Planning Commission recommends denial of rezoning for Powerhouse Road tourism site

The Ketchikan Gateway Borough Planning Commission on Feb. 11 voted to recommend denial of a rezoning request that would have changed four adjoining lots at the end of Powerhouse Road from low-density residential (RL) to general commercial (CG).

Planning staff presented the case, telling commissioners the four parcels in question (Lots 12 and 3, subdivision of Lot 81, U.S. Survey 2403, and Lot 113, U.S. Survey 3385) had attracted informal tourist use at the right-of-way terminus and that the applicant sought a formal commercial designation to allow parking, public restrooms and other tourism-supporting facilities. "All of this activity that goes on in the right of way is illegal," Aletha Johnson, planning staff, told commissioners, summarizing correspondence with the Alaska Department of Transportation and noting the borough does not control state rights of way.

The applicant, property owner Nils Ledderback, described a long-running pattern of visitors and tour vans using the cul-de-sac area to view wildlife and said rezoning would allow him to provide an off-street parking area, an ADA restroom, bear-proof trash receptacles and limited visitor amenities without charging admission. "I'm not gonna charge these people anything," Ledderback said, adding he would pay for the restroom and trash cleanup and expects the improvements to reduce congestion by giving visitors a place to park off the road.

Commissioners raised repeated concerns about traffic safety, neighborhood character and the lack of an engineering traffic analysis tailored to commercial activity. Johnson told the commission the boroughs comprehensive plan designates the subject parcels as residential and staff had concluded the proposal was inconsistent with the plan and with the boroughs goal of responsible community development in the absence of a traffic study or a neighborhood management plan. Commissioners also noted the site sits at the terminus of a state right of way and that DOT considers commercial activity within that right of way illegal unless the state authorizes a different use.

Several commissioners said the area has a long history of informal tourist activity and prior efforts to manage it, but that those efforts either were discontinued or did not resolve the underlying road and access limitations. Commissioner Gubatayo said she was "concerned already with issues of safety, and congestion" and that she could not support the request under current conditions. Commissioner Benson called the applicants plan "marvelous" but said "if we're starting from an illegal point of view . . . I think we're just adding more illegal activity." Commissioner comments repeatedly recommended a formal traffic/engineering analysis and coordination with DOT before rezoning.

On a motion to adopt Resolution 4488B (the staff recommendation to deny and forward that recommendation to the borough assembly), the commission voted to recommend denial by a 5-1 margin. The motion was moved and seconded on the record; the tally recorded in the minutes was five votes in favor and one opposed. The commission chair announced appeals and further procedures: planning decisions may be appealed within 15 days of the decision, and conditional-use permits and variances have separate appeal paths.

The commissions action is a recommendation to the borough assembly, not a final zoning decision. The rezoning request and staff materials, including public comments and prior correspondence with DOT, remain part of the application record for the assembly to review if the applicant pursues the matter further.

Votes at a glance: Resolution 4488B (recommendation of denial to assembly) Motion adopted; commission vote recorded as 5 in favor, 1 opposed.

Outlook: Commissioners and staff voiced that a commercially zoned facility at the site would require coordination with the Alaska Department of Transportation, an engineered traffic study addressing turning radii and turnaround capability at the cul-de-sac, and specific conditions that could limit future commercial uses. Those studies and any changes to state right-of-way control would be prerequisites before the commission indicated it could consider supporting rezoning.