ITEM TITLE:
Approval of Final Plat for Spruce Tree Subdivision – A Subdivision of Lot 2, Tract 3, US Survey No. 3538, Plat No. 2003-7, Creating Lots 2A, 2B, and 2C, Spruce Tree Subdivision
SUBMITTED BY: Paul Nylund – Senior Planner/GIS Technician
FISCAL NOTES:
Expenditure Required: N/A
Unencumbered Balance: N/A
Funding Source: N/A
RECOMMENDATION:
Approve the final plat for Spruce Tree Subdivision - a subdivision of Lot 2, Tract 3, US Survey No. 3538, Plat No. 2003-7, creating Lots 2A, 2B, and 2C Spruce Tree Subdivision.
SUMMARY STATEMENT:
Magdalena and James McCay have requested a survey within SE ¼ Section 12, Township 9 South, Range 6 West, Copper River Meridian, Valdez Recording District, Alaska. Described as follows: A subdivision of Lot 2, Tract 3, U.S. Survey No. 3538 Plat #2003-7.
The subject property’s street address is 3281 Richardson Highway. Mark Aimonetti, of EDGE Survey and Design, LLC, is the land surveyor on this project. The purpose of this subdivision is to create three lots from one. The subject properties are not serviced by public sewer and will need onsite wastewater disposal systems installed to be developed. Public water is available at the location, and the new lots created by this subdivision will require three new service lines.
Zoning Considerations:
Proposed Spruce Tree Subdivision is a replat of Lot 2 Tract 3 USS 3538, 3281 Richardson Highway (plat 2003-7) to create proposed Lots 2A, 2B, and 2C, Spruce Tree Subdivision. The property is zoned neighborhood mixed use.
Existing and Proposed Uses:
The subject property is presently developed with a self-storage business utilizing individual connex units for rent as private storage. This long-standing use is not permitted in the neighborhood mixed use zoning district and was similarly a zoning violation under the previous zoning designation of general commercial.
The developer has stated that their 5-year development plan for the property includes relocating the self-storage business to a different parcel with the appropriate zoning. The long-term plan for proposed lot 2A is to build housing.
Proposed lot 2B is presently used for City of Valdez snow storage and the developer has stated the use will continue. Proposed Lot 2C is currently vacant and the applicant plans to place a manufactured home and construct a stand-alone office and storage building for their tourism and recreation-related business on the property.
Minimum Lot Dimensions:
The minimum lot width in the neighborhood mixed use district is 100 feet per Valdez Municipal Code 17.06.060-1. All three proposed lots have a greater lot width than 100’.
The minimum lot area in the neighborhood mixed use zoning district is 5,500 square feet. The proposed lots exceed the minimum lot dimension requirements of Title 17.
Floodplain Considerations:
Lot 2, Tract 3, USS 3538, Plat 2003-7, 3281 Richardson Highway, is not within the Special Flood Hazard Area (SFHA).
The United States Army Corps of Engineers’ National Levee Database depicts this property as being in a leveed area. Property protected by a levee is subject to flooding if the levee fails or is overtopped.
The property is located in the mapped tsunami inundation area. Tsunami evacuation shelters are located at the airport and at the 10-mile fire station.
This flood zone determination was made using the Flood Insurance Rate Map (FIRM), effective January 3, 2019, referencing panel number 0200940302D as amended by LOMR 23-10-0729P, effective October 18, 2024.
Public Process:
Notice was sent to all property owners within 300 feet of the property, per Section 16.04.090 of the Valdez Municipal Code, on August 15th, 2025. Notice was sent to the utilities on August 15th, 2025.
The preliminary plat for this subdivision was approved by the Planning and Zoning Commission of the City of Valdez at their regularly scheduled public meeting on August 27th, 2025. All suggested adjustments and corrections have been made prior to the submittal of the final version of the plat.
If the final plat is approved by the Planning and Zoning Commission, the applicant will be required to have a mylar copy of the plat produced and sent to the City of Valdez Community Department for the collection of required signatures. The signed plat will then be recorded with the AK DNR Recorder’s office at the applicant’s expense. Community Development staff recommends approval of this final plat.