Cr.nrc. nzL orrc!-.ared -+-t ! snrDcr*r,r in ?rr.f), r,v.{'\ Ds€ Sen}- r<f,na o rl,-P Vnr2 ffi,^+t.
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rrcrr*ffiffiffiffi.i[gQ ii31d{gtent uiould have on the obJectlves of f ne[cable fl gelDlrinBW #7.a.
Date:Signature:Is,Ddil
CDD Staff certlfication
Date:CDD staft
Pavment Varlffcatlon Fee Payable ln Cashler! Ofiice Room fl lo4 - Maln flool of gorough Bulldlng
KIBC l7205.o3O Manne, oflnltlation. Changesln thls
tltle rn y belnhiaied h thebllowlng runner
A. The assemblY uPon lts own mo6on:
B. Thecommisslon upon lBown motlon:
C- 8Y Petifion: Less than 1.75 acres
CASE: t.76 to s.oo ,.r",:19.008 5I)l to /O.0O acres;
APPLICANT: 4o'ol actes ot more
Brian Blondin & Sara Rastop6pfihen rubmttted wtth a pr€requl3lte Compreh€nstrve
Pl.n amendment aPdcadon for the3ame palcels-
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Page 18 of 583
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REJ,f i,".[i',I J,m t#ff Eo,,s],Communlty Elav.topment Depanment
710 Mlll Bay Rd. Rm 2o5
Kodrak AK 996 t 5
Ph. (907) 486 - 936,2 Fax (907) tl86 - 9396
htto//u rrrw.kodlakakut
PROP ID
Application for Rezone KIBC 17.205
lEf/ffi|ttExrETt:
Th€folbwlng information ij to b€ supplied by the Applkant:
Brian Blondin
PO Box 159, Kodiak, AK 99615
ftoperty Orrnef / Applkant
Malllng Addre.s
Phone Numbec
Other Contact emall, etc.:
l-egal Des(rlptlon:
907-942-4909
kodiakchart6rs@gci. n6t
suM'x Larsen Bay - Tracl A
Ofi ol Third St. bstwoen E St and D St. Lars€n Bay, Alaska 99624
Blo€lc 8 Lot 3,4,5
street Address
Applkable Comprehensive Plan:
K|BC 17 Proposed Zonlng: BuSiness K|BC 17.(
Erplanation ofthe need &Justlllcation fora change or anrendment of zonlng
Ar
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Brian Blondin &ra Rastopsoff
Page 19 of 583
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Cunent Zonlng: R1
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CDD Staff Ce.tlflc.tlon
Date:
9nofi Ol*..d n
COD Stafh
Pavment Vcrlficatlon Fee Payable ln Cashle/s Offlce Room I I O4 - Maln lloor of Borcugh Bulldlng
CASE:
19-008
APPLICANT:
Brian Blondin & Sara Ras
KIBC 17205.O30 Manner of lnltletlion. Changes ln thls
tftle may be lnltlal€d h tlrefollowlng mannen
A Thc assembly upon lts own motonr
B.Thecommbsion upon lts own rmuon:
C 8y petltion: Less than 1.75 acres
1.75 to 5.00acre*
5.0 I to 40.00 .cr6:
40.01 ase5 or mole
toosoff
D. When submltted wlth . prar€qulrlte Comprehenslve
Plan amendment appllca0o&foi#qfim) parceli
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Walver of fee
s350.00
s750.00
$ r,000.00
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PUBLIC HEARING ITEM 7.A 7.a.18 .rrran utu -r-...r..l-cHDnOUOSpuelsl)lelPo)
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CASE:
19-008
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Goals, Policies &lmplementation Aetions
Morry oI lhe lotowi.rg god, polcles ond implem€nlotbn ocliorE coflBtpond to ttE asuesicbnlilbd obovo ond/of we.€ idenrifed In rh€ Lqlen 80y commrfly pron p(cporecr ttyough lheRurd LeodoBtip Forum proce$.
Land Use
6oal: Enhance flalbilitg of land use regulations.
Pollcies
l Addrass concems obou h€ 3oc1or irnpocrs of som€ rodge5 rocolgd w hin neighbodroods.
l Coordnotc with the mullDlo ogancies thot hove o role in bcot lond t,se irrues-
lmplemcntatlon Actlons
i R€view ond d€velop City of Laren Boy Boundods lhsl se consirlenl wirh ond lupporls lh€
Commurity vBt.-on
r Acql,ie Lcld 1o olow Tricol Counca to enhonce developm€nr.
. tlon for lond l',:e on Amook t{ond.
a Expond th€ boundoies of ,h6 City.j wole(5h€d.
Transportation
Goal: lmpnov€ marin€ transportaflon fucitfties.lmplcrrcDtatlon Actlon
t D6velop deop'leo Grock ro positi)n [o6en 80y ro copitolre on fli unhue rocorion on rhe wesidde of th€ Sh6&ol Slroit, lnc[J*rg o ,erry leMte.
Publlc faclllties, Health and SafetyGoal: lmprove and maintain local lnfrastrr.tr"..
lmphmcntation Actlons
t Develop bosic inlroshuchJre repoi,5 ond lTrprovemenls lo:
l. Cunenl electicol delivery srltem inctJdlrg coJl of powar.
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r AIow smotsscol€ cornmerciol ond more geclon+Breokfosti ond lodgss under cedoin
clcumltonce9, such os in mLeclurs zon€s.
ii.)rt':; e'...I s': lr..:t r'(,lrL1,,ri.r.Paqt Ei ri Jrnuarg ZOOE
PUBLIC HEARING ITEM 7.A
P&Z REGULAR MEETING: OC,t,,,,0,,o
emerg€rEi€s. Iher€ o8o h o Commugty H6dth ftovlde.. who providet bahovio,ol lEollh wpporl
ord ssrvbff. rANA dso provilBs some lrFvloge ptrytbbr ond denlolservlcei lkough therorll
haollh corc FtrovideE KANA'5 services ore ovolobla arv to tho36 who quoffy mdar fedard
gddal-nes; to noFnotive residenh moy teceive sm€rgcncy osblonce bd musl go lo xodd for
thet hcolthcds noeds.
Ihs commmily hos one \fbge Pubfic Sofety Otllcer, os wcl ot o volunloor rte deortmenl ond
rome te,igtlhg equhmeol, hct &)g one tuck ord on6 Her lhol con bc pulod b€hhd o
tnow mdine. Energency resporEe b provided ttrrorrgh tho fivefiember Emcrlsnc.y Rcrpome
Tesn, in occordonce wilh o community Emergency RrsporEa pbt.
the City obo supporti o srnofl fibrory ond Cullt,e Cenler.'.
Parks and Recreation
with the excaption of lhe Culhre Cenler, lhere qr no tormol racr6stionol fiociliilot in Lasen Boy.
€nvironmental Qualitg
Iha locol climola in Loren Boy supporls o wije vqiety ol pbnlt, onimol ond btd lle. Mcrine
mommob such os wholes. seo Eons, ond seob crs tr€qJenl vblloE lo uyok 8oy ond ore otlen
vbible ftom ,he Cily. Shelli5h such oJ lonn€( old Dungenerr crobs dio cre found.
!ssues
Spacific irsues noted by ,esid€nts in Comprehsnsiva Plon meelirEs 'n odditim lo those 'denliied
ol the begin ring ol lhB choplar incbde lha folowi,rg:
+ Iho communily hod limited input in lhe 198/t Compohensl've l,lon tor L6san 8oy wh'rch 5hould
nol b€ used os lha bosb lor bnd use d€cirlonr-
+ Allow rmotr8cole commercioluses ond more Bed-on+Erooktosti ond lodges, sl,rch os tr mixad-
ure zones und€r cerloin cordilbns.
. Addei! concems oboul lh€ iocbl iTpoctr of some bdges locsted wllhh neighbohoodr-
+ lond use plonnhg needod on Amook blond.
+ Nced lo stpond lhe boundodes of lhe CW's wol.r5hed.
+ Ihe City shorrd be inlom€d ond hove leod€Rhts fi whol hopperu in lhe City.
+ Devellp tloushg lo otlrocl ond k€€p lsochers.
KodlaklslandBOROUGHC..tp,ttrdr. ?rt! irpdir
AP
Case No '19008
{AGENDAITEM#7.a.
Mild ealhquoke oclivity k lrBquenl h lhe orso ond roverol krg€ ssthquokes hove been
ep€rieflced h lhe poit. Itle 196,4 Greol Alolton Uhquote cot-,5ed ruiolled gaound shoking
h tdsen Boy, bul lh€ resulling h(rlqni dd no't otf6cl lh8 community. Laien Boy e)eederced o
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^m hol registerecl 7.O on lhe Richter scole. Sci€nlbh contirue to mop
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CASE:
19-008
APPLICANT:
Brian Blondin & Sara Rastopsoff
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PUBLIC HEARING ITEM 7-A
P&Z REGULAR MEETING AGENDA ITEM #7.a,
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CASE:
19-008
APPLICANf T
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PUBLIC HEARING ITEM 7-A
PEZ REGULAR MEETING: O"rt ,r. ro,,o AGENDA ITEM #7.a.
KODIAK ISLAND BOROUGH
COMMUNITY DEVELOPMENT DEPARTMENT
710 Mill Bay Road, Kodiak, Alaska 99615(907)486-9363 www.kodiakak.us
Au 24, 2018
A public hearing will be held on Wednesday, October 17,2018. The meeting will begin at 6:30
p.m. in the Borough Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska, before the Kodiak
lsland Borough Planning and Zoning Commission, to hear comments if any, on the following
uest:
CASE:
APPLICANT:
AGENT:
REQUEST:
LOCATION:
ZONING:
19.008
Brian Blondin & Sara Rastopsoff
Randy Blondin
A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen
Bay Subdivision from R1-Single-Family Residential District to B-
Business District (KIBC 17.205).
NHN Larsen Bay
R1-Single Family Residential
PUBLIC HEARING NOTICE
CASE:
19-008
APPLI
This notice is being sent to you because our remrds indicate you are a property owner/intorested party in
the area of the request. lf you do not wish to testify verbally, you may provide your comments in the spaceb€loworinalettertothecommunityDevelopmentDapartment'@
5 pm. Tuesday, October 2, 2018 to be considered by the commission. lf you would like to fax your
commenis to us, our fax number is: (907) 486-9396, or you may email your comments to
ssmith@kodiakak.us. lf you would like to testify via telephone, please call in your commonts during
tha appropriate public hearing section of the meeting. The local call-in telephone number is 486-
323'1. The toll free telephone number is 1{55.492-9202.
Ons week prior to the regular meeting, on Wednesday, October 10, 2018, a work session will be held at
6:30 p.m. in the Kodiak lsland Borough Conference Room (#'121), to review the packet material for the
case.
Kodiak lsland Borough Code provides you with specific appeal rights if you disagree with the Commission's
decision on this request. lf you have any questions about the requesl or your appeal rights, please feel
free to c€ll us at 486-9363.
Your Nam€:Malllng Addross
You. prop.rty d.lc,ipdon
Commanb:
Brian Blo
Case No. 19{08
Page 29 of 583
rdin & Sara Rastopsoff
PUBLIC HEARING ITEM 7.A
P&Z REGULAR MEETING: O"-l ,r. ,0,.o AGENDA ITEM #7.a.
1
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Case 19-008
Location
NHN Larsen Bay
Applicant
Brian Blondin &
Sara Rastopsoff
Request a Rezone of Lot 4, Block 7
and Lots 3, 4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R1-Single-Family
Residential District to B-Business District
(KrBC 17.20s).
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Case No. 19-008
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Page 31 of 583
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PUBLIC HEARING ITEM 7,A
PEZ REGULAR MEETING: O"rl,r, ro,,o AGENDA ITEM #7.a.
Kodiuk Island Borough
Conmunigt Development Depo ment
710 Milt Bay Road Room 205
Kodiak, Alaska 99615
Phone (907) 48G9363 Fax (907) 486-9396
www.kodiakak.us
August 28, 2018
Sara Rastopsoff
Brian glondin
Randy Blondin
PO Box 159
Kodiak, AK 99615
Re Case 19008. Request a Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block I, Tract A,
Larsen Bay Subdivision from R1-Single-Family Residential District to B-Business District
(KIBC 17.205).
Dear Ms. Rastopsoff:
Please b€ edvised that the Kodiak lsland Borough Planning and Zoning Commission has
scheduled the ces€ referenced above for Public Hearing at their October 17, 2018 regular
meeting. This meeting will begln at 6:30 p.m. in lhe Assembly Chambers,710 Mill Bay Road,
Kodiak, Alaska. Attendance at this meeting is not mandatory but recommended.
Ona week prior to the regular meetlng, on wednesday, october 10, 20'18 at 6:30 p.m. in the
Borough Conference Room (#121), the Commission will hold a packet review work session for
the purpose of reviewing packet materials and staff summaries of cases scheduled for the regular
meeting.
The public is welcome to attend the packet review work session; however, the work session is
notfor ths purpose of receiving public testimony. Applicants who wish to preeenl teotimony and/or
evid€nce related to their case should appear at the Public Hearing during the Regular Meeting
and present such information in person.
Please contact the Gommunity Dovelopment Oepartmenl at 48s9363 if we can answer any
outstandlng questions or provido addilional information. ln advance, thank you for your
coop6ration.
Sincerely,
$tus?a
Sh6ila Smith, Secretary
Community Oevelopment Department
CASE:
19-008
APPLICANT:
Brian Blondin & Sara Rastopsoff
Case No. 19-008
I-
Page 32 of 583
PUB o AGENDA ITEM #7,a.
STAFF REPORT AND RECOMMENDATION
Case No. 19-008. A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen
Bay Subdivision from R'l-Single-Family Residential District to B-Business District (KIBC
17.205
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DATE:
TO:
FROM:
SUBJECT:
CASE:
APPLICANT:
AGENT:
LOCATION:
LEGAL DSC:
ZONING:
SITE VISIT:
October 3, 2018
Planning and Zoning Commission
Community Development Department
Staff Report and Recommendation
19-008
Brian Blondin & Sarah Rastopsoff (Blondin)
Randy Blondin
NHN Larsen Bay (Off Third St. between E St. and D St. Larsen Bay, AK)
Lot 4, Block 7; Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay Subdivision
R1 -Single-family Residential
Community Development Staff visited these properties in 2016.
CASE:
19-008
FUTURE LANO USE DESIGNATION: Mixed CommercialMaterfronVResidential
NOTIGE: Thirty one (31) public hearing notices were mailed on August 24, 2018. As of the
date this report was prepared, one public notice had been retumed in opposition
to the request.
1. Zonino Historv: Zoned to R1-Single Family Residential District by Ordinance No. 77-19-0.
2. Lot Size(s):
. Lot 4 Block 7:15,200 square feet
o Lot 3 Block 8: 17,750 square feet
o Lot 4 Block 8: '17,750 square feet
. Lot 5 Block 8: 14,400 square feet
Total area: 65,100 square feet, or approximately 1 .5 acres
3. Existinq Land Use (s)
. Lot 4 Block 7: Lodge
o Lot 3 Block 8: Lodge
. Lot 4 Block 8: Outdoor storage
o Lot 5 Block 8: Vacant
AppLlCAl+f: Sunoundino Land Use and Zonino: Surrounding land uses include a school, single family
Brian Blondin & Sara Ra@lofbes, and business uses. Adjacent properties are zoned PL-Public Use
Page 33 of 583
Case No. 19-008
NG: OCTt,, ,.,,o AGENDA ITEM #7.a,
Lands District, R1-Single Family-Residential District, and CN-Conservation
District.
5. Comprehensive Plan:Assigned a Future Land Use Designation of Public and Open Space
by the 1968 Comprehensive Plan and Urban Residential by the 2008
Comprehensive Plan
6. Aoolicable Comorehensive Plan Future Land Use Desiqnations:
Mixed Commercial/waterfronuResidential This designation allows for a variety
of small commercial, retail, and residential uses.
7. Aoolicable ulations:The following sections of Title 1 7 (Zoning) of the Borough Code are
applicable to this request:
17.1O.020 Reference and se (Comorehensive Plan)
ln accordance with Alaska Statutes, zoning decisions shall be based upon the recommendations
contained in the comprehensive plan.
17.205.010 Authoriw (Amendments and chanqes).
Whenever the public necessity, convenience, general welfare or good zoning practice requires,
the assembly may, by ordinance and after report thereon by the commission and public hearing
as required by law, amend, supplement, modify, repeal or otherwise change these regulations
and the boundaries of the districts.
17.205.020 Reoort from olanninq and zoni COmmtssion (Amendments and chanoes)
The mmmission shall report in writing to the assembly on any proposed change or amendment
regardless of the manner in which such change is initiated and such report shall find:
A. Findings as to need and justification for a change or amendments;
B. Findings as to the effect a change or amendment would have on the objectives of the
comprehensive plan; and
C. Recommendations as to the approval or disapproval of the change or amendment.
17 .205.O55 Submission to assemblv (Amendments and chanoes)
A. Within 30 days after the commission has acted favorably upon a proposed zoning change in
accordance with the above provisions; a report with recommendations shall be submitted to the
assembly together with the proposed ordinance. Such remmmendations of the commission shall
be advisory only and shall not be binding upon the assembly. When an ordinance has been
forwarded to the assembly, the assembly shall act in accordance with this chapter, and notice
shall be issued as provided in KIBC 17.205.070 by the clerk.
B. lf the commission recommends denial of any proposed amendment; its action shall be final
unless the initiating party, within 10 days, files a written statement with the clerk requesting that
the commission's action be taken up by the assembly
STAFF ANALYSIS
This is the request to rezone Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay
Subdivision from R1-Single-Family Residential District to B-Business District. These lots were
94S^g^.^ identified as suitable for eventual rezoning to some type of commercial use in the in the 200819-008 Comprehensive Plan, and Lot 4 of Block 7 and Lot 3 of Block 8 have been used as lodges tor
several years. Rezoning to a less restrictive zoning district is one way to allow for more flexibility
AppllcAliItland use and encourage economic development, both of these ideas have been identified as
Brian BlorEfiht{ti€EiE hohdhapo8 Comprehensive Plan and recent discussions about rural emnomies in
the Kodiak lsland Borough. page 34 of 583
Case No. 19{08
PUB o AGENDA ITEM #7.a.ING: O
The applicant states that her family purchased these properties in 2003 with the intent to develop
them for their family business, and the 2008 Comprehensive Plan adopted after that time seems
to align with that planning direction.
RECENT DEVELOPMENT TRENDS IN THE AREA
Development trends in the immediate area consist of the gradual mnstructlon of single-family
residences. Larsen Bay has not seen significant new development activity in recent years.
COMPATIBILIW OF LAND USES
The lots are situated within a mixed zoning area (R1, PL, and C) with sunounding land uses
including a school, outdoor storage, single family residences, and a clinic. Larsen Bay has a
variety of mixed uses on R1-zoned properties throughout the City.
LAND SUITABILITY
The subject lots range from 14,400 sq. ft. (Lot 5, Block 8) to 17,750 sq. ft. (Lots 3 and 4, Block 8)
and all are served by the City water, sewer, and electric systems. Kodiak lsland Borough Code
does not require a minimum lot size for lots zoned B-Business. Accordingly, the lots appear
suitable for lodge use, and the lots are also of sufficient area to accommodate a varioty of other
mmmercial uses that that would be allowed if rezoned to B-Business. Numerous other lodges
exist on similarly-sized lots throughout rural Kodiak.
TRAFFIC IMPACTS
Generally speaking, traffic may refer to people moving in any mode of transportation (walking,
driving, boating, flying, et cetera). A land use cannot generate traffic on any particular mode on
its own, as transportalion mode choice is a decision about future behavior made by people
considering the options provided by their built environment. A better predictor of traffic impacts is
the sunounding infrastructural context, and at the time of this writing Larsen Bay did not appear
to have any road network expansion proiects planned for the immediate future. Although
predicting the travel behavior of unknown patrons to an unknown business use is impossible, the
Community Development Department can assume that these lots will be used for lodge
operations in the future. Understanding that there is no formal car-rental in Larsen Bay, and that
most lodge visitors will be unlikely to fly motor vehicles to Larsen Bay, it does nol seem likely that
lodge users at these properties will have any effect on local traffic.
The lots requested for rezone in this request are accessed by a local roadway (D Street) off of
the larger road that runs through Larsen Bay (3rd Skeet). That roadway has adequately
accommodated the traflic related to the lodge use and all other surrounding uses since the lodge
has been in operation. Rezoning to B-Business will allow the lodge use to continue, which should
result in no change to local traffic levels. The roadway also appears capable of accommodating
any increase in traffic that may occur if the lodge were expanded or a more intensive permitted
B-Business zoning use were established on any of the lots.
It should also be noted that a rezone does not ne@ssarily entail a use that would attract more
visitors to the property than a permitted or conditional use under the cunent zoning. As a lot that
is cunently zoned R1-Single Family Residential, the property owner could construci by right:
. A church,. A full-sized greenhouse, or. Agricultural buildings, which could include agricultural aclivities with pigs, goats, or
sheep.
"r*,r, ro,u
CASE:
19-008
AppLlCAl(f conditional uses, the property owner could construct:
Brian Blondin & seraFflE$lt8lr
' A school' or
cas€ No. 19-008
Page 35 of 583
TEM 7,t"rl ,r.ro,,o AGENDA ITEM #7.a.
CASE:
19-008
. A recreational vehicle park.
All of the permitted uses above could have signilicantly greater potential impacts than an office,
art gallery, or small shop (uses permitted by right in the Business zone) yet would not require any
public notice or Planning & Zoning Commission review. Additionally, the property located to the
southwest of these lots is zoned Pl-Public Use Lands could allow even more intensive uses such
as:
. A fire Station
' A gymnasium. A hospital. A library. A museum. An open air theater. A utility installation
Finally, the property located immediately to the south of Lot 5, Block 8 is currently occupied by
the Kodiak Area Native Association Larsen Bay Health Clinic, which is another use that is closer
to business use than residential.
COMPREHENSIVE PLAN CONSISTENCY
This rezone is in line with the following Goals, Policies, and lmplementation Actions of the 2008
Comprehensive Plan:
Land Use Goal: Regulate and manage land uses to balance the rights of private property
owners with community values and objectives.
. Policv: Maximize compatibility of adjacent land uses and minimize conflic;ts through
zoning, buffering, design standards and other means.
. Policv: Zone lands to meet future housing, commercial, industrial, and other land needs.
o lmplementation Action: Evaluate the need and recommend specific sites for
commercial and industrial uses within and outside cities and unincorporated
communities in the Borough to meet future economic needs.
Economv Goal: Support commercial businesses and areas within the Borough, including
downtown Kodiak.
. Policv: Plan ior land uses, transportation facilities and public improvements in commercial
areas in a way that supports the viability of local businesses.
. Policvi Support efforts by local businesses and business organizations throughout the
Borough to enhance existing and potential new businesses, particularly in areas that
would benefit from economic revitalization.
a lmplementation Action: Assess the need for and supply of commercial land within the
Kodiak urban area to meet a full range of commercial and other business needs; use
the results to zone land and regulate uses appropriately to meet those needs.
Larsen Bav Section Land Use Goal: Enhance flexibility of land use regulations
. Policv: Address concems about social impacts of some lodges located within
neighborhoods.
a lmDlementation Action'. Allow small-scale commercial and more Bed-and-Breakfasts
APPLICANT: and lodges under certain circumstanc€s, such as in mixed-use zones.
Brian Blondin &Fst[f, 89V9""&fon Economy GoaL Retain residents.
Case No. 19-008
Page 36 of 583
NG: O",l",r,,0,.o AGENDA ITEM #7.a.
. Policv: lmprove economic opportunities in Larsen Bay.
ADDITIONAL COMMENTS
This rezone request is an effort by the applicant to bring existing uses into compliance with legacy
zoning. Zoning compliance would not be issued until the properties comply with Title 17 KIBC
(Zoning). Accordingly, should the applicant take all of the actions required to bring the properties
into compliance and obtain zoning compliance, the violation will be resolved.
CONCLUSION
Rezoning these lots to B-Business will enhance flexibility in property use and be in line with stated
goals of the 2008 Comprehensive Plan.
RECOMMENDATION
Staff recommends that the Commission foMard this rezone request to the Kodiak lsland Borough
Assembly with a recommendation for approval.
APPROPRIATE MOTION
Should the Commission agree with the staff recommendation, the appropriate motion is:
Move to recommend that the Kodiak lsland Borough Assembly approve the
Rezone Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay SuMivision
from R1-Single-Family Residential District to B-Business District (KIBC 17.205),
and to adopt the findings of fact listed in the staff report dated October 3, 2018,
and entered into the record forthis case as "Findings of Fact" for Case No. 19-008.
F|ND|NGS OF FACT (K|BC 17.205.020 A-C)
1. The applicant desires to continue the use of an existing commercial lodge that has
operated on these R1-Single-Family Residential zoned lots for several years. Lodges are
not a permitted use in Rl-Single-Family Residential zoning, but Lodges are a permitted
use in B-Business zoning. Accordingly, the lots must be rezoned from R1-Single-Family
Residential District to B-Business District to allow the mmmercial lodge operation to
continue.
2. The subjecl parcels are situated in a mixed zoning area that includes R1-Single-Family-
Residential, PL-Public Use Lands, and C-Conservation zoning with a variety of uses.
3. The subject parcels are of sufficient area and capable of providing building sites for
commercial use.
4. This rezone is consistent with the Mixed CommercialMaterfronVResidential designation
assigned to the lots in the 2008 Comprehensive Plan.
5. This rezone is mnsistent with land use goals and policies identified in the 2008
Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough Assembly approve
this rezone.
CASE:
19-008
APPLICANT:
Brian Blondin & Sara Rastopsoff
Case No. 19{08
Page 37 of 583
I
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CASE: 43
19-008 44
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PUBLIC HEARING ITEM 7-A
PEZ REGULAR MEETING: OC, ',r, ro1,o AGENDA ITEM #7.a.
lntroduced by: Borough Manager
Requesled by: P&Z Commission
Drafted by: Community Development Department
lntroduced on:
Public Hearing Date:
Adopted on:
AN ORDINANCE OF THE ASSEMBLY OF THE KODIAK ISLAND BOROUGH REZONING LOT
4, BLOCK 7 AND LOTS 3, 4, & 5, BLOCK 8 TRACT A LARSEN BAY SUBDIVISION FROM
R1€|NGLE-FAMTLY RESIDENTIAL OISTRICT TO B-BUSINESS DISTRICT (PAZ CASE NO.
19{08)
WHEREAS, as a second class borough, the Kodiak lsland Borough exercises planning,
platting, and land use regulations on an area wide basis pursuant to Chapter 29.40 Alaska
Statutes; and
WHEREAS, in accordance with AS 29.40, the Kodiak lsland Borough adopted the 2008
Comprehensive Plan update on December 6, 2007 (Ordinance No. FY2008-10) to replace the
'1968 Comprehensive Plan; and
WHEREAS, the Kodiak lsland Borough has adopted KIBC Title '17 (Zoning) in accordance with
AS 29.40 to implement the Kodiak lsland Borough Comprehensive Plan; and
WHEREAS, KIBC 1 7.205.010 provides that "Whenever the public necessity, convenience,
general welfare or good zoning practice requires, the assembly may, by ordinance and after report
thereon by the commission and public hearing as required by law, amend, supplement, modify,
repeal or otherwise change these regulations and the boundaries of the districts"; and
WHEREAS, the property owners applied for a rezone of this property from R1-Single-Family
Residential District to B-Business District on August 3, 2018; and
WHEREAS, at an advertised public hearing, consistent with Kodiak lsland Borough Code
17.2O5.O4O, the Planning and Zoning Commission considered the merits of the rezone request
on October 17 ,2O18i and
WHEREAS, the Planning & Zoning Commission voted to recommend to the Borough Assembly
that the site be rezoned from R1-Single-Family Residential District to B-Business Diskict finding
that the public necessity, @nvenience, general welfare, and good zoning practice would be
enhanced by such action.
NOW, THEREFORE, BE IT ORDAINED BY THE ASSEMBLY OF THE KODIAK ISLAND
BOROUGH THAT:
Brian Blondi
Case No. 19{08
APPLICANT
rQdcR B6fl0Rso6ush, Araska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined
Ordinance No. FY2019-XX
Page 39aQ58B of 3
Version 1
KODIAK ISLAND BOROUGH
oRotNANCE NO. FY2019-XX
46
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CASE: 88
19-008 89
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APPLICA
E!:'J:8,'ffi 1,?',51 J, t",t,,,,0,.a AGENDA ITEM #7.a.
Section 1 :This ordinance is NOT of permanent nature and shall NOT be@me a part of the
Kodiak lsland Borough Code of Ordinances.
Section 2:Lot 4, Block 7, and Lots 3,4, & 5, Block 8 Tract A, Larsen Bay Subdivision is hereby
rezoned from R1-Single-Family Residential District to B-Business District.
Section 3:By this ordinance, the Borough Assembly adopts the following findings of fact in
support of their approval of this rezone.
1. The applicant desires to continue the use of an existing mmmercial lodge
that has operated on these R1-Single-Family Residential zoned lots for
several years. Lodges are not a permitted use in R1-Single-Family
Residential zoning, but Lodges are a permitted use in B-Business zoning.
Accordingly, the lots must be rezoned from R1-Single-Family Residential
District to B-Business District to allow the commercial lodge operation to
continue.
2. The subject parcels are situated in a mixed zoning area that includes R1-
Single-Family-Residential, PL-Public Use Lands, and C-Conservation
zoning with a variety of uses.
3. The subject parcels are of sufficient area and capable of providing building
sites for commercial use.
4. This rezone is consistent with the Mixed
Commercial/WaterfronVResidential designation assigned to the lots in the
2008 Comprehensive Plan.
5. This rezone is consistent with land use goals and policies identified in the
2008 Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough
Assembly approve this rezone.
Effective Date: This ordinance shall become effective upon the issuance of zoning compliance
for all structures and uses on the subject parcels. All structures and uses must comply with
Chapter 17.90 (B-Business District) of the Borough code. Should the zoning compliance
requirement not be met within 24 months of Assembly approval, this approval shall become null
and void.
ADOPTED BY THE ASSEMBLY OF THE KODIAK ISLAND BOROUGH
THIS OAY OF 2014.
KODIAK ISLAND BOROUGH ATTEST
Daniel A. Rohrer, Mayor Nova M. Javier, MMC, Clerk
Brian Blondi
Case No 1S-00a
Ordinance No. FY201 9-XX
Page 39a06€B of 3
Version 1
ftEflF BEf{efl$ffi ush, Araska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined
9l
92
93
CASE:
19-008
APPLICANT:
EH: HE J,ffi l,".'J-'fi J, f; ",*,,.,0,,o AGENDA ITEM #7.a.
Brian Blondi
Case No. 19-008
*oEtrR 86rl€m96ush, Ataska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined
Ordinance No. FY201 9-XX
Page 49a!5tB of 3
Version 1
VOTES:
Ayes:
Noes:
EHHEJ,ffi "L"'J,lT Jl".T,, ,., U o AGENDA ITEM lti.a.
1
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Care No. 19-008
Appllcant: Brlsn Blondln
& Sara Rastopsof
Agent: Randy Blondln
A Rozone ot Lot 4, Block 7 and Lot6 3, 4, & 5, Slock 8, Trac.t A
Lersen Bay Subdlvlslon lrom R1€lngle.Famlly Resldentlal Dbtrlct
to B.Buslne!3 Dlstrlc{ (KIAC 17.205).
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' conservation I Light lndustrial @Legend
I I subi€cl Parcel
lmage Overlay
Case No. 19{08
Appllcant: Brlan Blondln
& Ssra Raslopsoff
Agent: Randy Blondln
A Rezone of Lol 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A,
rarsen Bav Subdlvlslon from R1-slngla'Famlly Resldentlal Dlstrlcl
to B-Buslr;ss Dlstrlcl (KIBC 17.205).
PUBLIC HEARING ITEM 7-A
P&Z REGULAR MEETING: O"-ol',r, ro,u O AGENDAtrEMtll.a.
CAS
1
AP ==== a-€ss Roads
Unconstrudsd REhi ol WaF
Communlty Development Deparlmenl
Thb rup E F6idd t' hh.fi.lb.[l prrpoc
mt aid a rcl hi..!E td.nY h{d EF-]ttltlNCANfldiak rsland Borouqh GrS
BRr(difl &€arasstsESrpE6fp3?Brian
Cass No. 19008
Page 13 of 578
5o5
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E!:'JE8,ffi l,?',J,iil Jl",t,,,,0, u Print a
Kodlak lsland Eorough
Communlty Devclopmant Oepartmcnt
710 Mill Eay Rd. Rm 205
Kodi.k AK 99615
Ph. (907).185-9!62 Fax (907) 486.9396
htto://www.kodtekaLur
ilt1]iltililililillril
Ml tpI
PROP-ID Mltpl
Application for Rezone KIBC 17.205 lq-
The gl matlon ls to be supplled by the lcant:
Pmp.rty Orvncr / Appllc.nL
Ma$ng Addrr$:
Phonc Number
Oth€r Contact amall, etc.:
L€9El Descdptlon:
Srlan Blondin Sarah Rastop5off (Elondln)
7-94249{J9 PlOs:20088, 20089. 20090, 20083
kodlakcharters€)gcl.n€t
8lo(k: 7;8 Lot: 4;3,4,5
Street Addrers:OffofThkd 5t b€tween E St. and O 5t La6en Bay. AK
Current Zonlng: Rl K|SC r 7.75 Propo!€d Zonlng: 8u5lne!s IOBC 17.90
Appllcablc Comprehensive Plan: A. Kodlak liland Compr€hensive Plan Updare 2OOB
Explanation ofthe need &lustiflcation fora chaoge or amendment ofzonlng:
Ourfamily ha' been operatlng severallodges in Larsen Bay slnce 1998. We purchared the5e propenies betwe€n 1998 and 2000. Lots
3,4, and 5 were purchased from a prevlous Larsen Bay reridenvowner who had intend€d to build a lodge but €ould not complete lt.
Our famlly has been op€ratlng that lodge for the past 2l years.
Our famllyapplied in 2003 to rezone the5e propertler from Fl -Resldentlal to 8-8utlncr5. However , thes€ casei werr poitponed until
the compl.tlon ofth. 2008 Comirehenslre Plan Update. Since that tlme, and up untll the present, we have followed that approved
comprehensive /lan.
We have had no comptalnt5 durlng the past Zl yea15 of opera on.
We are saeklng thls rezone to b€ ln compllance, whlch ls lmportant to conthue our famltyoperation ln Larsan 8ay, ryhcr€ we spend
most oftha year.
Thls rezone 15 very important to us, ar thls h our livellhood
APPLICANT:
Brian Blondin & Sara,Rastopsoff Continued on.ever5e
-frtiriti 6yTiiiri'-
Case No. 19{08
Page 14 of 578
PO Box 159 Kodiak Alaska 99615
Subdv: LARSEN EAYTR A
. ,l
19-008
Land U5€ 6oat Enhan(r lllrlbil lty of land use regul
5uch ai ln mtxed'use zonel. Economy 6oal: Retaln reridenti. E(onomlc
8ed-and-Ereakfaitr and lodqes under
Policy: lmprove economlc oPPortunitle
Date.b7t Qt
(€rtain circumstan(€s,
5 ln Larsen Bay.
cOD staff certlfication frnwftL
O.te: Aug 3, 2018 CDD Sraff. Danlel
Pavment VerlfiGatlon fce Pay.bl. in Cashlet't Oflic€ Room I 104 - Main o, Borough Euilding
COYilI'TJIY DE\/ET()PMIiII DErA:lIt 0r ,t
Sqnatur€:
X|EC 17.205.030 Manne, of lnitiauon. Changes ln
tl! may be lnltlatcd in lhe following mannet:
A,The atsembly uPon lt5own motlon:
8. The commlsdon upon ltt own motlon:
C. By p€tltlon: Le33 than I.75 acr€s:
'I .76 to 5.(X, actcs:
5.01 to 4{lOO acr$:
40.01 acret or mors
Case No. 19008
''a. 6 r,fidiiEi-or|,. ' r':r'::r r..
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CASE:
19-008
D. When iubmined wlth a pretequltlte ComPr€heoiive
APPLICANT: Plan amcndmcnt appli(allon forth' s'me patcclt
Brian Blondin & Sara RastoPsofi
E!:Hil,*1,".'J"ilJ,t.'t,,,,,, ...O- .^-^ IS:!!PAtrEMtts'a'erpr."!ffi,lir"t[ilirle;;h; .h";-9f,;;;ni6ii"ment wouta nave on th€ objectNes of the;FPllcable comprehenslve plan:
atlons. Land Use lmPl€mentation Action9: Allow small.t(ale commcdal and more
0r
t
PUBLIC HEARING ITEM
P&Z REGULAR MEETIN ,]fofin**(Fo
Community Development Department
7lo MillBay Rd. &n 2os
Kodiak AK 99615
Ph. (9o7) 466 - 9362 Fax (907) 486 - 9396
hnpy'/www*odiakakus
PROP-ID
Application for Rezone KIBC 17.205
Property Owner / Appllcant
lylalllng Address:
Phone Numben
Other Contact emall, etc.:
Legal Descriptlon:
The following information is to be supplled by the Applicant
Sarah Rastopsof (Blondin)
PO Box 159, Kodiak, Alaska 99615
907-942{909
kodiakdrarters @9ci.net
Subd\a Larsen Bay *rocl (Boclc 7 Lot 4
Stre€t Address:O St. Larsen Bay, Alaska 99624
Current Zoning: R'l KIBC 17 Proposed zonlng: Business K|BC 17.!
Applkable Comprehensive Plan:
Explanation ofthe need &Justmcatlon for a change or amendmentofzonlng:
+\oazav?r. i\- uY a.S ,ozs+oar.od ,,rrdl -t\e
"d)? u,odate to *toI
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r cr'Y.o,r.ghcnS fVe o\nn.f
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ereb-tfrffiffiggffiffiirEA4pentwoutdhaveontheobJectvesof fnnkabtellggiplteffg1tf #5'a.
tElDY\dlrDate:Slgnature:
CDD Staff Certlfication
Date:CDD Slaff:
Payment Verlflcatlon Fee Paya ble In Cashlel! Offlce Room ,l lO4 - Maln floor of gorough Bulldlng
KIBC l7Jos O3O Manner of lnitlation' Changes ln thls
tltle IrEy be lnltiated ln thefollowlng mannen
A The assemblY uPon its own motion:
B.Thecommission upon its own motlon:
C. BY Petition: Less than l'75 acres:
CASE: 1.75 to 5.oo acEs:'19-oo8
5'ol to rlo'oo acles:
APPLICANT: 4O.OI AC]Es OT MOTE
Brian Blondin & Sara Rastop6tgfihen submltted wlth a prerequlsiteComP'ehenslve
Plan amendment aPPlicadon for thesame parcelS'
Cas€ No. 19{08
I Walver of fee
I Waivetoffee
tr s3so.oo
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! Walveroffee
Page 17 of 578
otfosfr r
IC HEARING ITEM 7
REGULAR MEETINGLomm,tieflJt#trp*nunlty Der<toliment Oepa rlm€nt
7lo Mill Bay Rd. Rm 205
Kodiak AX 99615
Ph. (907) 486 - 9362 Far (9OA /186 - 9396
httor'
^,v/ur*odlakakus
PROP-ID
Application for Rezone KIBC 17.205
@EET lE E|!?EzIEll
Tt)e followlng information i5 to be supplied by the Applicant:
B.ian Blondin
PO Box 159, Kodiak, AK 995't5
Prop€rty Orrne. /Applkant
Malllng Addres$
Phone Numben
Oth€, Contact emall, etc.:
Legel Descrlptbn:
907-942-4909
kodiakchan€rs@gci.n€t
suMrr Larsen Bay - Tract A
Otl ol Third Sl. betwesn E St. and D St. Larsen Bay. Ataska 99624
Blo(k I
Street Address:
CunentZoning: Rl KIBC 17 ProposedZonlng: BuSiness KIBC 17.!
Erplanation of the need & justlllatlon for a change or anrendment of zonlng:
(r
Brian Blondin & Sara Rastopsoff
Page 18 of 578
\rho
i;
Lot:3,4,5
Applkable Comprehensive Pla n:
e,o"n"ooiHtJffitfrJii$ o*,t woutd haveon theob,€ctrves or Qo,*u".4,$EU,Bd ![pu *s'a'
A"b a?o ?rtqlDate:signature:
CDD Staff Certlffcatlon
Date:CDD StafE
Payment Verlficetlon Fee Payable ln cashle/5 ofnce Room I lo4 - Maln floorof Bopugh Bulldlng
CASE:
19-008
APPLICANT:
Brian Blondin & Sara Ra
KIBC t 7205.030 tyta n ner of lnlthtlon. Changesln thls
tlth may be lnltlated ln the followlng mannec
A. The ass€mbly upon lts own modonr
B. The commlsslon upon ltJ own modon:
c. By petltion: L€rt tlEn 1.75 acres
1.76 to 5.00 acr€6-
5.O1 to 40.m acres:
40.01 acr6 or more
stBfiSLr suumrnea th ! praregulslte compr€hencve
Plan arnend.nent appllcadodLfor$gffmt parceli
tr
tr
tr
tr
tr
tr
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Casa No. 19-008
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Goals, Policles &
lmplementation Actions
Mony ol lhe lolor.itg €oo!. polclet ond Implemanlolbn octioG co.rBspond to lhe irsuos
identlted 6ove atd/or wero idenliicd h lho Ldlen Boy Communlty pbn pGpcred ltrou€h ,hE
Rurd LeodeGti) Fon n p(ocess.
Land Use
Goal: Enhance flalbilitg of land use negulations.
Pollcics
a Addres! concBna oboul lhe rociol i,Ilpocb of som€ lodger locoled withh n€ifrtlbo(hoods.
a Coorclnole with the mullipb ogancles lhot hove o rote in bcot tond use tsuos.
I mplcmcntadon Actlons
. Review sd develop City of Laren 8oy Eoundodes lhol ce corEirlenl wilh cnd supports ltl€
Commurfly \fEion
r Acqlke Lsld lo olow Trilol Councl to enhonce developmenl.
* Alor^. imo&.scda conunerci, ood more gedon4Breoklostt ond lodgss under cartcin
cicumltonces, rrch os kl rnired-use zonat.
* Plon fo( lond [,5e on Amook ldord.
a Erpond lh€ boundodes ot lhe City's wsterihed.
Transportation
Goal: lmprove manine transportatlon facilfties.
lmplcmeotatlon Actlon
t Dovelop deepseo dock lo potit'pn Lo6en Boy lo copilolre on lls unique locotion on lhe west
dde of lh€ ShoRot Stroit, lnclu*rg o teoy rervice.
Publlc facllltles, Health and Safety
Goal: lmprove and maintain local lnfrastructune.
lmplementation Actloos
* Develop bosic hlroslruchJre repol! ond improvamenls lo:
l- Cwenl ebcticot delivery syJlem ilctu&lg corl of powo(.
CA6Fieet r:orrrr.1%-19$-iso.,-.
KodlaklslandBOROUGHc-Fr56-r nm Uaad.
Cas€ No. l9{0E
at,rrl'; e -,.r, rr tr.!ri.,r.rlni.!Pn0r ES -q Jrnuo.g ?OOB
E!:.JE J,'ffi }u".'J,',I J, t",oQ,,,, .,,o AGENDA ITEM lli.a.
emerg€ncle5. Ihere oko b o Commw*ty Hecrlih ProvlCe., who Fovider behoviorol heolh suppor,
ond servlce!. XANA dso provuet som6 ln-vlloge phyiicbn ond dentol servkes ltrough ilheronl
heotlh core Fovlderr KANA'5 servlces ore ovoloblo onv lo lhose who quollty undar tederol
gdd€l'nB; io norHrslive residsnts m6y teceive emergency orirlonce bul mrrJl go lo Kodlot tor
lhek tl8ollhcae nseds.
Ihe commmity t|os on€ \filoge Publ'rc Sofaly Otlbsr. or we{ oj o vohJnleer lre dgpdiment ond
some lt+iellliilg oquhment, hdrJ&rg one lruck ond on6 hder lhol con bC puflad b€Hnd o
sno^, moctine. Bnergency resporEa b paovided ltuough the fwemembgr Emcrgcncy RcaporEe
Tecn, h occordoncc wilh o commurily Emargency Respo.ls pion.
Ihe City obo support5 o srnoi nbaory ond Culkre Cenler-'.
€nvinonmental Qualltg
lhe locd crmola h Lqran 8oy ruppo.t! o wide vqi.ty ot plcnl!, onimd ord t*d trtc. M(,tl€
mommob srrch os whclet, seo 6oru, ond s6ob de freq.,ent vtloc lo Uyok BC'y 6ld ore olten
vbibb ftom lhe Cily. Shellllrh such oJ lonnor ond Dungenest qobs dso ca found.
Mild edthquok€ oclivity b lrequenl h th6 orso ond severol lo€€ eo.rhquokis hova been
ep€danced h the porl. Ih€ 196,a Greol Aloston Eslhqeote cousBd ludolEd ground Ehokhg
h Lasen Boy, bul lhe rasulling hmani & not otfacl ltl€ community. LoBen Boy experbnced o
prdon€ed edihquo*e h 2000lhot regislered 7.0 on lhe Richler scole. sc'r€rlirts conlirue lo mop
ond d5cover eslhquoke fo(J[ Jyslsflls h llp oreo,r,
lssues
Speclic ir$rcr nolod by resiclents in ComprctEffiv3 Plon m6otin$ in oddition lo lhose H€nlilied
ot lhe begiryrhg ot ltG chop,or inclLde the fo!o\ riing:
+ Ihe co.rmunity hod fimilad input ln lhe 1984 Comp.ehen$vc Pbn to( l-crlcn Boy wtich rtDuld
not b€ ured os thc bos'E ,o, llrd ure ctGcblons.
r Alow smof.rcd€ commsrciol ures ond more BecLn+&cokfosii ond bdgcr, $ch os h mixod-
ulg zonet undcr cartoin conditbru.
a Addels concGm! oborJt thr toclol ,npocls of som€ bdg€s locoled u,flhh noighborllod.
+ Lond usa don i1g ncecbd on Amook Bbd.
. NsGd to cxpord lhe botJndcict of thc Ctly's wohBhed.
+ Ihe Crty should be inlorm€d ond hov€ bod€Rtt) on whol hoppens ln lhe City.
+ Develop hourhg lo otlroct ond koep leochec.
A KodlaklslandBOROTJCHColrrr*rilr ir lrpdrt
Case No. 19-008
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Panks and Recneation
wilh lhe exceplion ot lhe Culturs C6nter, lhere de no tomol ,scrso'tionol bcilitLt in Lqs6n Boy.
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KODIAK ISLAND BOROUGH
COMMUNITY DEVELOPM ENT DEPARTMENT
710 Mill Bay Road, Kodiak, Alaska 99615(907)486-9363 www.kodiakak.us
ust 24 2018
A public hearing will be held on Wednesday, Octob€r 17, 2018. The meeting will begin at 6:30
p.m. in the Borough Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska, before the Kodiak
lsland Borough Planning and Zoning Commission, to hear comments if any, on the following
uest
CASE:
APPLICANT:
AGENT:
REQUEST:
LOCATION:
ZONING:
19-008
Brian Blondin & Sara Rastopsoff
Randy Blondin
A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen
Bay Subdivision from R1-Single-Family Residential District to B-
Business District (KIBC 17.205).
NHN Larsen Bay
R'l-Single Family Residential
PUBLIC HEARING NOTICE
CASE:
19-008
APPLI
This notice is being sent to you because our remrds indicate you are a property owner/interested party in
ths area of the request. lf you do not wish to testiry verbally, you may provide your mmments in the space
below or in a letter to the Community Development Departme nt. Written comments must be rEceived bv
5 om. Tuesdav, October 2. 20'18 to be considered bv the commission. lf you would like to fax your
comments to us, our fax number is: (907) 48G9396, or you may email your comments to
ssmith(Akodiakak.us. lf 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 telsphone number is 1455-492-9202.
One week prior to the regular meeting, on Wednesday, October 10, 2018, a work session will be held at
6:30 p.m. in the Kodiak lsland Borough Conference Room (#121), to review the packet material for the
case.
Kodiak lsland Borough Code provides you with specific appeal rights if you disagree with the Commission's
decision on this request. lf you have any questions about the request or your appeal rights, please feel
free to call us at 486-9363.
Your l{tnra:_ ilalllng AddE!r:_
Your IroF.rty dolcdpdon:
Commanta:
din & Sara RastopsoffBrian Bl
Case No. 1 9-008
Page 8 of 578
Case 19-008
Location
NHN Larsen BaY
Applicant
Brian Blondin &
Sara Rastopsoff
Request a Rezone of Lot 4, Block 7
and Lots 3, 4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R1-Single-Family
Residential District to B-Business District
(KrBC 17.20s).
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PUBLIC HEARING ITEM 7.A
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August 28, 2018
Sara Rastopsotf
Brian Blondin
Randy Blondin
PO Box 159
Kodiak, AK 99615
Re
cooperation
Sincerely,
SlE98
Sheila Smith, Secretary
Community Development Department
Kodisk Island Borough
Conmunity Development Deparlmenl
710 Mill BaY Road Room 205
Kodiak, Alaska 99615
Phone(907)48G9363 Fax(907)486-9396
www.kodiakak.us
Page 31 of 578
Case 19008. Requesl a Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block E, Tract A'
r-"*n e"i aubdiiision from R1-Single-Family Residential District to B-Business District
(KrBC 17.205).
Dear Ms. Rastopsoff:
Please be advised that the Kodiak lsland Borough Planning and Zoning commis_sion has
scheduled lh6 case referenced above for Public Hearing at their Octobell7, 2018 regular
,""ting. itrlt ."eting wilt begln at O:30 p.m. in the Assembly Chambers, TlO Mill Bay Road,
Xoaiafiehsm. Attendance atlhis meeting is not mendatory but recommended'
oneweekpriortotheregularmeeting,onWednesday,octoberl0,20lSat6:30p.m.inthe
B";;gh b;f*"n." noo-, (#121), th; Commission witl hold a packet review.work session for
ii; ili;g5g ;;;rGwing paciet miierials and staff summaries of cases scheduled for the resular
meeting.
The public is welcome to attend the packet review work session; however, the work session is
noi riitn" purpo"e of receiving publictestimony. Applicanls who wish to present teslimony and/or
evidencs retated to their case should appear it tlie Public Hearing during the Regular Meeting
and present such information in person.
Please contact the community Development Department at 48G9363 if we can answer any
outstandlng questions or provide additional information. ln advanca, thank you for your
CASE:
19-008
APPLICANT:
Brian Blondin & Sara Rastopsoff
Case No. 19{08
t
o AGENDA ITEM tl5.a.
STAFF REPORT AND RECOMMENDATION
Case No. 19-008. A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen
Bay Subdivision from R1-Single-Family Residential District to B-Business District (KIBC
17.2Os).
17,2018
October 3, 2018
Planning and Zoning Commission
Community Development Department
Staff Report and Recommendation
19-008
Brian Blondin & Sarah Rastopsoff (Blondin)
Randy Blondin
NHN Larsen Bay (Off Third St. between E St. and D St. Larsen Bay, AK)
Lot 4, Block 7; Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay Subdivision
Rl -Single-family Residential
Community Development Slaff visited these properties in 2016.
CASE:
19-008
FUTURE LAND USE DESIGNATION: Mixed CommercialAlVaterfronuResidential
NOflCE: Thirty one (31) public hearing notices were mailed on August 24, 2018. As of the
date this report was prepared, one public notice had been retumed in opposition
to the request.
1. Zonino History: Zoned to R1-Single Family Residential District by Ordinance No. 77-19-O.
2. Lot Size(s):
o Lot 4 Block 7:15,200 square feet
. Lot 3 Block 8: '17,750 square feet
o Lot 4 Block 8: 17,750 square feet
o Lot 5 Block 8: '14,400 square feet
Total area: 65,100 square feet, or approximately 1 .5 acres
3. Existino Land Use(s):
r Lot 4 Block 7: Lodge
. Lot 3 Block 8: Lodge
o Lot 4 Block 8: Outdoor storage
o Lot 5 Block 8: Vacant
AppLlCAl+I: Surroundino Land Use and Zonino: Sunounding land uses include a school, single family
Brian Blondin & Sara Rasqido{rces, and business uses. Adjacent properties are zoned Pl-Public Use
Page 32 of 578
Case No. 19{08
DATE:
TO:
FROM:
SUBJECT:
CASE:
APPLIGANT:
AGENT:
LOCATION:
LEGAL DSC:
ZONING:
SITE VISIT:
,t,, ,0,,o AGENDA ITEM lti.a.
LandsDistrict,Rl.SingleFamily-ResidentialDistrict,andCN-ConServation
District.
5. Comorehensive Plan: Assigned a Future Land Use Designation of Public and open space-
---E-
the 1968 domprehensive Plan and Urban Residential by the 2008
ComPrehensive Plan
6 en Fu L ndU nati
Mixed commercial/waterfronuResidential This designation allows for a variety
of small commercial, retail, and residential uses.
7. ADoli e Reoulations The following seciions of Title 17 (Zoning) of the Borough Code are
applicable to this request
17.10.Refere and use (orehensive Plan
ln accordance with Alaska statutes, zoning decisions shall be based upon the recommendations
contained in the comprehensive plan.
010 ments a
wheneverthepublicnecessity,convenience,generalwelfareorgoodzoningpraclicerequires,
ine issemUty may, by ordinance and after report thereon by the commission and public hearing
as requireo'oy taw, imeno, supplement, modify, repeal or otherwise change these regulations
and the boundaries of the districts-
.205.rt fro nnr a zon rn sron ndme cha
The commission shall report in writing to the assembly on any proposed change-or amendment
,"g"rdl"ii oi tn" mannei in which such change is initiated and such report shall find:
A. Findings as to need and iustification for a change or amendments:
e. fi"Ji"gi as t,o the effeci a change or amendment would have on the objectives of the
comprehensive plan; and
c. Rlcommendations as to the approval or disapproval of the change or amendment.
17.205.055 Subm ion to assemblv (Amend ents and ch noes)
A.Within30daysafterthecommissionhasactedfavorablyUponaproposggzoningchangein
accordance with the above provisions; a report with recommendations shall be submitted to the
assembly together wiin me proposed ordinance. Such recommendations of the commission shall
be advisory-only and shall'noi be binding upon the assembly. When an ordinance has been
forwarded to the assembly, the assembl/shall act in accordance with this chapter, and notice
shall be issued as provided in KIBC 17 205'070 by the clerk'
B. lf the commission recommends denial of any proposed amendment; its aclion shall be flnal
unless the initiating party, within 10 days, flles i written statement with the clerk requesting that
the commission's action be taken up by the assembly
STAFF ANALYSIS
ThiS is the request to rezone Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen Bay
Subdivision from Rl -single-Family Residential District to B-Business District. These lots were
CASE: iO""tifi"J i" suitable for"eventual rezoning to some type of commercial use in the in the 2008
19-008 ;;ffi;;;'F;n, ind Lot 4 of Btock 7 and Lot 3 of Brock 8 have been used as lodges for
several years. Rezoning to a less restrictive zoning district is one way to allow for more flexibility
noor rnarirtland use and encourige economic development, both of these ideas have been identified as
6il'i'e]!'r#eUicsie ne*tthemod'Comprehensive Plan and recent discussions about rural emnomies in
the Kodiak lsland Borough. Page 33 of578
Cas€ No. 19008
PUB o AGENDA ITEM IIS.a,ilJl.,ot,,,,0.,,
CASE:
19-008
AppLlCAff conditional uses, the property owner muld construct:
Brian Blondin & SaTaAAESHf
' A school' or
caso No. 19{08
Page 34 of 578
The applicant states that her family purchased these properties in 2003 with the intent to develop
them for their family business, and the 2008 Comprehensive Plan adopted after that time seems
to align with that planning direction.
RECENT DEVELOPMENT TRENDS IN THE AREA
Development trends in the immediate area consist of the gradual construction of single-family
residences. Larsen Bay has not seen significant new development activity in recent years.
COMPATIBILIW OF LAND USES
The lots are situated within a mixed zoning area (Rl, PL, and C) with surrounding land uses
including a school, outdoor storage, single family residences, and a clinic. Larsen Bay has a
variety of mixed uses on R1-zoned properties throughout the City.
I-AND SUITABILITY
The sub.iect lots range from 14,400 sq. ft. (Lot 5, Block 8) to 17,750 sq. ft. (Lots 3 and 4, Block 8)
and all are served by the City water, sewer, and electric systems. Kodiak lsland Borough Code
does not require a minimum lot size for lots zoned B-Business. Accordingly, the lots appear
suitable for lodge use, and the lots are also of sufficient area to accommodate a varisty of other
commercial uses that that would be allowed if rezoned to B-Business. Numerous other lodges
exist on similarly-sized lots throughout rural Kodiak.
TRAFFIC IMPACTS
Generally speaking, traffic may refer to people moving in any mode of transportation (walking,
driving, boating, flying, et cetera). A land use cannot generate traflic on any particular mode on
its own, as transportation mode choice is a decision about future behavior made by people
considering the options provided by their built environment. A better predictor of traffic impacts is
the sunounding infrastructural context, and at the time of this writing Larsen Bay did not appear
to have any road network expansion projects planned for the immediate future. Although
predicting the travel behavior of unknown patrons to an unknown business use is impossible, the
Community Development Department can assume that these lots will be used for lodge
operations in the future. Understanding that there is no formal car-rental in Larsen Bay, and that
most lodge visitors will be unlikely to fly motor vehicles to Larsen Bay, it does not seem likely that
lodge users at these properties will have any effect on local traffic.
The lots requested for rezone in this request are accessed by a local roadway (D Street) off of
the larger road that runs through Larsen Bay (3rd Street). That roadway has adequately
accommodated the traffic related to the lodge use and all other surrounding uses since the lodge
has been in operation. Rezoning to B-Business will allow lhe lodge use to continue, which should
result in no change to local traffic levels. The roadway also appears capable of accommodating
any increase in traffic that may occur if the lodge were expanded or a more intensive permitted
B-Business zoning use were established on any of the lots.
It should also be noted that a rezone does not necessarily entail a use that would attract more
visitors to the property than a permitted or conditional use under the cunent zoning. As a lot that
is cunently zoned Rl-Single Family Residential, the property owner could mnstruct by right:
. A church,o A full-sized greenhouse, or. Agricultural buildings, which could include agricultural activities with pigs, goats, or
sheep.
I
NG ,t"O",r,ro,,u o AGENDA ITEM IT5.A.
o A recreational vehicle Park.
All of the permifted uses above c,ould have significantly greater potential impacts than an.office,
; ;"il"ry, ; ilalt shop (uses permitted by right in the Busin_ess zone) yet would not require any
prtl" ",itil" or Flanntng'& zontng Commiision review. Additionally, the property located to the
louttrwest ot tnese lots il zoned Pi-Public Use Lands could allow even more intensive uses such
as:
o A fire Stationo A gymnasiumo A hospitalo A library. A museum. An open air theatero A utility installation
Finally, the property located immediately to the south of Lot 5, Block 8 is cunently occupied by
in"ii,biri nr"i Nitive Association Larsen Bay Health clinic, which is another use that is closer
to business use than residential.
COMPREHENSIVE PLAN CONSISTENCY
This rezone is in line with the following Goals, Policies, and lmplementation Actions of the 2008
Comprehensive Plan:
Land use Goal: Regulate and manage land uses to balance the rights of private property
owners with mmmunity values and ob.iectives.
. Policv: Maximize compatibility of adjacent land uses and minimize conflicts through
zoning, buffering, design standards and other means'
. Policv: zone lands to meet future housing, commercial, industrial, and other land needs'
o lon Evaluate the need and recommend specific sites for
within and outside cities and unincorporatedcommercial and industrial uses
communities in the Borough to meet future e@nomic needs'
Econom v Goal: Support commercial businesses and areas within the Borough, including
downtown Kodiak.
Poticv: Plantot land uses, transportation facilities and public improvements in commercial
areas in a way lhat supports the viability of local businesses'
Policv: support efforts by local businesses and business organizations throughout the
g**.=-_O to'enhance exilting and potential new businesses, particularly in areas that
would benefit from economic revitalization.
a lmptementation Action: Assess the need for and supply of commercial land within the
Kfiiak urban -drea to-reet a full range of commercial and other business needs; use
the results to zone land and regulate uses appropriately to meet those needs'
Larse Bav Secti Land Use Goal: Enhance flexibility of land use regulations
CASE:
19-008
APPLICANT:
Brian Blondin
. Policv: Address concems about social impacts of some lodges located within
neighborhoods.
o lmptementation Action'. Allow small-scale @mmercial and more Bed-and-Breakfasts
ano toOges under certain circumstances, such as in mixed-use zones'
&BEf BtlSCIfon economv ooat: Retain residents. pase 35 or 578
Case No. 19008
PU8 o
. Policv: lmprove economic opportunities in Larsen Bay.
ADDITIONAL COMMENTS
This rezone requesl is an effort by the applicant to bring existing uses into compliance with legacy
zoning. Zoning compliance would not be issued until the properties comply with Title 17 KIBC
(Zoning). Accordingly, should the applicant take all of the actions required to bring the properties
into mmpliance and obtain zoning compliance, the violation will be resolved.
CONCLUSION
Rezoning these lots to B-Business will enhance flexibility in property use and be in line with stated
goals of the 2008 Comprehensive Plan.
RECOMMENDATION
Staff recommends that the Commission forward this rezone request to the Kodiak lsland Borough
Assembly with a recommendation for approval.
APPROPRIATE MOTION
Should the Commission agree with the staff recommendation, the appropriate motion is:
Move to recommend that the Kodiak lsland Borough Assembly approve the
Rezone Lot4, Block 7 and Lots 3,4, & 5, Block 8, Tract A, Larsen Bay Subdivision
from R1-Single-Family Residential District to B-Business District (KIBC 17.205),
and to adopt the findings of fact listed in the staff report dated October 3, 2018,
and entered into the record for this case as "Findings of Fact" for Case No. 19-008.
FTNOiNGS OF FACT (KrBC 17.205.020 A-C)
1. The applicant desires to continue the use of an existing commercial lodge that has
operated on these R1-Single-Family Residential zoned lots for several years. Lodges are
not a permitted use in R1-Single-Family Residential zoning, but Lodges are a permitted
use in B-Business zoning. Accordingly, the lots must be rezoned from R1-Single-Family
Residential District to B-Business District to allow the commercial lodge operation to
continue.
2. The subjec{ parcels are situated in a mixed zoning area that includes R1-Single-Family-
Residential, PL-Public Use Lands, and C-Conservation zoning with a variety of uses.
3. The subject parcels are of sufficient area and €pable of providing building sites for
commercial use.
4. This rezone is consistent with the Mixed CommercialMaterfronyResidential designation
assigned to the lots in the 2008 Comprehensive Plan.
5. This rezone is consistent with land use goals and policies identified in the 2008
Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough Assembly approve
this rezone.
Jt"rot,r.,o,.
CASE:
19-008
APPLICANT:
Brian Blondin & Sara Rastopsofi
Case No. 1SO08
Page 36 of 578
AGENDA ITEM lli.a.
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19-008 l14
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PUBLIC HEARING ITEM 7.A
P&Z REGULAR MEETING: O"o*,,,,0,,o AGENDA ITEM tl5.a.
lntroduced bY: Borough Manager
Requested bY: P&Z Commission
Drafted by: Community Development Department
lntroduced on:
Public Hearing Date:
Adopted on:
KODIAK ISLAND BOROUGH
ORDINANCE NO. FY2O1g-XX
ANoRDINANCEoFTHEASSEMBLYoFTHEKooIAKISLANoBoRoUGHREZoNINGLoT
4,BLocK7ANDLoTs3,4,&5,BLocKSTRACTALARSENBAYSUBDIVISIoNFRoM
Rl€|NGLE-FAMILY RESIDENTIAL DISTRICT TO B-BUSINESS DISTRICT (P&Z CASE NO'
19-008)
WHEREAS,aSasecondclassborough,theKodiaklslandBoroughexercisesplanning,
platting, and land use regulations on an area wide basis pursuant to Chapter 29 40 Alaska
Statutes; and
WHEREAS,inaccordancewithAS2g.40,theKodiaklslandBoroughadoptedthe2003
comprehensivePlanupdateonDecember6,200T(ordinanceNo'FY2008-10)toreplacethe
1968 Comprehensive Plan; and
WHEREAS, the Kodiak lsland Borough has adopted KIBC Title 17 (Zoning) in accordance with
AS 29.40 to implement the Kodiak lsland Borough Comprehensive Plan; and
WHEREAS,K|BClT.205.0loprovidesthat.Wheneverthepublicnecessity,convenience,
generalwelfareorgoodzoningpracticereqUires,theassemblymay,byordinanceandafterreport
ihereon by the commission and public hearing as required by law, amend' supplement' modify'
repeal or otherwise change these regulations and the boundaries of the districts"; and
WHEREAS, the property owners applied for a rezone of this property from R1-Single-Family
Residential District to B-Business District on August 3, 2018; and
WHEREAS,atanadvertisedpublichearing,consistentwithKodiaklslandBoroughCode
17.205.040, the Planning and zoning commission considered the merits of the rezone request
on Oclober 17 ,2018', and
WHEREAS, the Planning & zoning Commission voted to recommend to the Borough Assembly
that the site be rezoned from R1-single-Family Residential District to B-Business District finding
thatthepublicnecessity,convenience,generalwelfare,andgoodzoningpracticewouldbe
enhanced by such action.
NOW, THEREFORE, BE IT ORDATNED BY THE ASSEMBLY OF THE KODIAK ISLAND
BOROUGH THAT:
APPLICANT Ordinance No. FY201 g-XX
Page 3P40578 of 3
Version 1
Brian Blondi
Case No. 19008
rQoEgn Befic[996ush, Alaska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Undedined
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CASE: 88
19-008 89
90
APPLICANT
Brian Blondi
PUBLIC HEARING ITEM 7.A
PEZ REGULAR MEETING: O 17,2018 o AGENDA ITEM #5.a.
Section 1 :This ordinance is NOT of permanent nature and shall NOT become a part of the
Kodiak lsland Borough Code of Ordinances.
Section 2:Lot 4, Block 7, and Lots 3,4, & 5, Block 8 Tract A, Larsen Bay Subdivision is hereby
rezoned from R1-SingleFamily Residential District to B-Business District.
Section 3:By this ordinance, the Borough Assembly adopts the following findings of fact in
support of their approval of this rezone.
1. The applicant desires to continue the use of an existing commercial lodge
that has operated on these R1-Single-Family Residential zoned lots for
several years. Lodges are not a permitted use in R1-Single.Family
Residential zoning, but Lodges are a permitted use in B-Business zoning.
Accordingly, the lots must be rezoned from R1-Single-Family Residential
Dislrict to B-Business District to allow the commercial lodge operation to
continue.
2. The subject parcels are situated in a mixed zoning area that includes R1-
Single-Family-Residential, PL-Public Use Lands, and C-Conservation
zoning with a variety of uses.
3. The subject parcels are of sufficient area and capable of providing building
sites for commercial use.
4. This rezone is consistent with the Mixed
CommercialMaterfronvResidential designation assigned to the lots in the
2008 Comprehensive Plan.
5. This rezone is consistent with land use goals and policies identified in the
2008 Comprehensive Plan.
6. The Planning and Zoning Commission recommends that the Borough
Assembly approve this rezone.
Effective Date: This ordinance shall become effective upon the issuance of zoning compliance
for all structures and uses on the subject parcels. All struc{ures and uses must comply with
Chapter '17.90 (B-Business District) of the Borough code. Should the zoning compliance
requirement not be met within 24 months of Assembly approval, this approval shall become null
and void.
ADOPTED BY THE ASSEMBLY OF THE KODIAK ISLAND BOROUGH
THIS DAY OF 2018.
ATTEST
Daniel A. Rohrer, Mayor Nova M. Javier, MMC, Clerk
".n
*o8ilR Ba?km96ush, Araska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined Case No. 19{08
Ordinance No. FY201$XX
Page 3PaQ52 of 3
Version 1
KODIAK ISLAND BOROUGH
E!:.J:3,'[11f.'J.',X Jl",t,,,,0,,O AGENDAtrEMttl.a.
9l
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93
VOTES:
Ayes:
Noes:
CASE:
19-008
APPLI
Ordinance No. FY201SXX
Page 394Q673 of 3
Version 1
rSoEncR Bsi{0n$06ush, Alaska
Deletion - Red, Strikeout
lnsertion - Bold, Blue, Underlined
Brian Blond
Cas6 No. 19008
oo
KODIAK ISLAND BOROUGH
. GOMMUNITY DEVELOPMENT DEPARTMENT
710 Mill Bay Road, Kodiak, Alaska 99615(907)486-9363 www.kodiakak.us
AU 2018
A public earing will be held on Wednesday, October '17,20'18. The meeting will begin at 6:30
p.m. in the Borough Assembly Chambers,710 Mill Bay Road, Kodiak, Alaska, before the Kodiak
lsland Borough Planning and Zoning Commission, lo hear comments if any, on the following
uest
19-008
Brian Blondin & Sara Rastopsoff
Randy Blondin
A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen
Bay Subdivision from R1-Single-Family Residential District to B-
Business Diskict (KIBC 17.205).
NHN Larsen Bay
R1 -Single Family Residential
PUBLIC HEARING NOTICE
lJtt
This notice is being sent to you because our records indicate you are a property owner/interested party in
the area of the request. lf 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. Written comments must be recqived by
5 om. Tuesdav. Ollqbqr 2, 2018 to be considered by the commission. lf you would like to fax your
comments to us, our fax number is: (907) 486-9396, or you may email your comments to
ssmith@kodiakak.us. lf you would like to testify via telephone, please call ln your comments during
tho approprlate public hearing section of the meeting. The local call-in telephone number is 486-
3231. The toll free telephone number is 1-855492-9202.
One week prior to the regular meeting, on Wednesday, October 10, 2018, a work session will be held at
6:30 p.m. in the Kodiak lsland Borough Conference Room (#121), to review the packet material for the
case.
Kodiak lsland Borough Code provides you with specific appeal rights if you disagree with the Commission's
decision on this request. lf you have any questions about the request or your appeal rights. please feel
free to call us at 486-9363.
Your Name: )i{"-vu-t IY)' HcL(m eB aung Addross P {
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CASE:
APPLICANT:
AGENT:
REQUEST:
LOCATION:
ZONING:
a
o o
Case 19-008
Location
NHN Larsen Bay
Applicant
Brian Blondin &
Sara Rastopsoff
Request a Rezone of Lot 4, Block 7
and Lots 3,4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R1-Single-Family
Residential District to B-Business District
(KrBC 17.20s).
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C o mm un ity Devel opment Deparlment
710 Mill Bay Road Room 205
Kodiak, Alaska 9961 5
Phone (907) 486-9363 Fax (907) 486-9396
www.kodiakak.us
August 28, 2018
Sara Rastopsoff
Brian Blondin
Randy Blondin
PO Box 159
Kodiak, AK 99615
Re:Case 19-008. Request a Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R1-Single-Family Residential District to B-Business District
(KrBC 17.205).
Dear Ms. Rastopsoff:
Please be advised that the Kodiak lsland Borough Planning and Zoning Commission has
scheduled the case referenced above for Public Hearing at their October 17, 2018 regular
meeting. This meeting will begin at 6:30 p.m. in the Assembly Chambers, 710 Mill Bay Road,
Kodiak, Alaska. Attendance at this meeting is not mandatory but recommended.
One week prior to the regular meeting, on Wednesday, October 10, 2018 at 6:30 p.m. in the
Borough Conference Room (#121), the Commission will hold a packet review work session for
the purpose of reviewing packet materials and staff summaries of cases scheduled for the regular
meeting.
The public is welcome to attend the packet review work session; however, the work session is
not for the purpose of receiving public testimony. Applicants who wish to present testimony and/or
evidence related to their case should appear at the Public Hearing during the Regular Meeting
and present such information in person.
Please contact the Community Development Department at 486-9363 if we can answer any
outstanding questions or provide additional information. ln advance, thank you for your
cooperation.
Sincerely,
SIrert]B'
Sheila Smith, Secretary
Community Development Department
OO
KODIAK ISLAND BOROUGH
COMMUNITY DEVELOPMENT DEPARTMENT
710 Mill Bay Road, Kodiak, Alaska 996'15(907)486-9363 www.kodiakak.us
ust 24, 2018
A public hearing will be held on Wednesday, October 17,2018. The meeting will begin at 6:30
p.m. in the Borough Assembly Chambers, 710 Mill Bay Road, Kodiak, Alaska, before the Kodiak
lsland Borough Planning and Zoning Commission, to hear comments if any, on the following
request:
CASE:
APPLICANT
AGENT:
REQUEST,
LOCATION
ZONING:
19-008
Brian Blondin & Sara Rastopsoff
Randy Blondin
A Rezone of Lot 4, Block 7 and Lots 3, 4, & 5, Block 8, Tract A, Larsen
Bay Subdivision from R1-Single-Family Residential District to B-
Business District (KIBC 17.205).
NHN Larsen Bay
Rl -Single Family Residential
PUBLIC HEARING NOTICE
This notice is being sent to you because our records indicate you are a property owner/interested party in
the area of the requesl. lf you do not wish to testify verbally, you may provide your comments in the spacebeloworinalettertothecommunityDevelopmentoepartment.@
5 pm, Tuesday, October 2, 2018 to be considered by the commission. lf you would like to fax your
comments to us, our fax number is: (907) 486-9396, or you may email your comments to
ssmith@kodiakak.us. lf you would like to testlfy vla telephone, please call in your comments during
tho approprlate public hearing section of the meeting. The local call-in telephone number ls 486-
3231. The toll free telephone number is 1-855492-9202.
One week prior to the regular meeting, on Wednesday, October 10, 2018, a work session will be held at
6:30 p.m. in the Kodiak lsland Borough Conference Room (#121), to review the packet material for the
case.
Kodiak lsland Borough Code provides you with specific appeal rights if you disagree with the Commission's
decision on this request. lf you have any questions about the request or your appeal rights, please feel
free to call us at 486-9363.
Your Namo Mailing Address
Your proporty dorcrlptlon
Commentr:
o o
Case 19-008
Location
NHN Larsen Bay
Applicant
Brian Blondin &
Sara Rastopsoff
Request a Rezone of Lot 4, Block 7
and Lots 3,4, & 5, Block 8, Tract A,
Larsen Bay Subdivision from R1-Single-Family
Residential District to B-Business District
(KrBC 17.20s).
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Goals, Policies &lmplementation Actions
Mony ot the fofowing gools, policies ond implemenloiion oclions conespond lo lhe hsues
identified obove ond/or were idenrified in rhe ro^en Boy communiiy pron p{epored ihrough the
Rurol Leode6hip Forum process.
Land Use
6oal: €nhance flo<ibilitg of land use negulations.
Pollclcs
a Address concems obour rhe sociol impocrs of some rodges rocoted wiihin neighborhoods.
Coordinole with the muttiple ogencies lhot hove o role in locol lond [,se issues.
lmplcmcntatlon Actions
* Review ond deverop ciry of Lorsen Boy Boundories thot o.e consbrenr wirh ond supporrs rhe
Communily Vision.
| ; Acquire Lond lo olow Tribol Council lo enhonce developmenl
* Albw smoll-scor€ commercbr ond more Bed-ond.Breokfosts ond rodges under cerroin
cfcumslonces, such os in mixed-use zones.
* Plon for lond use on Amook lslond.
t Expond the boundories ofthe City's wotershed
Thansportation
Goal: lmprove marine transportation facilities.lmplcmcntatlor Af,,tion
t Develop deep-seo dock to po3irion Lorsen Boy ro copirorize on its unique rocorion on the wesi
side ot he Shel&of Stroit, including o ferry seMce.
Public facllities, Heatth and Safety
Goal: lmprove and maintain tocal infrast.r&u...tmphmentation Actions
r Develop bosic infroshuclure repoirs ond improvemenls to:
l. Cunent elecldcol delivery syslem including cosl of power_
2. Slreet Lights.
3. Woter ond Sewer.
KodiaklslandBOROUGHc.{prcfta.lvc Pl6 UEd.tG
Ptsqc ;S Januarg. eOGlEhapt€r €lEv€n et Locat Comlt|untfics
o o
emergerrcies. Ihere olso is o Co.nmunity Heotth hovider, who provides behoviofol heollh support
ond services. KA NA olso provides some irFvilloge physicion ond denlol services lhrough ilin€ront
heollh core providers. KANA's services ore ovofloble only lo lhose who qr.Elity under tederol
gukJelines: so noFnotive residenls moy receive emergency oss'Elonce but musl go lo Kodiok for
their heotthcore needs-
Ihe community hos one Villoge Public Sofety Otfrcer, os well os o volunleer fire deportmenl ond
some fire-fighling equipmenl, including one lruck ond one troiler thol con be pulled behind o
snow mochine. Emergency response is provided ifrough ttle fiveflembet Emergency Response
Teom, in occordonce with o cornmunity Emergency Response Plon.
Ihe City olso supporls o smoll librory ond Cullt,e Cenler.'6
Environmental Qualitg
Ihe locol climo'le in Lo6en Boy supports o w'de voriety of plonls, onimol ond bird lite. Morine
mommob such os wholes, seo [ons, ond seob ore frequenl vhilors to Uyok Boy ond ore often
visible frorn lhe City. Shellfish such os lonner ond Dungeness crobs olso 016 found.
Mild eorthquoke octivity 's lreqt enl in lhe oroo ond severol ktrge eorthquokes hove been
experienced in the po5l. Ihe 196,t Greol Aloskon Eorthquoke coused susloined ground shoking
h Lo6en Boy, but the resulling hunomi did not otfect the community. Lorsen Boy experienced o
prolonged eorthquoke in 2@O thol registered 7.0 on lhe Richter scole. Scientbls conlirue lo mop
ond discover eorthquoke foutl systems in lhe oreo.!'
lssues
Specific issues noted by residenls in comprehensive Plon meelings in oddilion lo lhose idenlified
ol lhe beginning of th'E chopler include lhe following:
+ Ihe community hod fmited inpui in the 198,1 Compreh€nsive Plon for Lcsen Boy which should
not be used os lhe bosb fo( lond use decisions.
+ Allow smoll-scole commercioluses ond more Be+on+Breokfosls ond lodges, such os in mixed-
use zones under certoin conditions.
+ Address concems obout lhe sociol impocls of some lodges klcoled wilhin neighbohoods.
+ Lond use plonning needed on Amook blond.
t Need lo expond the boundories of the City's wolershed.
+ lhe City should be informed ond hove leodership on whol hoppens in the City.
.' Devebp fiousing lo othocl ond keep leochsB.
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KoaiateLa aorougtr
Community Development Department
710 Mill Bay Rd. Rm 205
Kodiak AK 99615
Ph. (904 lE6 - 9362 Fax (9O7) la6 - 9396
http//www.kodiakakus
Submit by EmailI
^-4
PROP ID
Application for Rezone KIBC 17.205
Property Owner / Applicant:
Mailing Address:
Phone Number:
Other Contact email, etc.:
Legal Description:
Thefollowing information is to be supplied by the Applicrnt:
Sarah Raslopsotl (Blondin)
PO Box 159, Kodiak, Alaska 99615
kodiakcharters @gci. nel
Subdv: Larsen Bay *rocl \Block 7 Lot: 4
Street Address:D Sl. Larsen Bay, Alaska 99624
CurrentZoning: Fll Proposed Zoning: Business
Applicable Comprehensive Plan
Explanation of the need & justification for a change or amendment of zoning
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t'.r, rrrn-l-in r., a C, v- -Frr rr-r'r \v crpe. o*r'Dn La,rCev.t B,au- Vrr\so ceJfa(
ontinued on
liv-p\i\"r..r.'.,J-
907-942^4909
KIBC 17 K|BC 17.(
Explanation of the effect such a change ]endment would have on the objectives oUpplicable comprehensive plan
Signature:tglb\d.)r
CDD Staff Certification
CDD Staff:
Payment Verlflcatlon Fee Payable in Cashier's Omce Room # I 04 - Main floor of Borough Building
KIBC 17.205.030 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:
C. By p€tition: Less than 1.75 acres:
1.76 to 5O0 acres:
5.01 to 40.00 acres:
40.01 acres or more:
D. When submitted with a prerequisite Comprehensive
Plan amendment application for the same parcels.
I Waiver of fee
I Waiver of fee
tr s3so.oo
tr sTso.oo
E sl,ooo.oo
rl sl,soo.oo
I Waiver of fee
otfosf r rDate:
Date:
Submlt by Email
PROP ID
Application for Rezone KIBC 17.205
Print Form
The followi
Brian Blondin
ng information is to be supplied by the Applicant:
PO Box 159, Kodiak. AK 99615
Property Owner / Applicant:
Mailing Address:
Phone Numben
Other Contact email, etc.:
Legal Description:
907-942-4909
kodiakcfiarters@ gci. net
Block 8 Lot:3,4,5
Street Address:Otl ol Third St. betw€en E St. and D St. Larsen Bay, Alaska 99624
CurrentZoninq: Rl
Applicable Comprehensive Plan
KrBC 17
Explanation of the need & justification for a change or amendment of zoning
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ontinued on revelse
L...,,",lffBlljlffiHln,"n,
710 Mill Bay Rd. Rm 205
Kodiak AK 99615
Ph. (9O7) 486 - 9362 Fax (9O7) 46 - 9396
htto//www.kodiakakus
Subdv: Larsen Bay - Tracl A
Proposed Zoning: Business KIBC 17.(
Explanation of the effect such a change frendment would have on the objectives of f pplicable comprehensive plan:
Date:k* a4 atti Signature:
CDD Staff Certlffcation boat Oly->drn
Date:
Peyment Verlficatlon Fee Payable in Cashier's ffice Room # lo4 - Main floor of Borough Building
KIBC 17.205.030 Manner of initiation. Changes in this
title may be initiated in the follo ing manner:
A The assembly upon its own motion:
B. The commission upon its own rnotion:
C. By petition: Less than 1.75 acres:
1.76 to 5.00 acres:
5.0 1 to 40.00 acres:
40.01 acres or more:
D. When submitted with a prerequislte Comprehensive
Plan amendment applicatircn for the same parcels.
I Waiver of fee
! Waiver of fee
tr S3so.oo
tr S7so.m
fl 5r,ooo.oo
fl 51,5oo.oo
f] Waiver of fee
CDD Staff:
",4
xo#trt"na ao,orgt
Community Oevelopment Department
710 Mill Bay Rd. Rm 205
Kodiak AK 99615
Ph. (907) 486 - 9362 Fax (907) 486 - 9396
htto://www.kod ia kak.us
Submit by Email
iltililtililllllrililt
Mltpl
PROP-ID
rq.o
Mltpl
Application for Rezone KIBC 17.205
Property Owner / Applicant:
Mailing Address:
Phone Number:
Other Contact email, etc.:
LegalOescription:
The following information is to be supplied by the Applicant
Erian Elondin Sarah Rastopsoff (Blondin)
PO Box 159 Kodiak Alaska 99615
907 -942-4909 PlDs:20088, 20089, 20090, 20083
kodiakcharters@9ci.net
Subdv: LARSEN BAY TR A Block:7;8 Lot: 4;3,4,5
Street Address:Offof Third 5t between E 5t. and D 5t Larsen 8ay, AK
Current Zoning: Rl K|EC r 7.75 Proposed Zoning: Business KIBC 17.90
Applicable Comprehensive Plan: A. Kodiak lsland Comprehensive Plan Update 2008
Explanation of the need & justification for a change or amendment of zoning
Ourfamily has been operating severallodges in Larsen Bay since 1998. We purchased these properties between 1998 and 2000. Lots
3,4, and 5 were purchased from a previous Larsen Bay resident/owner who had intended to build a lodge but cou ld not com plete it.
Our family has been operating that lodge for the past 2'l years
Our fa mily applied in 2003 to rezone these properties from R I -Residentia I to B-Business. However, these cases were postponed until
comprehensive dlan
We are seeking this rezone to be in compliance, which is important to continue our family operation in Larsen 8ay, where we 5pend
Print Form
fcontinueaon reverse)
the completion dfthe 2008 Comprehensive Plan Update. Since that time, and up until the present, we have followed that approved
We have had no complaints during the past 2l years of operation.
most ofthe year.
This rezone is very important to us, as this is our livelihood.
Explanation of the er".t ,r.n , .nrng"?rmendment would have on the objective, ortt0ppticaut" comprehensive plan:
Land Use Goal: Enhance flexibility of land use regulations. Land Use lmplementation Actions: Allow small-scale commercial and more
Bed-and-Breakfasts a nd lodges u nder certa in circumstances, such as in mixed-use zones. EconomyGoal: Retain residents. Economic
Policy: lmprove economic opportunities in Larsen Bay
Datei 0ltPt Siqnature:
CDD Staff Certification
Date: Aug 3, 2018 CDD Staff: Daniel
i
Pavment Verification Fee Payable in Cashier's Office Room # 104 - Main fi of Eorouqh Building
CCi'4I,,IUiijTY DEVILOPilIE;.iI DIPARTI.'IE]IT
KIBC 17.205.030 Manner of initiation. Changesinthi
title may be initiated in the following manner:
A. The assembly upon its own motion:
B. The commission upon its own motion:
C. By petition: Less than 1.75 acres:
'1.76 to 5.00 acres:
5.01 to 40.00 acres:
40.01 acres or more:
' '' [' Wai,ierbff6b ., i,,t- !r,
"..:. -.
I Waiver of fee
E stsoorij,;,F7y,l\
tr STso.oo V
E ]]IIIii PAID
! waiveroffegilt0 0S Z0l0
h
D. When submitted with a prerequisite Comprehensive
Plan amendment application for the same parcels.
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