By SHANNON HAUGLAND
Sentinel Staff Writer
The Sitka Planning Commission turned down a variance request Wednesday that would have created two substandard lots in the Alice Loop neighborhood.
It was one of five requests considered at the panel’s regular meeting, held through the Zoom videoconference system. Members of the public attended by teleconference.
After hearing strong opposition from neighbors who said the request was inconsistent with the neighborhood, commission members voted against the variance.
Randy Hughey voted in favor, and acting chair Darrell Windsor and Stacy Mudry voted against.
Kris Karsunky, the applicant and developer, made the request for the two substandard lots. It would have created two lots, 5,115 and 5,382 square feet. The owner of record is Jay Stevens.
In her report to the commission, Planning Director Amy Ainslie said:
“Were this platting variance not to be granted, the other residential uses for this lot would include a single
family home, a zero lot line, or a multifamily home with up to six dwelling units, along with various commercial uses that are permitted in the Waterfront District.”
Last year, Karsunky received Planning Commission approval a preliminary plat for a zero lot line structure. He had originally planned for a mother-in-law apartment on one side, but said this turned out not to be an option. He decided instead to subdivide the lot.
The neighborhood is essentially divided by the Alice Loop road, with the outer circle properties on the waterfront, and inner circle properties sold later. Shee Atika was the owner and developer of the subdivision.
One those who testified said he paid top price for their property, believing it would be in a lower density neighborhood. Concern was also raised about the lack of area for parking on the inner circle.
One said the minimum property size had already been reduced in the zoning code, from 8,000 to 6,000 square feet, and felt going below that was unnecessary, would lead to a higher density development. Some said the plan for smaller lots was inconsistent with the rest of the neighborhood. There was no testimony in favor.
Two commission members said they didn’t want to go against the wishes of the neighborhood. Windsor said today he was also concerned about setting a precedent for granting variances for undersize lots.
Hughey noted that this is the first time the panel has considered an “undersize” lot request in the subdivision, and noted that many different property uses are allowed in the waterfront district.
“A bigger problem is affordable housing ... higher density is a path to affordable housing,” he said.
Both the variance request and fact findings failed.
In other business, the commission approved short-term rental conditional use permits for:
– James and Sondra Lundvick, at 1818 Edgecumbe Drive, who live in Sitka during the year but travel for two months in the summer, and wanted to make their 3 bedroom, 2½ bath single dwelling unit available as a short-term rental. There is one other short-term rental in the area, next door. The request was approved on a 3-0 vote.
– David Adams, for a short-term rental in a bus, on a rented lot at 2625 Halibut Point Road. He is a fisherman, and said he wanted to rent out the bus – which includes a bathroom, kitchen and beds – when he and his family aren’t there. There are 13 conditions of approval, including passage of a life safety inspection.
– Mike and Eileen Chambers, at 3311 Halibut Point Road, for a short-term rental for a three bedroom and three bathroom home. The couple travels to care for family members, and wanted to make their home available during that time for short-term rentals.
The commission also approved 3-0 a lot merger for Michael Coady for his three lots on Middle Island, where he owns a lodge. Ainslie recommended approval, saying that the merger will provide for more flexibility, and is consistent with how the owner is using the lots. The commission on March 4 reviewed and approved a conceptual plat of this proposal.
“The merging is a good representation of the financial and economic status of these lots,” she told the panel.
There was one comment in favor, from fellow Middle Island resident Scott Brylinsky, who called in to the meeting from the island.
