Valdez Planning and Zoning Commission Regular Meeting - July 9, 2025

The Planning and Zoning Commission of Valdez, Alaska, met in regular session at 7:00 PM on July 9, 2025, in the Council Chambers at 212 Chenega Avenue. All commissioners were present except Commissioner Goodrow, who was excused. Commissioners Wade and Raditch participated by phone. The commission approved previous meeting minutes, conducted public hearings, and took action on four new business items: a street name approval, a public access easement release, a conditional use permit and variance for a recreational vehicle park at Alderwood, and a zoning recommendation to City Council. A report on a temporary land use permit for a softball tournament was also presented.

Consent Calendar

• Approved the minutes of the April 12, 2023; April 26, 2023; June 11, 2025; and June 25, 2025 meetings. A spelling error in the June 25 minutes was corrected prior to approval.

Public Comments & Testimony

• No members of the public spoke during the public business from the floor (non-agenda items).
• During public hearings, a letter from a resident was read expressing support for the Alderwood LLC conditional use permit (CUP 25-02) but with unspecified concerns to be addressed during discussion. No oral testimony was provided for the variance (25-01) or the rezone.
• During discussion of CUP 25-02, the applicant, Roger Keeper (owner of Alderwood), provided clarification and answered commissioner questions.

Discussion Items

1. Approval of King Salmon Lane as Street Name for ACAH Planned Unit Development

• The commission considered naming the private street serving the Blueberry Terrace development on Lot 5, Evergreen Vista No. 1 Subdivision. A representative, Ms. Smith, expressed gratitude. Commissioners found the name appropriate. Motion to approve by Commissioner Betis, seconded by Commissioner Moulton. Vote: 6 yes, 1 absent – carried.

2. Recommendation to City Council for Release of Public Access Easement (Lot 5A Sleepy Hollow Addition No. 4)

• The commission considered releasing a 60-foot-wide public access easement across the western side of Lot 5A, owned by Gas Inc., to allow the owner to enclose an outdoor car wash pad. Staff clarified the release applies only to the portion on the Gas Inc. lot. Commissioner concerns about future road access were addressed by staff indicating alternative routes via Bremner. The applicant, Logan Cressler, representing Gas Inc., spoke briefly. Motion by Betis, seconded by Moulton. Vote: 6 yes, 1 absent – carried.

3. Conditional Use Permit 25-02 – Alderwood LLC for Recreational Vehicle Park

• The chair disclosed an ex parte communication with the applicant (a former commission member) from May, prior to the application, and offered to recuse; no objections were raised. Discussion included concerns about compatibility with the existing mobile home park, noise from generators, eviction history at Alderwood, and the 180-day stay limit. Staff explained the permit would allow the park operator to use vacant mobile home spaces for RVs, not change the overall use. Applicant Roger Keeper stated the intent is to house seasonal construction workers, with no plans for daily RV turnover or generator use. Conditions of approval include renting only previously established spaces, compliance with code, and consistency with the submitted narrative. Commissioners considered adding a condition requiring RV hookup to power; the applicant agreed. Motion by Betis, seconded by Metruca. Vote: 6 yes, 1 absent – carried.

4. Variance 25-01 – Alderwood LLC from Specific Use Standards to Allow RV Park Without Restrooms

• The variance would exempt the RV park from providing restroom facilities, relying on existing mobile home park infrastructure. No public testimony. Commissioners found the application thorough. Motion by Betis, seconded by Metruca. Vote: 6 yes, 1 absent – carried.

5. Recommendation to City Council for Rezone of 3281 Richardson Highway from General Commercial (G) to Neighborhood Mixed Use (NMU)

• The parcel is near the Rogue River subdivision. Staff explained the rezone aligns with the comprehensive plan's future land use map, as neighboring properties across the highway are designated NMU. Commissioner Moulton noted that all uses allowed in G (including convenience stores and gas stations) remain permitted in NMU, though some become conditional. Staff confirmed consistency with comprehensive plan vision. Motion by Betis, seconded by Metruca. Vote: 6 yes, 1 absent – carried.

6. Reports – Temporary Land Use Permit 25-07 for Valdez Softball Association

• Staff reported on the issuance of a temporary land use permit for an approximately 4-acre portion of 3100 Richardson Highway for a softball tournament. The event featured 11 teams and was successful, with one broken leg and one concussion reported. Commissioner questioned fee waiving; staff explained that community events by local organizations are exempt from fees under Title 17, similar to the upcoming Fireweed 400. No action required.

Key Outcomes

• Approved minutes of four meetings with a correction.
• Approved King Salmon Lane as street name (6-0-1).
• Approved recommendation to release public access easement (6-0-1).
• Approved Conditional Use Permit 25-02 with conditions (6-0-1).
• Approved Variance 25-01 (6-0-1).
• Approved recommendation to rezone property from General Commercial to Neighborhood Mixed Use (6-0-1).
• Received report on Temporary Land Use Permit 25-07; no further action.

All votes were unanimous among those present (6 in favor, 1 absent – Commissioner Goodrow excused).