Valdez Planning and Zoning Commission Regular Meeting - November 12, 2025

The Valdez Planning and Zoning Commission met at 7:00 PM on November 12, 2025, in Council Chambers. All commissioners were present, with Commissioners Wade and Raditch attending by phone. The meeting began with a brief correction: the chair initially misspoke the date as October 15th, but it was corrected to November 12, 2025. The commission approved minutes from previous meetings, then moved to two new business items regarding gravel operations, followed by staff reports and a presentation on the regional economic development plan.

Consent Calendar

• Approval of Minutes: The commission approved the minutes for the Regular Planning and Zoning Commission meetings of October 22, 2025, and September 24, 2025, without corrections.

Public Comments & Testimony

• No members of the public were present to speak during the public business portion. Mr. Gray (representing Knik Construction Co.) was later invited to speak on a non-agenda item during discussion of the first new business item.

Discussion Items

1. Gravel Lease for Knik Construction Co. on 21.3 Acres: The commission considered a recommendation to city council to authorize a gravel lease for Knik Construction Co. on a 21.3-acre portion of Parcel E1, Tract A, ASLS 79-116, according to Plat 2002-12, and Tract C-1, ASLS 79-116, according to Plat 2002-13. The applicant requested a 20-year term, but staff recommended a 5-year term per the adopted land use procedures from 2005. Commissioners discussed:

   • Commissioner Moulton noted that the area was inundated during high tides (a few times a year) but that the use had been ongoing for 23 years.
   • Commissioner Goodrow questioned the discrepancy between the 5-year staff recommendation for new leases and the existing longer lease (item 2). Staff explained the 5-year recommendation is standard for new gravel leases per adopted procedures, but city council can authorize a longer term, as they did for a previous applicant (Jesse Ason for Mega Trucking). Staff also noted that the 2005 procedures are due for an update in 2026.
   • Commissioner Raditch asked about volume limits. Staff clarified there is no explicit limit; contractors self-report amounts, and the city now conducts volumetric surveys every five years to verify. The lease area is moving north away from Glacier Stream, which staff recommended to avoid impacts.
   • Commissioner Wade raised concerns about potential large-scale gravel extraction if Knik ships material to other parts of the state. Troy Gray (Knik) responded that they expect volumes similar to historical extraction (Harris Sand & Gravel) and that shipping gravel long distances is not economically feasible. He stated the lease language about use in Prince William Sound and other areas is consistent with past permits.
   • A motion to approve was made by Commissioner Moulton and seconded by Commissioner Goodrow. The motion carried 7-0.

2. Lease Assignment and Amendment for 4380 McKinley Street: The commission considered a recommendation to city council to authorize a lease assignment and amendment from Harris Sand & Gravel to Knik Construction Co., Inc., for the use of 4380 McKinley Street, Parcel B, ATS 10, owned by the City of Valdez. Discussion included:

   • Commissioner Goodrow expressed support, noting it is a long-standing use.
   • A commissioner asked if an initial soil survey had been performed; staff confirmed that a phase one environmental assessment was not a condition of the lease.
   • Motion to approve made by Commissioner Betis and seconded by Commissioner Batroca. The motion carried 7-0.

Reports

• Community Development Director's Report (Kate): Kate provided updates on:

  • Housing Needs Assessment: Nearing completion; will be presented to city council in December 2025 or January 2026. It is a needs assessment, not an action plan, but will help target housing incentives and demonstrate demand for developers.
  • Title 16 Subdivision Code Draft: Being reviewed by city attorneys; expected release before Thanksgiving, with a public hearing likely in December 2025.
  • Hazard Mitigation Plan: An internal update was completed and sent to state/FEMA, but deficiencies were found due to new standards. A consultant will now help reformat the plan using the existing work; a public meeting will be held at a future commission meeting.
  • Robe Lake Property: The city’s municipal entitlement selection (Robe Lake south) is completed. Regarding recreation use near the lake, the area remains a DOT right-of-way; any permanent development would require vacating that right-of-way, but no action has been taken.
  • Army Corps Study on Corbin Creek: A study to reintroduce flow into Robe Lake was completed, but the city and VFDA decided not to pursue it due to public concern about insufficient data on flood impacts and the inability to regulate water flow under the grant terms.

• Presentation by Kristen Smith (Prince William Sound Economic Development District): Kristen presented an overview of the upcoming Comprehensive Economic Development Strategy (CEDS) for 2026–2031. The process includes a survey (targeting 100 responses), SWOT analysis, demographic data, and goal setting. The survey will open shortly, and she requested commissioners share it within their networks. The CEDS is expected to be completed by the end of January 2026. Commissioner Goodrow asked about the survey tool; Kristen clarified it will not use Flash Vote due to question limits.

Key Outcomes

• Gravel Lease Approval (Item 1): Motion carried 7-0 to recommend city council authorize the gravel lease for Knik Construction Co. on a 21.3-acre parcel. The recommendation will go forward with staff’s 5-year term suggestion, though council may approve a longer term.
• Lease Assignment Approval (Item 2): Motion carried 7-0 to recommend city council authorize the lease assignment and amendment for 4380 McKinley Street from Harris Sand & Gravel to Knik Construction Co., Inc.
• Housing Needs Assessment and Subdivision Code Update: Staff will keep commissioners informed of upcoming public meetings and presentations.
• CEDS Survey and Public Involvement: Commissioners were encouraged to participate and distribute the survey from the Prince William Sound Economic Development District.

Adjournment

Commissioner Goodrow noted this may be her last meeting and thanked the commission for her service. The chair invited everyone to cake in honor of her service. The meeting was adjourned.