Ketchikan Indian Community seeks rezone for Salmon Falls; planning commission forwards denial recommendation for FD parcels after long hearing

The Ketchikan Gateway Borough Planning Commission on Jan. 23 heard a multi‑hour public hearing on a request by the Ketchikan Indian Community (KIC) to rezone five parcels at Salmon Falls from Future Development (FD) and Low‑Density Residential (RL) to General Commercial (CG). The applicants told the commission they intend to develop a culturally grounded residential treatment and healing center and to use adjoining lots for marina operations and boat storage.

Emily Eden Shaw, KIC tribal administrator, framed the acquisition and proposed use as part of a long‑term tribal mission of environmental stewardship and community care: "We would never pursue a project that would harm our waters…We are salmon people," she said (SEG 2255). Tribal planner Richard Harney described the proposal as a professionally operated, staffed facility that would be accredited and compliant with environmental and wastewater rules; he also said the tribe would use Lots 2 and 3A to support maintenance and boat storage for a fleet of vessels (SEG 2390–SEG 2571).

Residents and private‑property owners from the Waterfall Creek subdivision and adjacent areas delivered lengthy opposition statements focused on three recurring themes: (1) the presence of a recorded declaration of restrictive covenants on the RL parcels that limit uses to single‑family residential; (2) the remoteness of Salmon Falls and the strain on emergency and volunteer services if a year‑round treatment facility opened there; and (3) environmental concerns about groundwater, on‑site wastewater and a historic incinerator noted by neighbors (several speakers cited the covenant language and potential 99‑year protections). Several speakers said they supported KIC’s mission but opposed the rezoning to an unrestricted commercial zone and asked for a more narrowly tailored plan.

Staff recommended approval of a rezone for the three FD parcels and denial for the two RL lots, concluding the FD tracts are geographically isolated from adjoining residential lots and historically used for resort operations; staff also recommended denial for the two RL lots because they are subject to declaration of restrictions and are adjacent to developed residential properties (staff report, SEG 2040–SEG 2070). KIC representatives rebutted concerns, said on‑site wastewater systems would be inspected and upgraded as necessary, and argued the tribe must hold all five parcels to operate the facility and maintain boats and infrastructure (SEG 2440–SEG 2571).

After rebuttal and extensive public testimony, commissioners debated whether rezoning to general commercial was necessary to accomplish KIC’s stated aims and whether the tribe could pursue treatment uses under the current FD zoning through a conditional use process. The commission ultimately amended the draft resolution to decline recommending CG rezoning for the FD lots, stating that the intended use described in the hearing may be permitted under the existing FD zoning (with appropriate permits and site development). The amended recommendation (to deny the rezoning of the FD parcels) was forwarded to the borough assembly (vote recorded in the minutes). The RL parcels remain recommended for denial by staff, and any final decision will be made by the assembly.