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Committee approves Stevens Subdivision replat after dispute over survey and a failed postponement motion
Summary
The committee debated whether to require a full survey to verify a possible encroachment before approving the Stevens Subdivision replat (KPV file 2025-143). A motion to postpone the item failed (2 yes, 3 no); the committee then approved preliminary plat and granted an exception to monumentation requirements after discussion with the petitioner and staff.
The Kenai Peninsula Borough Plat Committee on Jan. 5, 2026 approved the Stevens Subdivision replat (KPV file 2025-143) and granted an exception to the borough surveying and monumentation requirement after a contentious exchange about a potential encroachment.
Staff told the committee the replat would finalize the vacation of Corona Court and Hidden Valley Circle and related 10-foot utility easements and that a 1976 subdivision and a 2023 replat history complicated whether an abbreviated survey would apply. Staff identified a structure near the north property line that "looks to be" a potential encroachment on Lot 5A and recommended the surveyor identify any encroachments and report back before final plat; staff recommended denying the monumentation exception but left the final determination to the committee.
Petitioner Jerry Johnson of Johnson Surveying said the surrounding property is under single ownership and argued that full monumentation was unnecessary, stating, "I just don't understand the reason for the staff thinking it needs to be monumented. They're all the monuments are of record that are needed." Staff responded that aerial photos are outdated and that a survey is the only reliable way to confirm encroachments.
Director Pam Ruffner told surveyors the borough is "paying more close attention now to things that can be across property lines" and that staff now expects surveys where apparent encroachments exist. Commissioners questioned whether exterior parcel lines were changing; staff said vacating lot lines can trigger survey requirements even when external lines appear unchanged.
Commissioner Benutti moved to postpone the matter pending resolution of the encroachment question; the motion failed on a roll-call vote (recorded as 2 yes, 3 no). The committee then voted to grant preliminary approval and separately to grant the monumentation exception (transcript roll-call shows the exception motion passing and the main motion passing thereafter).
The committee recorded the exception and preliminary approval; staff directed that any encroachments be identified and that final-plat submittals address monumentation and encroachment verification as required by code.
