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Planning commission approves two conditional‑use permits for multiunit buildings amid neighborhood outcry about parking and drainage
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Summary
After extended public comment about parking, drainage and neighborhood character, the Ketchikan Gateway Borough Planning Commission approved conditional‑use permits for a three‑unit building on Baranoff Avenue (case 26001) and a four‑unit project on Denali Avenue (case 26002). Neighbors pressed the commission for more assurance on stormwater engineering and on‑site parking.
The Ketchikan Gateway Borough Planning Commission voted to approve two conditional‑use permits at its March 6 meeting after lengthy public hearings in which neighbors urged the commission to deny or delay the projects over parking, drainage and neighborhood‑character concerns.
Planning staff presented case 26001 (a triplex on the 3800 block of Baranoff Avenue) and case 26002 (a fourplex on Denali Avenue) as continuances from earlier hearings; staff’s report concluded both proposals met dimensional requirements and recommended approval, with the condition that a zoning permit be issued within one year. “It meets development requirements,” staff said of the Baranoff proposal and noted the lot coverage, setbacks and 30‑foot height limit were satisfied.
The applicant’s representatives told commissioners they had supplied additional engineering information requested at an earlier hearing and that stormwater and parking questions were addressed. “The parking will be provided on‑site,” the applicant said in rebuttal, adding the projects include garage parking and room for driveways and potential guest spaces.
Neighbors said the two projects, together adding seven units, would overwhelm local street parking and worsen longstanding drainage problems. “Adding 7 units with only 1 off‑street space each cannot absorb the additional vehicles,” Kasia Polanska told the commission, citing photos she submitted showing vehicles, boats and trailers already crowding Denali and Baranoff. Roger Stone, who said he has lived in the area for decades, called attention to local drainage lines and questioned whether proposed designs met fire‑egress and setback requirements.
Miss Johnson, planning staff, clarified how parking standards apply: triplexes and four‑family dwellings in the medium‑density residential zone can be permitted administratively if one parking space is provided per bedroom; otherwise, a conditional‑use permit is required and the norm for residential use remains one off‑street parking space per dwelling unit. The applicant told commissioners an engineer’s letter and site plans showing garages and additional off‑street spaces were included in the meeting packet.
Commissioners debated the balance between the borough’s housing goals and neighborhood impacts. Several commissioners acknowledged the community’s parking and drainage constraints while noting the applicant must still meet city permit and engineering requirements before construction. After deliberation the commission approved the conditional‑use permits (the motions passed by the required majority).
What happens next: The approved permits require the applicant to obtain a zoning permit within one year and to satisfy city engineering and building permits. Neighbors can appeal the commission’s decision under borough code if they believe the findings do not reflect the evidence presented.
The commission’s action was grounded in staff findings that the projects meet code standards; commissioners and staff emphasized that final site work, stormwater controls and any required city approvals remain conditions of permitting.
