Source: https://www.codepublishing.com/AK/KetchikanGatewayBorough/html/KetchikanGatewayBorough18/KetchikanGatewayBorough1835.html
Timestamp: 2019-04-24 12:20:36
Document Index: 62591057

Matched Legal Cases: ['§2', '§1', '§6', '§6', '§1', '§1', '§1', '§1', '§2', '§3']

Chapter 18.35 MISCELLANEOUS ZONES
18.35.020 Land use table.
18.35.030 Development requirements for principal and accessory uses.
18.35.040 Off-street parking requirements.
18.35.050 Miscellaneous zones sign and advertising devices.
18.35.060 Airport reserve.
18.35.070 Planned unit development requirements.
(a) AD Zone – Airport Development Zone. The AD zone is established to provide for the development of commercial and industrial uses which are a part of or are compatible with the operation of a public airport. The AD zone is intended to encourage development of airport related businesses and industries while protecting the limited land area from unrelated development. Development within the AD zone should be consistent with the airport master plan.
(b) HD Zone – Creek Street Historic District. The borough assembly hereby finds that excessive uniformity, dissimilarity, inappropriateness, poor quality of design and dishonest expression of materials in the exterior appearance of buildings erected in any neighborhood adversely affects the desirability of the immediate area and neighboring areas for residential and business purposes or other uses and by so doing impairs the benefits of occupancy of existing property in such areas, impairs the stability and value of both improved and unimproved real property in such areas, prevents the most appropriate development of such areas, produces degeneration of property in such areas with attendant deterioration of conditions adversely affecting health, safety, comfort and a general welfare of the inhabitants thereof, and destroys a proper relationship between the taxable value of real property in such areas and the cost of municipal services provided therefor. It is the purpose of this chapter to prevent these and other harmful effects of such exterior appearances of buildings erected in the HD zone and thus to promote and protect the health, safety, comfort and general welfare of the community, to promote the public convenience and prosperity, conserve the value of buildings, encourage the most appropriate use of land within the HD zone, provide for orderly development within the HD zone, prevent overcrowding and stimulate systematic and aesthetic development of property within the HD zone.
(c) PLI Zone – Public Lands and Institutions Zone. The PLI zone is intended to reserve large or contiguous parcels of land for a city, borough, state, or federal agency, public school district, or public utility, in order to develop compatible public service uses including, but not limited to, open space, recreational, administrative, and educational uses. Certain public uses of an industrial or correctional nature may be permitted as conditional uses provided they are compatible with surrounding development.
(d) PUD Zone – Planned Unit Development Zone. The intent of the planned unit development (PUD) zone is to promote efficient and economic uses of land by providing developers with additional choices in design and land use mix without the use of existing zoning districts with differing development standards and permitted land uses through flexible design standards. A PUD also lowers development and building costs by permitting smaller networks of utilities and streets while promoting shared facilities. [Ord. No. 1784A, §2, 2-1-16; Ord. No. 1726, §1, 8-4-14.]
(c) Permitted Uses (P). Uses permitted in the miscellaneous zones are listed in the land use table with a “P.” These uses are allowed if they comply with the development standards and other standards of this title.
Airport Development (AD)12
Historic District (HD)10
Public Lands and Institutions (PLI)11
Administrative offices and meeting halls
Air freight and cargo facilities, including waterfront docks and terminals for unloading such freight or cargo
Air taxi and float plane facilities
Airport runway and terminal facilities
Arts and crafts studios or shops
Aviation fuel dispensing facilities
Barge and marine terminal operations
Cafes, restaurants, and cocktail lounges
Federal, state and local law enforcement or regulatory agencies
Ferry terminal and facilities
Greenbelts, land reserves and open space
Historic structures and properties
Hospitals, sanitariums, nursing homes, and group care facilities
Hotels containing not more than 12 guest rooms
Industrial use compatible with airport development
Jails, prisons, reformatories and other correctional institutions
Mobile buildings such as offices, commercial or watchman’s quarters5
Museums and other public information facilities
Natural resource extraction subject to the requirements of KGBC 18.50.120
Natural resource processing, including timber and mineral resources
Off-street parking lots and structures
Other activities authorized in the Airport Layout Plan approved by the Federal Aviation Administration
Parking areas for public, employee, or tenant parking
Parks, playgrounds, playfields, community centers, and other recreation facilities
Private aircraft tiedown facilities
Private clubs, lodges, fraternal organizations and accessory and associated social halls
Private residences or apartments
Professional offices containing not more than 5 offices in any one building
Retail business which reflects early 20th century Alaskan business activities
Storage facilities for bulk aviation fuel and bulk heating oil
Telecommunications antennas6
Telecommunications facilities7
Temporary uses and buildings8
Travel trailer parks9
5 = Mobile buildings such as offices, commercial or watchman’s quarters have additional specific conditional use permit standards found within KGBC 18.55.050(e)(3).
6 = (a) As Accessory Uses. Noncommercial antennas 15 feet in height or less above rooflines in residential zones and commercial or public use antennas 30 feet in height or less above rooflines in nonresidential zones are allowed as accessory uses to an existing structure in all zones without a permit. This exemption includes:
7 = Telecommunications facilities have additional specific conditional use permit standards found within KGBC 18.50.170.
8 = Temporary uses and buildings are permitted with special standards listed within KGBC 18.45.040.
9 = Travel trailer parks have additional specific conditional use permit standards found within KGBC 18.50.180.
10 = In the HD zone, no person shall construct, alter, move or demolish a building or structure without having first duly applied for and received from the administrative official a certificate of approval; see KGBC 18.55.020(l).
11 = The uses and structures listed in the table above are permitted within the PLI zone; provided, they are located on land owned by, or leased to, a city, borough, State, or federal agency, public school district, or public utility.
12 = All lands within the airport reserve (see KGBC 18.35.060) are exempt from the requirements and provisions of this title.
[Ord. No. 1826, §6, 3-20-17; Ord. No. 1782SA, §6, 12-21-15; Ord. No. 1767, §1, 8-17-15; Ord. No. 1726, §1, 8-4-14.]
(a) Development Requirements Table. The following table provides the development requirements for the miscellaneous zoning districts. This table also provides special requirements and exceptions for development within residential zoning districts.
2 stories4
1 = The minimum required yards around the perimeter of the zoning district boundary, except where the abutting property is zoned CC, CD, CG, IL, or IH, in which case there shall be no setback required.
2 = The minimum building setback from lot lines other than those along the perimeter of the zoning district boundary.
3 = The minimum building separation on the same lot.
4 = In the HD zone no person shall build a new structure of more than two stories, plus attic space, nor shall any person remodel an existing structure to exceed two stories plus attic. For the purposes of this chapter, attic space shall be defined as space solely accessory to the second story use, and as the space between the intersection of the roof rafters/second floor ceiling joists and the roof peak, with or without dormer windows providing light. Ingress to the attic shall be solely from inside the second floor space. In no case shall new buildings or alterations to existing buildings exceed 32 feet in height above the boardwalk level to the highest point of the roof. New buildings or alterations to existing buildings at higher elevations and set back more than 25 feet from the Creek Street boardwalk shall not exceed 30 feet in height as determined by KGBC 18.05.140(h), measured solely from the building side closest to the creek.
5 = No building walls shall be closer than five feet.
(b) Additional Historic District (HD) Zone Standards.
(1) Building Construction.
a. In the HD zone no person shall build or install a window of materials other than wood and glass, with the exception of necessary metal elements as required by fire codes. No person shall install a window other than a single or double hung window. The administrative official may permit installation of windows of other types where such a window is associated with an entry or is the only practicable solution. Windows shall not exceed a maximum sash width of three feet. Skylights may only be permitted after board review and in locations not visible from the boardwalk or adjacent rights-of-way.
b. In the HD zone no person shall build or install window trim and door trim of any material other than wood.
c. In the HD zone no person shall build or install doors of any material other than wood or wood and glass, nor shall double entry doors be allowed.
d. In the HD zone no person shall build or install exterior stairs and railings other than those constructed of wood.
e. In the HD zone no person shall install siding or trim on buildings or structures other than wood siding or trim; provided, however, that the administrative official may permit the installation of trim or siding other than wooden where such trim or siding is not exposed to view. Wood siding shall be shingles, shakes, board and batten, or horizontal bevel, channel or drop siding. Horizontal bevel siding shall not exceed four inches of exposure and channel and drop siding shall not exceed six inches of exposure.
f. In the HD zone no person shall use other than timber piling where such piling is exposed to view; provided, however, that the administrative official may permit the use of structural support other than timber pilings where such structural support is not exposed to view.
g. In the HD zone concrete pads or rock footings are permitted.
(2) Roofs.
a. In the HD zone no person shall build or install a roof or dormer with less than a minimum pitch ratio of eight to 12.
b. In the HD zone no person shall build or install a roof constructed of materials other than wood, asphalt or weathering metals such as, but not limited to, copper, tin or Cor-Ten.
c. In the HD zone no person shall build a roof form of other than a gable or hip. Shed roofs shall be allowed for accessory roof forms such as dormers or additions.
d. Dormers shall be accessory to the main roof form. No dormer shall be wider than eight feet and the ridge line of the dormer must be set at least two feet lower than the ridge line of the roof. The front wall of a dormer must be set back at least two feet from the front wall of the building and at least three feet from the side wall and must not cover more than 33 percent of the roof plane area.
(3) Flashing Lights. In the HD zone no person shall build, install, use, operate, maintain or keep any flashing or colored lights, strobe lights, revolving lights or sequential lighting of any kind.
(4) Loudspeakers. In the HD zone no person shall build, install, use, operate, maintain or keep a loudspeaker which is audible outside a building or structure, and under no circumstances may any loudspeaker be used as outdoor advertising or outdoor entertainment or used in conjunction with any musical instrument, voice or similar outdoor entertainment.
(5) Site Development. Undeveloped public lands and private properties shall be left in a natural state of vegetation until development permits are obtained. Construction shall minimize disturbance of natural vegetation, and where disturbed, shall be replanted with species common to the creek banks, including salmonberries, blueberries, alder, hemlock and spruce trees, deer ferns, grasses and mosses. Landscape and planting plans shall be reviewed by the board.
(6) Minimum Fire Protection Requirements.
a. Sprinkler Systems. Automatic fire extinguishing systems shall be installed in accordance with the latest state-adopted National Fire Protection Association standard, in all new buildings. Exterior sprinkler protection shall be installed on exterior sides of buildings when deemed necessary by the Ketchikan fire department or the State Fire Marshal.
b. Detection and Alarms. Products of combustion (other than heat) detectors and alarms shall be installed in each individual dwelling unit in Groups H and I occupancies. All other aspects of the Alaska Fire Safety Code such as, but not limited to, exits, exit lighting and signing, fire-resistive separations of hazard areas, and restaurant kitchen exhaust venting shall be complied with.
c. Existing Buildings. Existing buildings may be permitted to continue in said district without meeting the requirements of subsection (b)(6)(a) of this section if, in the opinion of the Ketchikan fire department and the State Sanitarian, the present occupancy is less hazardous than the occupancy occurring on September 22, 1973.
d. Change of Occupancy. Upon a change in the occupancy classification of these existing buildings, they may be made to comply with the requirements for new buildings when, in the discretion of the Ketchikan fire department or that of the State Fire Marshal, it is deemed necessary to protect the public safety.
e. New Buildings and Alterations. The Ketchikan fire department and State Fire Marshal shall review all proposed new buildings or alterations to existing buildings, and may, at their discretion, increase fire protection requirements on any construction where more stringent measures are deemed necessary to ensure adequate fire safety standards. [Ord. No. 1726, §1, 8-4-14.]
(c) In all other areas of the borough there shall be provided at the time of the construction, placement, alteration, enlargement, or change in use of any structure that creates an increase in required parking, computed as provided in this section, permanently maintained off-street parking facilities for the use of occupants, employees or patrons of such structure, and it shall be the joint and several responsibility of the owner and occupant of any structure to provide, and to thereafter maintain, the following minimum free off-street parking facilities as listed in the table below. (Note: When a parking requirement is stated in terms of employees, it means the maximum number of employees who will be at the property at any given time, either on a single shift or an overlap of shifts. In computing the total parking requirement for a use, any fraction of one-half or more shall require more space.)
(6) Compact Car Allowance. The total required parking area shall first be determined using standard size parking spaces. In the event such total parking area is provided, the applicant may elect to convert up to 50 percent of such total parking area to compact car size parking spaces, and the remaining portion of such total required parking area shall be composed of standard size parking spaces.
(a) Sign and advertising devices are placed in the miscellaneous zones in accordance with this section and the miscellaneous zones sign development table.
(c) Miscellaneous Zones Sign Development Table for Signs That Require a Sign Permit.
Sign Type3
Freestanding Sign4
30 sf (PLI only)5
Projecting or Hanging Sign
6 sf (HD only)
25 sf (HD only)
1 = In the HD zone no person shall build, install, use, operate, maintain or keep a sign overhanging the boardwalk with less than seven feet minimum clearance.
2 = In the HD zone no person shall illuminate any sign with other than incandescent or neon lighting.
3 = In the HD zone, no person shall build, install, use, operate, maintain, or keep a sign that is made from materials other than wood, steel, porcelain-enameled steel, glass, stone, or a combination thereof. In the HD zone no person shall build, install, use, operate, maintain or keep a sign or billboard without first having applied for and received a certificate of approval from the administrative official.
4 = Pedestal mounted or bulletin board freestanding signs only in the PLI zone.
5 = Per street frontage.
6 = Signs located within the PLI zone may only be indirectly illuminated.
(3) The code administrator shall order the removal of any sign erected, installed, or allowed to remain in violation of this chapter. He or she shall give at least 30 days’ notice in writing to the owner of such sign, or of the building, structure, or premises on which such sign is located, to remove the sign or bring it into compliance with this chapter. The director may order removal of the sign at the expense of the owner of the premises if compliance with the written order is not obtained. In the case of temporary signs, banner signs, portable signs or pennants, only seven days’ notice need be given. [Ord. No. 1726, §1, 8-4-14.]
The airport reserve includes certain properties located within the airport development zone identified within the map below.
[Ord. No. 1767, §2, 8-17-15.]
All requests for a rezone to a planned unit development (PUD) zone must meet the requirements listed below:
(a) Establishment of PUD zone. PUD zones are established through the change of zoning process, as described in KGBC 18.55.060, Procedures.
(b) Minimum Site Area. The minimum site area for a PUD shall be two acres.
(c) Phased Development. Phased developments are permitted in conjunction with a preliminary subdivision plan approval in accordance with KGBC Title 17.
(d) Master Development Plan Requirement. A master development plan shall take the form of a map and narrative description.
(1) The map shall be drawn to scale and show the external boundaries of the PUD and the boundaries of any development areas contained within the PUD. Development areas shall be labeled so as to be differentiated in the narrative description.
(2) The narrative description shall establish, for the PUD as a whole and for any development areas it contains:
a. The uses to be allowed as principal, accessory, conditional, or permitted with standards; and
b. The development standards that apply to lands contained with the PUD and development areas; and
c. Any specific development standards for conditional and permitted with standards; and
d. Such other requirements as may be applicable to the establishment of the particular district; and
e. Perimeter Requirement. Property adjacent to the perimeter proposed for nonresidential use and adjacent to property outside of the PUD area and within a residential zone shall maintain all specific setback or buffer requirements typically required for such uses when adjacent to property within a residential zone.
(e) Additional Review Criteria. The following review criteria are in addition to the rezone review criteria established in KGBC 18.55.060(b)(4):
(1) The design effectively provides for clustered buildings, mixed uses, or mixed housing types; and
(2) The development incorporates boundary buffers sufficient to separate adjacent property from dissimilar uses; and
(3) The configuration of the development provides for economy and efficiency in utilities, housing construction, streets, parking and circulation; and
(4) The PUD must be integrated with surrounding land uses and minimize any negative impacts on them.
(1) Subdivisions will be completed according to the relevant sections of KGBC Title 17 subject to any specific design criteria established by the PUD.
(2) Use permits, including zoning permits and conditional use permits, will be issued according to the relevant sections of KGBC Title 18 subject to any specific land use and development requirements established by the PUD.
(g) Amendment of Master Development Plan or Zone Map.
(1) Approval by Assembly. The PUD zone master development plan is approved by the assembly as a zoning amendment approval under KGBC 18.55.060. Changes to the master development plan require approval of a zoning amendment in accordance with KGBC 18.55.060 if such change will result in any of the following:
a. An increase in the number of dwelling units allowed;
b. An increase in the gross building area for commercial or industrial structures;
c. An addition of principal or conditional uses;
d. Changes to the external boundaries of the current PUD.
(2) Approval by Planning Commission. The following minor changes to the master development plan do not require approval of a zoning amendment by the assembly under KGBC 18.55.060, but will require approval by the planning commission applying the procedure for major variances in KGBC 18.55.040(c):
a. Changes to the original boundaries of development areas that do not impact the external PUD boundary;
b. A transfer of development rights between development areas (number of residential dwelling units and gross square footage of nonresidential structures);
c. Deletion of land uses; or
d. Changes to the development standards, excluding perimeter buffer or setback requirements.
(3) Approval by Planning Director. The following minor changes to the master development plan may be approved by the planning director following the procedures for approval of a minor variance under KGBC 18.55.040(b):
a. Changes to the original boundaries of development areas that do not impact the external PUD boundary and result in a change in area of a land use of less than 10 percent of the overall area of that use;
b. Interpretation of uses to be allowed or prohibited; or
c. Changes to dimensional standards less than 10 percent, excluding perimeter buffer or setback requirements.
(h) Variances. Relief from the specific development requirements on individual lots within the PUD shall be subject to the requirements of KGBC 18.55.040.
(i) Appeals. Any appeals from decisions made under subsection (g)(2) or (g)(3) of this section shall be in accordance with KGBC 18.55.070.
(j) Identification of District on Zoning Map.
(1) Any PUD zones shall be identified on the official zoning map by the letters “PUD” followed by the ordinance number establishing the district. Any ordinance amending a PUD district also shall be referenced on the PUD official zoning map by ordinance number (e.g. PUD 7489).
(2) Amendments to the PUD district approved by the planning commission shall be referenced on the zoning map by commission resolution number. (e.g. PUD (PC 8347)).
Amendments to the PUD district approved by the zoning administrator shall be referenced on the zoning map by date (e.g. PUD (DPCD 4/20/12)). [Ord. No. 1784A, §3, 2-1-16.]