Planning commission approves two conditional-use permits for adjacent multi-family projects with driveway and site-permit conditions

The Ketchikan Gateway Borough Planning Commission voted to approve conditional-use permits for two adjacent multi-family developments after limiting its review to parking and drainage concerns. The commission approved resolution 4560 for a triplex proposed at the 3800 block of Baranoff Avenue and resolution 4561 for a four-family building at the 3800 block of Denali Avenue, each with conditions tied to City driveway approval and site-development permitting.

Staff planner Miss Johnson told the commission that the Board of Adjustment had referred both matters back to the planning commission on April 16 and that the commission’s reconsideration was restricted to parking and drainage. Johnson said both lots are in the RM zone, have public utilities available and that the applicant proposes more parking than the code minimum: the triplex design proposed two spaces per unit (six total), and the four-family proposal included eight off-street spaces where four are required. A licensed engineer’s report presented in the packet found “no drainage concerns” for the subject lots, and staff recommended approval with conditions including written City driveway approval before issuance of a zoning permit and submittal of stamped engineered plans as part of site development permitting.

Applicant Jeff Miller, representing Clam Cove Holdings LLC, said the designs provide on-site parking intended to reduce pressure on neighborhood streets and that he had submitted a letter from the City of Ketchikan Public Works addressing driveway and drainage. “The public works letter confirmed that available on-street parking would not be substantially impacted,” he said, and added that final stormwater details belong in engineered civil plans and the City’s site-development review.

Neighbors and long-term residents pressed the commission on chronic drainage and neighborhood parking. Connor Remiskey and others described historical runoff patterns and a legacy creek channel under parts of the lots, saying roots and saturated soils could complicate grading and that maintenance responsibility after subdivision was unclear. Thelma Catherine Andrew, a resident of 58 years, said the ground contains subsurface seepage and that clearing trees could uncover a creek channel. Iris Bray read a statement from a neighbor citing soft fill, sand lenses and the risk of undermining adjacent yards if roots are removed.

Commissioners acknowledged the neighbors’ concerns but said the remand limited the decision to parking and drainage; several members said they trust the City’s engineering and permitting process to address construction‑phase stormwater controls. Commissioner Benson, who moved approval of resolution 4560, emphasized that the project had provided technical solutions and that the permits would give the City the opportunity to require corrections. Commissioner Arnold and others voiced continuing concern about narrow neighborhood streets and the likelihood that some residents do not park vehicles in garages, leaving potential for on-street parking conflict.

On the motions, the commission recorded two opposing votes on each resolution but a majority in favor. The roll call for resolution 4560 showed four votes in favor and two opposed; the same tally was recorded for resolution 4561. Both approvals will be forwarded to the borough assembly as required by the appeal/referral process.

The commission closed its consideration of the two CUPs after recording the motions and will rely on the City of Ketchikan Public Works and the site-development permitting process to enforce engineered drainage solutions and driveway access conditions.