Skagway planning commission backs draft to allow temporary RV housing north of bridge with utility, septic and safety conditions

SKAGWAY, Alaska — At a Jan. 28 work session, the Skagway Planning and Zoning Commission discussed drafting changes to a temporary resolution that would allow seasonal habitation of recreational vehicles (RVs) north of the Skagway River bridge on lots of at least 40,000 square feet.

The commission said it will ask municipal staff to draft language that would allow up to eight RVs on a qualifying 40,000-square-foot lot, contingent on engineering verification that an existing septic system can accept the additional load, and on a potable-water solution for the site. The panel agreed the draft should also include spacing and setback requirements, occupancy limits tied to manufacturer ratings, and explicit fire-mitigation measures.

Tom Hall, a property owner who applied for permits, told the commission he already has four RVs on his site and asked the panel to allow more units north of the bridge. "I don't want an RV park. That's not my intent here," Hall said, describing the units as housing for employees. He later said he has 4,000 gallons of on-site water storage and had consulted an engineer and DEC about his septic system.

Caitlin Jared, a Skagway resident and operator of the Chilkoot Trail Outpost, said the temporary use of RVs is intended to "alleviate the housing constraints" for seasonal workers and urged the commission not to adopt rules that would unintentionally favor long-term or commercial RV parks.

Commissioner Silva explained that the current townsite resolution (Resolution 24-22) applies only inside town and does not authorize temporary habitation north of the bridge. Silva and other commissioners said the governing language — which now requires connection to "water and sewer utility services" — needs revision because municipal water and sewer do not extend north of the bridge. Silva said the resolution should allow alternative, compliant solutions: an engineered DEC‑approved septic system or a certified holding/pump solution and either a functioning well or an approved potable-water delivery and storage method.

A municipal permitting official told commissioners a practical compliance path would be a letter from a licensed engineer certifying that the existing septic system, or a proposed system, meets DEC requirements for the additional RVs. The permitting official said such a letter typically costs about $500.

Commissioners debated spacing and fire safety. Some members suggested using a 20-foot separation standard (cited from other local building setbacks and RV layouts), while others noted that standard residential building separations are often 10 feet and that RV outer shells are often metal-clad and less combustible than wood-framed houses. The commission asked staff to research applicable fire-code and building-code separation rules and to identify minimum on-site water storage or other firefighting measures that would be required when municipal water is not available.

No formal motion or vote was taken at the work session. Commissioners directed staff to draft a resolution amendment reflecting the group’s guidance — including: a minimum lot size of 40,000 square feet, a proposed maximum of eight RVs per lot (subject to engineer verification of septic capacity), potable-water requirements (well or approved hauling/storage), spacing and setback language, occupancy tied to manufacturer ratings, and fire-mitigation measures — and to return the draft for formal review at the commission’s next meeting.

The commission’s next regular meeting is scheduled for Feb. 13; staff said a draft could be prepared in time for the commission to make a formal recommendation to the municipal assembly. Commissioners noted that, in theory, the assembly could adopt a resolution in a single meeting but might also send the draft to committee depending on assembly workload.

Background: The discussion arose after property owners north of the bridge applied for permits that cannot currently be authorized under the municipality’s zoning code; the town has previously allowed temporary RV habitation inside the townsite under Resolution 24-22. The work session focused on drafting a short-term resolution to address seasonal housing needs while keeping explicit health, safety and utility standards in place.

Next steps: Staff will research DEC septic standards, relevant fire-code and building-code separation rules, and potable-water options, draft proposed language for a resolution amendment and present it at the Feb. 13 meeting for potential formal action and recommendation to the assembly.