Sitka Planning Commission Meeting - June 18, 2025

Note: The meeting date is given as June 18, 2025, per provided metadata, though the transcript references a June 4 date. This discrepancy is noted.

The Sitka Planning Commission met on June 18, 2025, to approve corrected minutes, receive an update from the Sitka Community Land Trust, and continue discussion on proposed zoning code changes for cruise ship docks. The meeting also included preliminary discussion on telecommunications zoning regulations.

Consent Calendar

• The commission approved the June 4, 2025, meeting minutes with a correction: the word "allowed for" was changed to "required" regarding the condition for an odor assessment at a marijuana operation. The motion passed unanimously.

Public Comments & Testimony

• Larry Edwards provided public comment on the cruise dock discussion. He recommended adding a requirement for a marine casualty plan for any future cruise-related infrastructure, citing the lack of a contingency plan for marine mishaps in Sitka. He noted that he had contacted the Coast Guard without response. He also suggested that conditional use regulations should apply to unzoned areas, though staff noted that the city cannot regulate unzoned areas.

Discussion Items

• Planning Director's Report: Staff reported that the July 2, 2025, meeting would be canceled due to the Independence Day holiday. Kim Davis was recognized for her three-year anniversary with the planning department. Research on Catlean Bay zoning continues, but the two priority items for the evening were cruise dock zoning and telecommunications.
• Sitka Community Land Trust Update: Randy Huey provided an overview of the Land Trust's progress. The Susini Shock neighborhood is nearly complete (expected early 2027), with three houses still under construction and three duplexes and a six-unit apartment building underway. The organization conducted its first resale in summer 2024: the home sold for $280,000 in 2022, appraised at $430,000 at resale; the seller kept $25,000 (25% of appreciation) plus $12,000 in equity, for a total of $37,000. The home was resold at $305,000, preserving permanent affordability. Huey discussed funding: a $300,000 revolving construction loan from the Denali Commission and a 1% loan from the Rasmussen Foundation. The Land Trust now has part-time staff including Susan Jones (programs), Pat Hughes (project manager), and Amy Kramer Johnson (grants). Huey presented three potential future sites: Osprey Street (too expensive due to muskeg – $60,000 per house for helical piers), Granite Creek (good ground but on an industrial road and possibly needed by the city), and Kim Sham ball fields (on top of an old landfill; DEC level one assessment underway). He emphasized that affordable housing is the community's most critical economic issue, noting demographic trends: population aged 65+ increased 34% in the last decade while population under 19 decreased 18%.
• Cruise Ship Dock Zoning Discussion: Staff presented draft zoning code changes. The definition of a cruise ship dock includes fixed or floating structures serving ships with capacity for 250 or more overnight passengers. The proposed zoning districts for conditional use include Public, C1, C2, Waterfront, Industrial, General Island, Large Island, and Recreational/Open Space; prohibited in all residential zones and cemetery. Level of approval: conceptual review (possibly required), planning commission recommendation, and assembly approval. The commission discussed the need for assembly approval due to the political nature of cruise docks and the potential for conflicts of interest. Staff proposed evaluation criteria focusing on community capacity, including impacts on resident access to services, public services/infrastructure, and the tourism industry's ability to accommodate additional visitation. Commissioners supported adding road maintenance and emergency services to the criteria. The option of requiring third-party review for large projects was discussed, with cost recovery through applicant fees. Commissioner Alderson raised the need to review the comprehensive plan for balance between economic growth and quality of life. The commission expressed unanimous support for assembly approval of conditional use permits for cruise ship docks.
• Telecommunications Zoning Discussion (initiated): Staff introduced preliminary research from other Alaska communities (Ketchikan, Fairbanks, Kodiak, Juneau) on regulating telecommunications developments. This item will return for further discussion; no decisions were made.

Key Outcomes

• Minutes Approved: The June 4, 2025, minutes were approved with a correction changing "allowed for" to "required" regarding an odor assessment condition. The vote was unanimous.
• Cruise Dock Zoning: No formal action taken. Staff will draft an ordinance based on the discussion, including the definition, zoning districts, evaluation criteria, and assembly approval. The commission agreed to consider requiring conceptual review and third-party analysis for large projects. Public input on a marine casualty plan will be incorporated.
• Land Trust: The commission received the update with appreciation. No action required.
• Telecommunications: Preliminary discussion held; further research and public input will precede any draft ordinance.
• Next Meeting: The July 2, 2025, meeting is canceled; the next meeting is expected in August.