Planning Commission

CITY AND BOROUGH OF SITKA Minutes - Final Planning Commission Wednesday, April 5, 2023 7:00 PM Harrigan Centennial Hall I. CALL TO ORDER AND ROLL CALL Present: Chris Spivey (Chair), Darrell Windsor, Stacy Mudry, Wendy Alderson, Katie Riley (arrived 7:03), Thor Christianson (Assembly liaison) Staff: Amy Ainslie, Kim Davis, Coral Crenna (telephonic) Public:Steve Black, Liz Ellingsen, John Waite, Kathy Newman, Melissa Gandel, Kimberly Gleason, Doll Arntzen, Heather Branch, Kelly Gebler, Todd Gebler, Brit Galanin, Jerrod Galanin, Amanda Johnson, Tammy Wheeler, Dolores Farrell, Roy B. Mitchell, Jeff C. Wheeler, Pat Parrish, Raylene Arntzen, Robin McNeilley, Sarah Allison, Lila Vest, Heather Meuret, Shauna Thornton, Ariadne Will (telephonic, Sitka Sentinel) Chair Spivey called the meeting to order at 7:02 PM. II. CONSIDERATION OF THE AGENDA Chair Spivey made a suggestion to move the Planning Director's Report and Reports after evening business. There was consensus from Commissioners to reorder the agenda as such. III. CONSIDERATION OF THE MINUTES A PM 23-05 M-Windsor/S-Mudry moved to approve the March 15, 2023, meeting minutes. Motion passed 5-0 by voice vote. IV. PERSONS TO BE HEARD V. PLANNING DIRECTOR’S REPORT Ainslie reported an opportunity for grant funding from the Denali Commission was available to offset the costs of the housing land feasibility study, the maximum amount was $300,000. The City and Borough of Sitka would be submitting for the full $300,000 grant amount. Staff had recently seen increase in business registration for Turo, personal self car rental, reported to the commission as an increased trend to be aware of. Commissioners expressed interest in future updates. VI. REPORTS B MISC 23-05 CITY AND BOROUGH OF SITKA Page 1 Planning Commission Minutes - Final April 5, 2023 Ainslie provided overview of the 2022 Annual Short-Term Rental (STR) Report that included STR's and bed and breakfasts (B&Bs) allowed to operate through the conditional use permit process. Permit information was restricted by age of permits, as older permits did not carry an annual reporting requirement. Over the course of the year, staff would attempt to find and document older permits still in use; future actions may include revising those permits to add annual reporting requirements. Overall, Ainslie reported that permit numbers appeared to be stable, with a leveling-off of permit numbers in the low sixties shown across three years. In 2022, there was an increase in the nights rented and revenue gained on an average, per-permit basis. Ainslie also described trends in property characteristics, marketing, and management. Airport enplanement numbers were reported, demonstrating the continual increases in Sitka's independent travel market. Density maps were also reported, showing fairly even distribution of rentals throughout Sitka with somewhat more concentration in areas close to downtown. The report had a 100% response rate from permit holders. VII. THE EVENING BUSINESS C CUP 23-07 Ainslie introduced a request for a conditional use permit for quasi-institutional housing, a specific case of a social service agency allowed conditionally in residential R-1 and R-2 zones. Youth Advocates of Sitka (YAS) was developing a pilot program, Coastal Haven, which would provide 24 hour counseling, life skills and employment to at risk youth. This property was in a R-1 zone which limited each dwelling unit to 6 persons. This property was a duplex, unit A consisted of 5 bedrooms and unit B consisted of 2 bedrooms. YAS asked for 8 clients in the 5 bedroom unit and 4 clients in the 2 bedroom unit, not to exceed 12 total overall for the property. Ainslie reviewed the numerous conditions and mitigation factors of the program: 1 to 5 staff to client ratio, employment or school required, no guests or personal vehicles, door alarms, cameras, and licensed staff. The property was located on a State road, HPR, and could accommodate 6 vehicles exclusive of the garages. Buffers include HPR to the east, Sitka Sound to the west, trees and bushes on the north and south sides of the dwelling unit adjacent to other properties. The comprehensive plan identified providing housing for at-risk populations and youth workforce development. Staff recommended approval. For YAS, Heather Meuret, Executive Director, and Shauna Thornton, Board of Directors President, expanded on staff's overview. YAS had been providing services to Sitka since 1975. The Coastal Haven program was a transitional housing program with onsite therapies, residential treatment and support program provided by a licensed agency and experienced staff for youth and young adults at risk or currently experiencing homelessness. Meuret reported 4 vehicles to be used, 2 group service vehicles and 2 for staff. Noise and traffic would be minor, as clients would be transported by staff, take the school bus or the Ride and no loud was music allowed. YAS would upkeep the exterior by installing a fence and repainting the dwelling, there would be no signage. All program activities would be completed off site and clients were prescreened prior to entry to the program with drug and alcohol testing. There would be 24/7 clinical support/supervision and, while not at school or work, clients would be kept busy with homework, daily chores, life skills development, and other activities. Sitka youth would be served first with 3 homeless youth identified. The facility would have cameras and alarm systems installed. The program would create 14 livable wage jobs by hiring 6 skilled trainers, a case manager, two clinicians, and a permit navigator. Staff reported previously submitted letters which were in the packet and marked "on CITY AND BOROUGH OF SITKA Page 2 Planning Commission Minutes - Final April 5, 2023 record" (Opposed: Carolyn Black, Amanda Johnson and Brett Haavig, and Tammy Wheeler. Ben Mitchell requested additional requirements). New letters were read into record with Gary Downie and Mary Magnuson in opposition, and those in support including Sarah Allison, Donna Callistinni, Rachel Jones, Robin McNeilley, Kelly Pellett, and select members of the Sitka Woman's Club. Additional, in-person public testimony was given in support and in opposition. Those opposed included Britt Galanin, Jarrod Galanin, Tammy Wheeler, Heather Branch, Dory Ferrell, Pat Parrish, Jeff Wheeler, Kelly Gebbler, Roy Mitchell, and Steve Black. Those in support included Susan Jenson, Angelia Clemmens, Robin McNeilley, Val Arntzen, Lila Vest, Gary Owens, John Wait, and Mary Stevens. While not in clear opposition or support, Melissa Gangle expressed concerns about the program providing proper services and exit strategy. Those opposed cited concerns for neighborhood health, welfare, and safety of children and the elderly especially. Comments were made that the use would decrease property values in the surrounding area and detrimentally impact the character of the neighborhood. Some neighbors felt they had received notice too close to the hearing date. References were made to another YAS housing location, with statements that it was noisy and had frequent police calls. It was stated that there were better locations in Sitka for the proposed use. Britt Galanin provided Commissioners a petition with 42 signatures in opposition. Those in support cited the need for the program and advocated for compassion to be shown to the youth in need of these services. They expressed the difficulty in finding a location, and frustration with the "not in my backyard" perspective voiced by those opposed. Many stated concern for the community-wide impacts that were being/would continue to be experienced by not addressing youth homelessness, trafficking, and other social issues. Confidence in the ability of the applicant to run the program well was also expressed. Chair Spivey requested 7 minute break (8:28). During deliberation, Windsor expressed concern about changes in verbiage made about the program between this application and that of another recently denied request made by the applicant for the same use on Dodge Circle. Commissioners shared concern about requiring the applicant to keep "guessing and checking" to find an appropriate location for this proposal; Mudry asked for clarification on whether this was an allowed use in any zoning districts, and Ainslie stated that it could be operated as a social service agency in various commercial zones without a conditional use permit. The primary focus of deliberation was whether more neighborhood outreach was needed, and the correct process and procedure to facilitate it. Riley stated a preference to see the item postponed so that a townhall meeting with neighbors could be held. The applicant was called back up to provide more information. Heather Meuret stated that the proposal as-is did address and mitigate concerns voiced by neighbors. She also described the efforts made to speak with some of the neighbors, objecting to statements made that no outreach or canvassing was done. Keith Brady, YAS board member, stated that neighbors may not have checked their mail or had delays in mail delivery. Meuret also stated that she had spoken with some neighbors who supported the proposal but did not testify. M-Mudry/S-Alderson moved to approve the conditional use permit for a quasi-institutional home at 3411 Halibut Point Road in the R-1 single-family/ duplex residential district subject to the attached conditions of approval. The property was also known as Lot 9, Subdivision of lot 1A, U.S. Survey 2752, CITY AND BOROUGH OF SITKA Page 3 Planning Commission Minutes - Final April 5, 2023 according to Lot 7. The request was filed by Youth advocates of Sitka. The owners of record were Howard and Raylene Arntzen. Motion failed 2-3 by voice vote. M-Windsor/S-Mudry moved that the required findings for the conditional use permit could not be made because the proposal would adversely affect the established character of the surrounding vicinity due to the incompatible use with R-1 zoning, and the unified dissent of the neighborhood indicated high potential for neighborhood disharmony. This disharmony would also impact the ability of the proposal to meet its stated purpose. Motion passed 3-2 by voice vote. VIII. ADJOURNMENT Seeing no objections, Chair Spivey adjourned the meeting at 9:44 PM. CITY AND BOROUGH OF SITKA Page 4