Kodiak Borough: Planning and Zoning Commission of July 15, 2026

Vacation. Okay, let's go ahead and call this meeting to order. 6:30 PM in Assembly Chambers. This is the Planning and Zoning Commission regular meeting of Wednesday, July 15th, 2026. Could everybody join me in standing for the Pledge, please?

I pledge allegiance to the flag of the United States of America and to the Republic for which it stands, one nation under God, indivisible, with liberty and justice for all.

Thank you. Can we get a roll call, please? Miss Frazier. Here. Miss Williamson.

Here. Mr. Dagan. Present. Miss Craig. Here.

Mr. Neff. Here. Mr. Delgado. Here. You have a quorum.

Thank you. Can I please get a motion to approve the agenda?

I move to approve the agenda. Second. Motion and a second. Discussion on the agenda? I motion to amend the agenda, moving case number, uh, 27-006, uh, the new, new adventure request, to the top of the list.

Okay, we have a motion. Anybody want to second that? Second. Great. Motion and a second.

All in favor of that motion say aye. Aye. Okay. So now that we have an amendment to the motion, we will vote on the main motion as amended. All in favor?

Aye. Aye. I didn't ask for any opposed on the last one, did I? Okay. We have an amended agenda.

We're going to move Case 27-006 up to the top of our List of public hearings for the evening. Next on the agenda, we have approval of our minutes from the June 17th, 2026 regular meeting. Can I get a motion please?

I motion to, uh, approve the minutes of June 17th's regular meeting. Second. Okay, motion and a second. Any discussion on the minutes as presented?

Okay, all in favor of approval of the minutes say aye. Aye. Any opposed? Okay, June 17th, 2026 regular meeting minutes are approved. We'll head on down to citizens' comments.

Citizens' comments are limited to 3 minutes per speaker. To make comments over the phone, you can call our local number at 907-486- 3-2-3-1 or use our toll-free number at 855-492-9202. Um, if you're calling in, we ask that you turn off your listening device to limit feedback, and comments under citizens' comments are for general topics only. So if you're here for public hearings, please wait until we get to those items. If you're in the room with us this evening and you would like to comment Um, come up to the podium, please turn on your mic, state your name for the record, and make sure that you write it down for us too.

Okay, so we don't have anybody here in the room, uh, and it's looking like we don't have anybody on the phone either for citizens' comments. So let's go ahead and move to our first public hearing item of the evening. It's going to be Case 27-006, New Adventure Request for a Conditional Use Permit for the Remodel of an Existing Detached Garage to Convert It into a Detached Accessory Dwelling Unit. Can I get a motion, please? Yes, move to approve Case 27-006, New Adventure Request for Conditional Use Permit to Remodel of Existing Detached garage converted into a detached accessory dwelling unit.

Court, can I— can I get you to modify that or resend it before we get a second on the floor to make your motion that for me?

I move to adopt Resolution Number FY2027-006.

Thanks. We have a second? I second. All right, motion and a second. Can I get a staff report, please?

Good evening, Commissioners. At last week's meeting, we introduced Case 27-TAC-006, which is a conditional use permit. As stated previously, uh, the previous owners obtained a zoning compliance permit on October 15th, 1991, to build a detached 18 by 24-foot garage. This existing structure was permitted and inspected under the 1991 zoning and building code. The final inspection was completed in 1992 and is considered compliant by the City of Kodiak's building Official, per Kodiak Island Borough Code 17.70.020, accessory buildings are a permitted use within the RR-1 Rural Residential 1 district.

However, with the applicant's request to convert a portion of the existing garage into an ADU, within KIBC 17.20.020, accessory dwelling units, ADUs, state that all ADUs must be attached to the main structure. Due to this section within the RR-1 zoning code, it states that detached ADUs must obtain a conditional use permit. Um, at last week's meeting, there were no questions for me. Has there been any new ones in the meantime? This does— is compliant with the review criteria listed for under conditional use permits and We do believe that, um, the information provided by the applicant and staff will continue to recommend approval for this.

I don't have any concerns. I feel like, um, staff's going to make sure that all of the other provisions of the code that pertain to ADUs will be met when they come in for a zoning compliance permit, parking, all that kind of stuff. So I don't, I don't have any issues. Correct. And anything that building needs to have done during their inspections will be addressed with between the official and the applicant.

Any other comments or questions before we open public hearing?

Um, I'm in agreement with this, and as I look through it, I see Uh, the people that have responded to some of the notices have responded in favorably, so, uh, that's the way I'll vote. So that's it. Thank you. Thank you, Mr. Delgado.

Okay, if there's no other comments, we'll go ahead and close the regular meeting and open the public hearing. Um, you guys are going to hear me say this a lot. This evening. Uh, for those wishing to comment, uh, who would like to call in, you can use our local number 907-486-3231 or our toll-free number 855-492-9202. Please turn off your radio or any listening devices to prevent feedback, uh, and make sure that you clearly state your name for the record.

If there's anybody in the room who would like to provide public comment Head up to the podium, sign in, state your name for the record, make sure your mic is on, please.

No? Okay. We do not have anybody wishing to provide public comment. For this public hearing item, so we will go ahead and close the public hearing and reopen the regular meeting. Any additional discussion before our roll call vote?

Okay, Bronwyn, would you mind? Miss Frazier? Yes. Miss Williamson? Yes.

Mr. Dagan? Yes. Mr.— Miss Craig? Yes. Sorry, Miss Racy.

Mr. Neff? Yes. Mr. Delgado? Yes. Would anyone like to change their vote?

Motion passes 6-0.

Thank you, ma'am. Okay, next item on the agenda is case number S27-001, Oceanfront Kodiak requests subdivision of Cliff Point Estates Oceanfront Addition 3, Block 5, Lots 1 through 5. Creating Cliff Point Estates Oceanfront Highliner Subdivision Lot 1. Common addresses: 5759 Cliff Point Road, property ID number 24669; 4963 Cliff Point Road, property ID number 24667; 5965 Cliff Point Road, property ID number 24668; At 6001 Cliff Point Road, property ID number 24670. 5979 Cliff Point Road, property ID number 24669.

Can I get a motion, please? Move to adopt resolution number FY 2027-001.

Second. I second. Okay, motion and 2 seconds. Extra good. Staff report, please.

Yes, thank you. The applicant proposes to consolidate, consolidate 5 existing vacant lots into 1 lot. This particular subdivision request is associated with Case 27-005. That's also on your agenda, which is a rezoning from the RR-2 District to the Sea Conservation District. The purpose of the subdivision before you for the consolidation is for that— is related to the rezone because that rezone of Conservation District requires a 5-acre lot minimum.

The applicant is proposing to consolidate these 5 lots into 1 lot that meets or exceeds that 5-acre lot minimum requirement. If this particular subdivision meets the requirements in Title 16 and applicable requirements of Title 17. If you have any questions, please let me know.

Questions of staff before we open the public hearing?

Okay. Well, let's go ahead and close the regular meeting, open the public hearing. Anybody wishing to participate and provide input over the phone, you can use our local number, 907-486- 3-2-3-1 or our toll-free number 855-492-9202. Please turn off your radio or any listening device to prevent feedback, uh, and make sure you state your name clearly for the record. For those in the room who wish to speak under, uh, public comment, please come to the podium and sign in, turn on your microphone, uh, and make sure that that green light is on.

And make sure you state your name for the record as well, please.

Okay. Hearing and seeing no public comment, we'll go ahead and close the public hearing and reopen the regular meeting, additional commission discussion.

All right, Bronwyn, can you do a roll call vote please? Miss Williamson? Yes. Mr. Dagan? Yes.

Miss Craig? Yes. Mr. Neff? Yes. Mr. Delgado?

Yes. Miss Frazier? Yes. Would anyone like to change their vote? Motion passes 6-0.

All righty, next item is Case S27-002. Oceanfront Kodiak requests a subdivision of Cliff Point Estates Oceanfront Addition 3, Block 2, Lots 1 through 3, creating Cliff Point Estates Oceanfront The Cliffs Subdivision Lot 1. Common addresses 6170 Cliff Point Road, property ID 24639, 6186 Cliff Point Road, property ID 24640, and 6190 Cliff Point Road, property ID 24641. Can I get a motion, please?

I move to adopt resolution number FY 2027-002. Second. Okay. We have a motion and a second. Can we get a staff report, please?

Yes. Like the previous case, this particular case is consolidating vacant lots into one lot, in this case, 3 existing vacant lots into one parcel. Again, this is associated with Case 27-005, which is a rezoning request from the RR2 to the Conservation District. This proposed subdivision meets the applicable requirements of both Titles 16 and 17. If you have any questions, I'll be happy to answer those.

Questions of staff? No. Okay. Let's close the regular meeting and open the public hearing. Anybody wishing to call in and provide public input, our local number is 907-486- 3231.

Our toll-free number is 855-492-9202. Please turn off your radio or any other listening device you have to prevent feedback and make sure that you state your name clearly for the record. Anybody here in the room who would like to provide public testimony, please come to the podium. Make sure you sign your name and turn on your mic before you speak directly into the mic, telling us your name.

Anybody? No? Okay.

All right, gosh, you guys are really going to get tired of my spiel by the end of this, aren't you? Okay, hearing and seeing nobody, uh, we'll go ahead and close the public hearing and reopen the regular meeting.

Any comments, questions, or concerns? Last call before our roll call vote. Nope. Okay, Bronwyn, can we go ahead and get the roll call please? Yes ma'am.

Mr. Dagon? Yes. Miss Craig? Yes. Mr. Neff?

Yes. Mr. Delgado? Yes. Miss Frazier? Yes.

Miss Williamson? Yes. Would anyone like to change the vote? Motion passes 6-0.

Thank you. Next case is Case S27-003. Oceanfront Kodiak requests a subdivision of Cliff Point Estates Oceanfront Addition 3, Block 4, Lots 3 through 5, creating Cliff Point Estates Black Rock Subdivision Lot 1. Common address is 6091 Cliff Point Road, property ID 24664. 6103 Cliff Point Road, property ID 24663, and 6115 Cliff Point Road, property ID 24662.

Could I get a motion, please? I move to adopt resolution number FY 2027-003. Second. Okay, we have a motion and a second. Can we get a staff report, please?

Yes, thank you. The applicant proposed to consolidate 3 existing vacant lots into 1 parcel. Again, this is associated with Case 27-005, which is a rezoning from RR-2 to the Conservation District. The proposed subdivision meets the applicable requirements of Titles 16 and 17. And if you have any questions, I'll be happy to answer those.

Questions for staff? Okay, let's close the regular meeting and open the public hearing. Anybody who wishes to call in, you can use our local number 907-486-3231 or our toll-free number 855-492-9202. Please turn off your radio or any listening device that you have to prevent feedback and state your name clearly for the record. Anybody who's in the room with us who wishes to speak, please come to the podium, sign in, make sure your mic is on, and state your name clearly for us.

Okay, um, let's go ahead and close the public hearing. We'll reopen the regular meeting. Last call for comments, questions, and concerns of staff.

Okay, Bronwyn, can we get a roll call please? Miss Craig? Yes. Mr. Neff? Yes.

Mr. Delgado? Yes. Miss Frazier? Yes. Miss Williamson?

Yes. Mr. Dagan? Yes. Would anyone like to change their vote? Motion passes 6-0.

All right, thank you. All right, friends, this is a long one.

It's quite all right. We're thorough. I like that. Okay, our next case is Case S27-004. Oceanfront Kodiak requests a subdivision of Cliff Point Estates, Oceanfront Addition 3, Block 3, Lots 4A and 5A, and Block 2, Lots 6A and 8A, and Block 3, Lots 1 through 3 and 8.

Creating Cliff Point Estates Oceanfront, The Point subdivision, Lots 1 through 3. Common addresses: 6255 Cliff Point Road, Property ID 24655. 6265 Cliff Point Road, Property ID 24654. 6271 Cliff Point Road, Property ID 24— 24993. 6275 Cliff Point Road, property ID 24992.

6277 Cliff Point Road, property ID 24650. 6274 Cliff Point Road, property ID 24649. 6272 Cliff Point Road, property ID 24648.

6266 Cliff Point Road, property ID 24990, and 6254 Cliff Point Road, property ID 24989. Can I get a motion please?

I move to adopt resolution number FY 2027-004. I second it. Okay, motion and a second. Can we get a staff report please? Yes, thank you.

The proposed subdivision consolidates 9 existing vacant lots into 3 lots. Each of those lots will exceed the 5-acre minimum. Of course, the 5-acre minimum is needed to meet the Conservation District's minimum lot size of 5 acres. And again, this subdivision is related to Case 27-005 on your agenda, which will rezone these parcels in the subdivision and in the previous subdivision cases. From RR2 to C Conservation.

This particular subdivision does meet the requirements of Titles 16 and 17, and staff is available for any questions if the Commission has any.

Questions of staff?

Hearing and seeing none, we'll go ahead and close the regular meeting and open the public hearing. Anybody who would like to call in, you can use our local number at 907-486-3231 or the toll-free number at 855-492-9202. Please turn off your radio or any other listening device you may have to prevent feedback and make sure you state your name clearly for the record. For anybody who is in the room who would like to participate, please come up Please sign in at the podium, turn your mic on, and state your name clearly for the record.

Okay. Hearing and seeing no comment, we'll go ahead and close the public hearing and reopen the regular meeting. Any additional comments or questions of staff?

I'm happy to see that we're getting more homes put up here. I only have one concern, and I mentioned it before, and that's the stream that's going down. But I think I'm satisfied with the answer. I wish that the thing would be a minimum of 50 feet, but, you know, we got what we got. And I'm just happy to see that we're going to have more homes for people.

Uh, so I'll be voting for it. Thank you, Mr. Delgado. Anybody else have comments, ask questions, anything like that? Okay, Bronwyn, can you do our roll call please? Mr. Neff?

Yes. Mr. Delgado? Yes. Ms. Frazier? Yes.

Ms. Williamson? Yes. Mr. Dagan? Yes. Ms. Craig?

Yes. Would anyone like to change their vote? Motion passes 6-0.

Thank you.

Sorry, I'm struggling to get my iPad to scroll up here. All right, second time's the charm. Okay, here we go. Next case is Case 27-005, Oceanfront Kodiak requests a rezone of Cliff Point Estates Oceanfront Edition 3 Block 5, Lots 1 through 5. Cliff Point Estates Oceanfront Addition 3, Block 2, Lots 1 through 3.

Cliff Point Estates Oceanfront Addition 3, Block 4, Lots 3 through 5. Cliff Point Estates Oceanfront Addition 3, Block 3, Lots 4A and 5A. Block 2, Lots 6A and 8A. Block 3, Lots 1 through 3 and 8. Zoning will correspond with the previous subdivision cases for Oceanfront Kodiak that we just heard this evening.

Can I get a motion, please?

I move to adopt Resolution FY 2027-005, forwarding a recommendation of approval to the Borough Assembly. Second. Okay, we have a motion, a second, and I just realized that I cut off the end of that. Sorry, staff. So, um, I did not indicate that that is from our R2, Rural Residential 2 District, to C Conservation District.

So my apologies to anybody that is listening this evening. Can we get a staff report, please? Yes, thank you. So this particular rezoning, as I mentioned, is related to the 4 previous subdivision cases that you have approved just before this case. And the subdivision— those subdivisions are required because this proposal is rezoning the properties from RR-2 to C Conservation.

So those subdivisions are needed because the Conservation District has a 5-acre minimum lot size. And so to meet that, they will need to consolidate properties. This particular rezone request is in conformance with the Future Land Use Map of the Comprehensive Plan because the future land use map designation for these properties is Conservation, which is in line with the Conservation Zoning District. Staff does recommend that the Commission forward a recommendation of approval to the Borough Assembly for this rezoning request. I will point out that in the ordinance that goes before the Assembly, the effective date will be based on the submittal of final plats for the 4 subdivisions.

If you have any questions, I'll be happy to answer those.

Questions? I have a question. I'm sorry. So for the RR2 Zoning District and the Conservation Zoning District, a lot of the uses permitted by right are the same, correct? Um, and there isn't a maximum lot size allowed in the RR-2 zoning district, so it in theory could remain RR-2 but also be 5 acres still, right, with very similar—.

That is true—. Uses. And I'm not going to— if you're— if you're— I'm reading into your question. If your question is what the, what the, uh, reasoning behind the The purpose of the rezone request, I'd have to let the applicant speak to that in terms of what their reason for their rezone request. But, yes, it is true that it could conceivably consolidate the lots and keep the RR-2 zoning in place.

It's just interesting because historically— I mean, we do have RR-2 directly adjacent to conservation and other places. In the borough. It's just that in the past, it's been conservation already, and then sections have been rezoned into RR-2. Um, I haven't known it to be the other way around, where there was a big chunk of RR-2 that had spots of conservation kind of rezoned back into it. Um, when you see these kinds of subdivisions, it's usually related to the fact that the, the overall subdivision developer doesn't want to see individuals come in and subdivide lots after they're purchased is typically when you— when you see a rezoning that ups— increases the minimum lot size.

But the applicant is here if we want to hear from him.

Okay.

Any other questions? If that's just my wandering mind, that's totally fine.

Do you want to come up now? Go for it.

Good evening, everyone. My name is Michael Martin Jr. I'm the manager of Oceanfront Kodiak. And pertaining to your question as to why the rezone back to conservation, and the intent behind it is that, as you are aware, these last few years have been a bit difficult in Kodiak. And one of the challenges that we've had with our model that we had built out at Cliff Point Estates was getting traction and interest in the properties with the challenges of Kodiak's economic and pricing model.

And so one of the things that we had heard from a number of individuals who had expressed interest in Cliff Point is a desire for more flexibility as far as what they can do with the land out there, in addition to not having the the having that Alaskan dream of having more space and not having your neighbors quite so close by. And 2 acres, of course, is a fairly decent amount of land, but when many people come up from the lower 48 and they think of Alaska and the dream of Alaska, they envision those sort of expansive areas. And so what we wanted to try to do was to change up the model a little bit, to go a little bit more back to the original spirit of of kind of the land in Kodiak where we had more flexibility with what one could do and the natural side of things and kind of keeping that space and distance from one another. So this has been kind of taking into account the feedback of others that have expressed interest in Kodiak but have ultimately decided not to live here in an attempt to try to refocus things in a way that hopefully will draw more interest to Kodiak.

Okay, thank you. And we—. This—. The report says we didn't receive any public comment or like returned notices or anything like that. Correct.

No comments either for or against the case.

Okay, thank you.

Any other comments or questions? Nope. Okay, uh, let's go ahead and close the regular meeting and open the public hearing. Anybody who would like to comment by calling in can use our local number 907-486-3231 or our toll-free number at 855-492-9202.

Please turn off your radio or any listening device to prevent feedback and make sure that you clearly state your name for the record. Anybody in the room who would like to speak, please come to the podium, uh, sign in, turn the mic on, and state your name for the record, please.

Anybody on the phone? Brahman? No? Okay, uh, hearing and seeing no public comment, we'll go ahead and close the public hearing and reopen the regular meeting discussion on this item.

No discussion. Okay, um, let's go ahead and do our roll call vote. Mr. Delgado? Yes. Ms. Frazier?

No. Ms. Williamson? Yes. Mr. Dagan? No.

Ms. Craig? Yes. Mr. Neff? Yes. Would anyone like to change their vote?

Motion passes 4-2.

All right, thank you, ma'am.

Okay, so, uh, that wrapped up our public hearing items for the evening. We do not have any old business, we do not have any new business. We have one case results letter here for Carlex Conditional Use Permit permit, abbreviated plat and final plat approvals, excuse me. We do have the final plat for 2026-3.

Chris, what do you have for us under the director's comments? So pretty short. The assembly will be acting on the Uzinki Tsunami Shelter rezone at its meeting tomorrow night at public hearing. For Plan 2045, the Commission did their first review of the first chapter of the Comprehensive Plan, the Introduction Chapter, at its meeting last week. We will be, you know, continuing on that next week.

So we are doing basically two bites of the apple for the Commission next week to discuss the Comprehensive Plan. And if anybody has any questions in the meantime between, say, this meeting and the next month's meeting on the Comprehensive Plan, as you review it, please, you know, shoot me an email or call me and we can discuss that or bring it to the next month's work session. If you have any questions on anything here, please let me know. And thank you. Okay.

Questions for Chris?

All right. Let's go to citizen comments. Citizens' comments. Anybody wishing to— anybody wishing to call in and provide citizens' comments, you can use our local number at 907-486-3231 or the toll-free number 855-492-9202. Please turn off your radio or any listening devices to prevent feedback and state your name clearly for the record.

We have already covered all of our public hearing items for the evening, so this is for general comments and topics only. Anybody in the room who would like to provide citizens' comments, please head on up to the podium, sign your name, turn on your mic, and state your name into the mic for the record, please.

Hearing and seeing no one wishing to make citizens' comments this evening, uh, we're going to move on to commissioner comments. Miss Craig, do you mind if I start with you? Sure. Thank you everyone for coming. It's such a great day out there, and thank you for all the work that you guys did to put the meeting together.

And yeah, see you September because I'm going to be gone in August. Okay, thanks.

Bye. Yes, thank you. Thank you, staff, for your diligence and your persistence in these wonderful days of summer. I know it's hard to stay indoors, so thank you for your diligent work. I too will be traveling.

I have a wedding of a nephew in the South of France at a château to attend. So I don't believe I will be able to telecommute in. I will be involved. So I will give reports and pictures when I come back if you should like. Thank you.

And thank you again, Sarah, for your leadership. Mr. Neff. Thank you, staff, for all your work since you got a short handed with no secretary. It's a little extra work, I'm sure. And thank you everybody in our, uh, commission here also for showing up.

That's all I got. Ms. Williamson, can I just say ditto everything everybody else said? Thank you. Mr. Delgado. Okay, uh, just want to apologize to everybody that I couldn't make it to the work session, um, last week I will be at the work session next month.

Uh, that is all I had for comments, so I would love to entertain a motion to adjourn. Second. All right, motion and second. All in favor of adjournment say aye. Aye.

All right, we are adjourned at 7:07. Thank you.

There's gonna be—. I'm just curious—. So there's a block party, and then there's a cocktail party, and then there's the day after, which is a poolside party. So just an FYI, we're marrying into a Persian family. Fun fact.