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HomeMy WebLinkAbout03172026 Planning & Zoning Work Session NotesWORK SESSION NOTES PLANNING & ZONING Called by: Clare Sullivan Time: 6:00 P.M. Date: 3/17/2026 Purpose: Continue Review of Subdivision Code Present: Daniel Meuninck Courtney Bringhurst Jamie Crocker Commission Members Present: Clare Sullivan Vanessa Verhey Rhonda Hubbard Nathaniel Charbonneau Andrew Wilder Water System Requirements and Alternatives • Allow exceptions for alternative water systems where city water is impractical • Eligibility to apply requires one of the following • Property is more than 400 feet from an existing public water main • Required private service line would be longer than 80 feet • Eligibility allows consideration of an application and does not guarantee approval • Maintain strong preference for connection to public water where feasible • Applications are reviewed case by case by the Planning and Zoning Commission and Public Works Director Allowed alternative systems • Private wells • Community well systems • Cistern or catchment systems • Surface water sources Private well requirements • Minimum lot size of 40,000 square feet (1 acre) • Demonstrated adequate legal and physical water supply • Compliance with Alaska DEC and Borough requirements Forest Acres • Existing water service issues are being addressed through separate extension efforts • Not directly affected by this subdivision code update Septic, Lot Size, and Spacing • Minimum lot size of 40,000 square feet supports required well to septic separation distances • Helps prevent creation of undevelopable lots where systems cannot meet 100-foot spacing • Subdivisions must be designed to accommodate engineered, code compliant on -site systems Streets and Block Length • Replace vague language with a defined numeric range • Target block length of approximately 300 to 1000 feet • Longer blocks may be allowed with justification and may require pedestrian connections WORK SESSION NOTES PLANNING & ZONING Cul-de-Sacs • Permanent cul-de-sacs are prohibited • Only stub streets intended for future extension are allowed • May be considered only in rare, constrained cases through an exception or variance Key concerns with cul-de-sacs • Snow removal and snow storage limitations • Limited emergency access • Dead end utilities and water circulation issues • Inefficient lot configurations Pedestrian Facilities • Required on all public streets, minimum 5 feet wide • May be provided as sidewalks or paved shoulder or bike -pedestrian lanes • Paved shoulder or bike -pedestrian lanes must be clearly striped or marked to prevent parking conflicts Drainage • Drainage plans are required for all subdivisions • Systems will typically use culverts and ditching • Plans must address off site impacts and avoid directing runoff onto adjacent properties Street Lighting • Follow national standards such as Illuminating Engineering Society • Electric Department determines layout, spacing, and intensity based on street type and use • Use LED lighting where practical with downward directed fixtures to reduce glare • Lighting design and fixtures are subject to Electric Utility approval • Standardized fixtures are preferred for long term maintenance Process and Coordination • Staff will revise the draft code to incorporate these changes • Draft will be reviewed by Borough land manager and city attorney • Revised draft returns to Planning and Zoning Commission for action • Following Commission recommendation, proceeds to City Council for adoption Financial and Performance Security • No change directed to current requirements • Higher percentages on smaller projects help protect the city if improvements are not completed