Planning Commission Meeting of August 6, 2025: Land Suitability Study Update and Sign Variance Approval
STREAMING COPY IN PREPARATION — RECORDING AVAILABLE FROM THE ORIGINAL SOURCE
Planning Commission Meeting of August 6, 2025: Land Suitability Study Update and Sign Variance Approval
The Planning Commission of the City and Borough of Sitka met on August 6, 2025, at 7:00 PM at Harrigan Centennial Hall. The meeting included a public comment period, an update on the Land Suitability and Feasibility Study, and a public hearing and vote on a minor zoning variance for a sign. One commissioner announced that their term expires at the end of the month and they would not reapply.
Public Comments & Testimony
- A resident (name not given) urged the commission to stop the industrialization of downtown and residential neighborhoods, citing increased bus traffic, exhaust, noise, and pollution. They argued that a proposed bus depot would lower property values and harm residents, comparing it to past failed projects like the incinerator and a metal skateboard ramp. They asked the commission to not permit a motor pool in the area.
- Christina Cranston, a nearby resident whose house borders the property on Oya Street, stated that she and her neighbors had received no official notification about a potential bus depot. She expressed concern about exhaust, noise, and property value impacts on the 10 surrounding homes. She also noted that the Crescent Apartments (12 low-income units) were sold and may be torn down, adding to the housing crisis. She questioned who benefits from the bus depot and urged the commission to consider the neighborhood.
- Tess Hayburn, of 207 Monastery Street, similarly expressed concern and curiosity about plans for a bus depot on Oya Street. She asked the commission to keep the neighborhood informed and noted that diesel fumes and noise would be incompatible with her short-term rental business.
Discussion Items
Land Suitability and Feasibility Study Update
Staff presented an update on the study to evaluate municipal lands for housing development. Nine potential sites were identified, with preliminary developable acre estimates: Gavin Hill (63 acres), Gavin Hill/Sitka High School (7 acres), Gavin Hill extended (14 acres), Benchlands (62 acres), Indian River Road (57 acres), Green Lake Road (32 acres), Herring Cove Peninsula (32 acres), and Osprey Street (1 acre). Assessments considered topography, soils, wetlands, drainage, hazard mitigation, and available infrastructure. Staff recommended wetland delineations for the most promising sites (Gavin Hill, Sitka High School property, and Harbor Mountain Road) and desktop studies for other areas. Commissioners discussed density scenarios, including potential for planned unit developments, manufactured home lots, and higher-density options. The next phase will involve utility capacity reviews and cost estimates to support grant applications.
Minor Zoning Variance for Sign at 4500 Sawmill Creek Road (VAR 25-07)
Jeremy Serka, owner of Sitka Custom Marine and Pacific Jewel Marine, requested a variance to install a 340-square-foot sign (20 by 17 feet) on the south wall of his building in the Gary Paxton Special Zone. The code permits a sign no larger than 10% of the wall area or 100 square feet, whichever is less. Staff noted unique circumstances: the building's location, steep topography, and roadway curvature make it difficult for motorists to see the building from the road. The sign would be backlit with dimmable LEDs and include a logo and lettering. Staff recommended approval, citing a 2004 variance for a similar sign at False Island Lodge. The applicant stated that the sign is needed for wayfinding and that the building houses multiple businesses. Commissioners discussed concerns about setting a precedent for future signs in the industrial park and the need for possible code updates specific to the district. After a brief discussion, the commission voted on the variance.
Key Outcomes
- The commission voted unanimously to approve the minor zoning variance for the sign at 4500 Sawmill Creek Road (VAR 25-07), adopting the required findings as listed in the staff report. Conditions include that the approval is for one sign and that the applicant must obtain any required building permits.
Meeting Transcript
Resident of Sidka. I feel that this commission needs to stop the industrialization of the downtown area and residential neighborhoods. Since the latest cruise boom, the expansion of buses and coaches in circulation in and through central Sitka district and the residences has grown unchecked. And with that is the addition of choking exhaust and more engines that spew their toxins and noise. This is all unhealthy. This is hundreds of trips around town daily. This puts more use, more load, more pollution in our existing small residential zones. The fumes are collecting in traffic areas and are blown over zoned housing areas along our road system. Please do not permit a motor pool to collect these engines idling, warming up, starting up of these engines is not healthy. We have been here before. Remember the waste of energy incinerator, Sawmill Creek and Jeff Davis. It seemed like it would fix a problem of excess waste and a shortage of space for garbage. Yet the prevalent stench and the chemical output eventually closed our incinerator only after years of dissension and anger. What was sold as a great solution became more and more apparent to be a grave mistake. It was poisoning our most precious commodity, our own Sitka people. These chemicals and deafening s noise is best away from people concentrations. Nearby residences, nearby residences become less desirable and lower in value. This will add to and not resolve the price of housing in Sidka. Thirty years ago, prior to the skate park at the turnaround, there was a skateboard ramp at back of the Edland Street Gym. It was another solution. It was made of aluminum. It sounded like a metal drum about 16 hours a day. You want the kids to have fun, but the whole neighborhood for three blocks was suffering. That too, after a lot of aggravation and arguing, was moved. The park was developed. We're at the same point of decision. Stop the unhealthy industrialization of downtown. Thank you. Thank you. Ann, if you could turn on the microphone by pushing that middle button and state your name, please. My name is Christina Cranston. I live here in Sitka. I don't have anything prepared. I kind of heard about this meeting last minute. I'm one of the people that will be directly affected by this supposed bus depot, which we don't even know for sure. Nobody in the neighborhood has been given any kind of information, any kind of notification. We're hearing rumors. We're doing neighbors are asking neighbors for over a year now what is happening with this lot on Oya Street. Um when I looked into our zoning a few years ago, trying to get some insight on what can happen with that lot when it was when it was bought by a new owner and everything was just torn down, excuse me. And now it's just been an empty lot with gravel for the last couple of years. Again, no notification, no consideration. Whatever, we dealt with that. But now we're hearing that it's going to be a bus depot with tourist buses, and it's zero lot lines. We are our our house is one foot from that property. We literally border it. My children's bedrooms are there, my kitchen. Um we had a business and may have one again, an art gallery there. So I was under the impression it was uh zoned for commercial and residential, and that they had to have a residential component. You guys can correct me if I'm wrong, but a bus depot does not seem to have a residential component at all. It's gonna affect our neighborhood and probably our property values.
openpublica.com