City Planning & Land Use

​Draft Road Priorities

The City Public Works Department has prepared a DRAFT “Priority List” for street work to be pursued over the next several years. Tasks include paving, chip seal, drainage, road development, and other projects. The related documents were presented to the Planning and Zoning Commission for their review and discussion during a public worksession on September 24, 2014. Several citizens attended and gave their observations and recommendations to the Commission.

This compendium of planning estimates is a “starting point” to encourage discussion and recommendations so that we, as the Owners of our street system, can decide “what we want” so we can then direct the field work in 2015 and 2016, as funds are available. Road reconstruction and paving projects will most likely be contracted out and publicly bid, while our Streets crew will execute chip seal, drainage, and multiple recurring maintenance projects. The City Council will decide the priorities and funding, and our City Staff will execute to the best of our abilities.

If you have questions regarding the listed projects, please contact the Public Works Director at 424-6231.

Draft Priority Documents

Available on this page is the supporting documentation provided to the City’s Planning and Zoning Commission for their review of the road priorities. Each was available publicly in the Worksession Packet and is presented here in a downloadable pdf format.

What is a Conditional Use? Zoning consists of dividing the community into zoning districts and regulating the use of the land, dimensional standards (for example, yard setbacks and height limits) and design standards within each zone. Some land uses are automatically allowed within the appropriate zone, and require only confirmation by staff at the City of Cordova, Planning Department. One example of this would be the construction of a single-family home in a residential zone. However, other uses may be allowed in a particular zone only if the Planning Commission issues a Conditional Use Permit. For example, the operation of a home occupation in a residential zone would require a Conditional Use permit.

What criteria does the Planning Commission use in considering my Conditional Use application?The Zoning Code requires the Planning Commission to consider the following when deciding whether to issue a Conditional Use permit:

• Whether the requested conditional use permit is deemed essential or desirable to the public convenience or welfare;
• Whether the requested conditional use will not permanently or substantially injure the lawful use of neighboring uses;
• Whether the requested conditional use is a conditional use expressly permitted by the zoning ordinance in which the conditional use is requested.

If the project does not meet these criteria, and cannot be modified through conditions placed on the Conditional use permit, the approval will be denied.

What types of conditions could the Planning Commission place on my project? In general, the Planning Commission can require that your project be modified, if necessary, to make it comply with the criteria listed above. The Zoning Code states that the Planning Commission shall have the authority to impose such conditions and safeguards as it deems necessary to protect the best interests of the surrounding property or neighborhood and the city comprehensive plan and zoning ordinance.

When do I need to have my application submitted? Complete applications and all supporting materials must be submitted by five p.m. on Friday, twenty-one days prior to a scheduled Planning Commission meeting. These meetings are normally held on the first Thursday of the month. If a meeting is to be held Thursday June 2nd the application and materials need to be submitted by five p.m. on Friday May 13th. Adhering to this time frame allows the municipality to review the applications, send out notifications, and run the required advertisements in a timely fashion.

What kind of supporting materials do I need to submit with my application? Remember you are most familiar with your project. The Planning Department and Planning Commission don’t know what the topography or layout of the project look like. Therefore, it is important to be as detailed and thorough as possible. Imagine you are telling them a story. Some things to include may be: a legal description of the property involved; plot plans showing the location of all existing and proposed buildings or alterations, elevations or such other data as may be required; a proposed time-frame for the project start-up and the period of construction. By showing as much information as you can on the site plan, the Planning Commission is in a better position to understand the request and make a prompt decision.

Is there a conditional use permit application fee? Yes. The fee is $200.00 due at the time the application is submitted (except for townhouse development $550), in the form of cash or check, credit cards are NOT accepted.

If my conditional use is not approved, is the money refundable? No, the fee is non-refundable.

How long does the conditional use process take? If the project is straightforward and no concerns are raised, the Planning Commission may take action the first night the case is scheduled. If there are any concerns or questions that require research by the Commission, the review may take two or more meetings.

Are conditional uses always granted? No. In order to grant a conditional use the Planning Commission must determine that such use(s) are deemed essential or desirable to the public convenience or welfare, and are in harmony with the various elements or objective of the city comprehensive plan and the zoning ordinance. There is also the possibility that a conditional use will be granted but not to the exact terms of your request. If a conditional use is denied, the denial may be appealed to the Board of Appeals.

If my conditional use request is granted, when does it take effect? Any conditional use that is granted by the Planning Commission takes effect 11 days after it is approved. This time frame allows for the filing of appeals during a ten-day period.

Once a conditional use is approved, is there a time frame in which I need to have my project completed? Yes. All work associated with the approved conditional use must be completed within twelve months from the date of approval. Any extension or renewal must be approved by the Planning Commission.

Will my neighbors be notified of my project? If so, what gets mailed to my neighbors? Do I need to speak with them beforehand? You in addition to all property owners within a 300 foot radius of the property will receive a copy of the Conditional use request and a vicinity map, two weeks before the Public Hearing. A notice will also appear on the scanner and radio one week prior to the meeting, as well as the day of the meeting. As a general courtesy to your neighbors, the Planning Office recommends you inform surrounding neighbors of your project plans. They will appreciate the effort and the review may go more smoothly.

Do I need to be present at the Planning & Zoning Commission meeting? Yes. Often the Planning Commissioners have specific questions pertaining to the projects and you being present allows for these questions to be answered.

How long is your review time? The Planning Commission shall hold a public hearing 15 minutes before the Regular meeting. This time is designated to hear testimony from the public relating to the issue. The item will also appear on the Regular meeting agenda at which time the commission will decide to approve or deny the request. Do I have to speak at the Planning Commission and City Council? I’m uncomfortable with public speaking. The week before the Planning Commission meeting each commissioner receives a packet of information, which describes each request on the agenda in detail. Commission members may or may not have questions for you. If they do, the questions are generally very simple. How long does it take to get a zoning compliance permit if everything is approved at the Planning Commission or City Council? Approximately two to three business days. You will be notified by phone as well as by mail as to the outcome of your agenda item whether it is for approval or denial. Does the Planning Office inspect my property before the meeting and, if so, should I make an appointment so I can be there? The Planning Office does not formally “inspect” your property so there is no reason to make an appointment. Before the Planning Commission packets are prepared, the Planning Office staff visits each site to visually see the request as this aids in the full understanding of the proposed request. Pictures may be taken at this time and included in the packet. Can someone else represent me at a meeting if I’m going to be out of town? Certainly. Family members or friends that are familiar with the project often represent owners who are out of town. Teleconferencing is also an option. Will I get a reminder before the meeting? Yes. A copy of the agenda along with the staff report will be sent to you a week prior to the meeting. The meeting date, time, and location are on the notice. Notices will also appear on the scanner and radio one week prior to the meeting, as well as the day of the meeting. **A pre-application conference is recommended and may be scheduled with the City of Cordova, Planning Department staff prior to submittal of an application. You may stop by to speak with the City Planner or call 424-6220 or 424-6230 from 8:00 a.m. to 5:00 p.m., Monday thru Friday except holidays.

To obtain a building permit, an individual must complete and submit an application to the City Planning Department. Building permits are available for residential, multi-familiy, commercial, or industrial structures. A building permit, once approved, expires 12 months after the date it is issued.

Fire and Life Safety

A Fire and Life Safety review is required for business, commerical, or industrial structure, or any residential building larger than a three-plex. The State of Alaska Division of Fire and Life Safety is the Building Official for these structures.

Sales Tax Exemption

Individuals may apply for a tax exemption for sales of construction materials and services exceeding $7,500. To be eligible, the purchaser must obtain a building permit from the Planning Department and apply for the exemption. Construction materials are those items becoming a permanent part of the structure and must have been purchased by a single individual for a single project during a 12-consecutive month period. To receive the exemption, the purchaser pays a $450 fee.

Parking Considerations

Each residential dwelling unit must have at least two vehicular off-street parking spaces. Parking is permitted on the setbacks. The number of parking spaces required for Business, Commercial, or Industrial uses can be determined by consulting the Planning Department staff.

Utilities (Water & Sewer)

Applicants must obtain a Water/Sewer Connection Permit from City Hall prior to the issuance of a building permit.

All proposed sewage systems outside of the City Sanitary Sewer System must be designed by a Registered Professional Engineer and installed by a Certified Installer unless the property owner is approved by the Department of Environmental Conservation (DEC) to do the installation. The Engineer is responsible for submitting the proposed design to DEC for approval and issuance of a Documentation of Construction.

As-Built Surveys

As-builts prepared by a licensed land surveyor to establish the location of existing improvements on the property may be submitted within 60 days of issuance of building permit. Building without an as-built survey is done at your own risk.

Snow & Wind Load

100 lbs. per square foot ground snow load and 120 mph wind load

Seismic Zone D

Flood Zone

Flood Insurance Rate Maps are available online at the FEMA Map Service Center. For assistance in determining where flood areas are in relation to property, contact the Planning Department.

State-Owned Roads

Construction along these roads may require compliance with additional State regulations: Lake Avenue, Power Creek Road, Whitshed Road, and the Copper River Highway/New England Cannery Road.

What is a setback?
A setback is the distance measured from the building line to a property line. Building line includes eaves, open porches and other projections beyond the foundation over 30 inches.

How do I determine what is my “front lot line”?
“Front lot line” means the lot line adjacent to any public street. In the case of a corner lotfront line shall be considered to be along both street lot lines and there are two setbacks.

What is a variance?
Within the zoning code are required minimum setbacks. A variance is a waiver of a setback requirement or height restriction in the code. It allows the owner to build closer to the property line than the code allows. For example, in a Low Density Residential District, the minimum setback requirement for the rear is 15 feet. Variances can also be granted to building or fence height requirements.

When do I need to have my application submitted?
Complete applications and all supporting materials must be submitted by five p.m. on Friday, twenty-one days prior to a scheduled Planning Commission meeting. These meetings are normally held on the second Tuesday of the month. If a meeting is to be held Tuesday August 10th the application and materials need to be submitted by five p.m. on Friday Tuesday July 20th. Adhering to this time frame allows the municipality to review the applications, send out notifications, and run the required advertisements in a timely fashion.

What kind of supporting materials do I need to submit with my application?
Remember you are most familiar with your project. The Planning Department and Planning Commission don’t know what the topography or layout of the project look like. Therefore, it is important to be as detailed and thorough as possible. Imagine you are telling them a story. Some things to include may be: plot plans showing the location of all existing and proposed buildings or alterations, elevations of such buildings or alterations, topographical features, and roads. By showing as much information as you can on the site plan, the Planning Commission is in a better position to understand the request and make a prompt decision.

Is there a variance application fee?
Yes. The fee is $200.00 due at the time the application is submitted, in the form of cash or check, credit cards are NOT accepted.

If my variance is not approved, is the money refundable?
No, the fee is non-refundable.

How long does the variance process take?
If the project is straightforward and no concerns are raised, the Planning Commission may take action the first night the case is scheduled. If there are any concerns or questions that require research by the Commission, the review may take two or more meetings.

Are variances always granted?
No. In order to grant a variance the Planning Commission must determine that there is something unusual about the lot that requires a variance, and that adjacent properties will not be adversely impacted. You’ll need to show there’s a hardship to the property and why the structured can’t be “placed” anywhere else on the property. Variances cannot be granted to allow a different use in the zone such as a store in a residential zone. There is also the possibility that a variance will be granted but not to the exact terms of your request. An individual may request a variance to reduce the front setback to 15 feet; however, the Planning Commission may have concerns in regards to an aspect of the property and only grant him a variance of 18 feet. If a variance is denied, the denial may be appealed to the Board of Appeals.

If my variance request is granted, when does it take effect?
Any variance that is granted by the Planning Commission takes effect 11 days after it is approved. This time frame allows for the filing of appeals during a ten-day period.

Once a variance is approved, is there a time frame in which I need to have my project completed?
Yes. All work associated with the approved variance must be completed within six months from the date of approval. Any extension must be approved by the Planning Commission.

Does an approved variance give me flexibility to manipulate other setbacks on my property?
No. An approved variance only applies to the building locations that are shown on the plans you have submitted with your application. It does not apply to other areas of your property.

Will my neighbors be notified of my project?
If so, what gets mailed to my neighbors? Do I need to speak with them beforehand? You, in addition to all property owners within a 300 foot radius of the property, will receive a copy of the variance request and a vicinity map, two weeks before the Public Hearing. A notice will also appear on the scanner and radio one week prior to the meeting, as well as the day of the meeting. As a general courtesy to your neighbors, the Planning Office recommends you inform surrounding neighbors of your project plans. They will appreciate the effort and the review may go more smoothly.

Do I need to be present at the Planning & Zoning Commission meeting?
Yes. Often the Planning Commissioners have specific questions pertaining to the projects and you being present allows for these questions to be answered.

How long is your review time?
The Planning Commission shall hold a public hearing 15 minutes before the Regular meeting. This time is designated to hear testimony from the public relating to the issue. The item will also appear on the Regular meeting agenda at which time the commission will decide to approve or deny the request.

I’ve been thinking about this project for two years and I have a contractor ready to go.
Why do I have to go through the Planning Commission process now? All projects that fall outside of the normal zoning code standards must go through the Planning Commission for approval. Contractors for the most part will be understanding, as they are familiar with the procedures.

Do I have to speak at the Planning Commission and City Council?
I’m uncomfortable with public speaking. The week before the Planning Commission meeting each commissioner receives a packet of information, which describes each request on the agenda in detail. Commission members may or may not have questions for you. If they do, the questions are generally very simple.

How long does it take to get a zoning compliance permit if everything is approved at the Planning Commission or City Council?
Approximately two to three business days. You will be notified by phone as well as by mail as to the outcome of your agenda item whether it be for approval or denial.

Does the Planning Office inspect my property before the meeting and, if so, should I make an appointment so I can be there?
The Planning Office does not formally “inspect” your property so there is no reason to make an appointment. Before the Planning Commission packets are prepared, the Planning Office staff visits each site to visually see the request as this aids in the full understanding of the proposed request. Pictures may be taken at this time and included in the packet.

Can someone else represent me at a meeting if I’m going to be out of town?
Certainly. Family members or friends that are familiar with the project often represent owners who are out of town. Teleconferencing is also an option.

Will I get a reminder before the meeting?
Yes. A copy of the agenda along with the staff report will be sent to you a week prior to the meeting. On the notice is the meeting date, time, and location. Notices will also appear on the scanner and radio one week prior to the meeting, as well as the day of the meeting.

What defines a subdivision?
A. The division of land into two or more lots, sites or parcels of area; B. Establishment or dedication of a road, highway, street or alley through a tract of land regardless of area; C. Resubdivision of land heretofore divided or platted into lots, sites or parcels; D. Any area of land also considered a subdivision of acreage in excess of ten acres. Owners of tracts of land in excess of ten acres shall be permitted to subdivide into tracts of not less than ten acres, unless the intention is to subdivide and develop a subdivision in accordance with this title.

What is the minimum lot size required for subdividing?
The minimum lot size depends on the zoning district the property is in. For Low Density Residential and Medium Density Residential zones, the minimum lot size is 4,000 square feet. Commercial and Industrial zones vary, see the appropriate codes.

If I want to sell a portion of my lot to my neighbor, do I still need a subdivision plat?
Yes. A recorded subdivision plat is required that goes through the Plat Amendment process. This plat looks like a regular subdivision plat. It will show the new square footages of your lot and your neighbor’s lot. The plat has to be prepared by a registered land surveyor. The Planning Department Office can walk you through the steps.

After I’ve made the decision to subdivide, what’s the first step I need to do?
It is suggested that you or your representative first meets with the City Planner to uncover any potential problems with the development of the planned subdivision. After you have met with the City Planner, you will need to contact a surveyor to have the plat and general topographic information prepared.

How much time do I have from the time I submit my preliminary plat until my final plat is due?
The approval of the preliminary plat shall only be effective for a period of six months unless an extension is granted by the City Planning Commission. If the final plat has not been submitted for approval within this period, a preliminary plat must again be submitted to the Commission for approval.

If I want to combine two lots, what process do I go through?
The combination of lots would fall under the category of a subdivision replat. After speaking with the City Planner, you would be required to contact a surveyor to have the replat prepared. Once prepared you would submit the application and plat copy and then go before the Planning Commission.

Who are the surveyors in Cordova?
Cordova has one surveying firm – L & J Surveying and Consulting, Inc. Their phone number is 424-3942. Anchorage is another good resource to locate surveyors.

This all sounds very complicated, where can I get quality help in subdividing my lot?
Your surveyor can be a source of invaluable assistance. The Planning Department Office will also take some of the mystery out of the process and will try to make it go as smoothly as possible.

Other than a surveyor, is there anyone else I am required to contact?
Yes. You will need to contact the Alaska Department of Environmental Conservation (DEC) and submit the necessary information for their review if you do not have city water and sewer available. If the property is along a State Owned Road, you will need to contact Alaska Department of Transportation (ADOT) about a driveway permit. Permits may also be required by the Alaska Coastal Management Plan (ACMP) and Corps of Engineers.

What will my survey costs be?
Survey costs vary from project to project so your surveyor needs to give you an idea of the costs.

How wide must easements be to serve back lots?
Access easements for driveways must be at least 20 feet wide. They may need to be wider on properties with steep terrain. The width of utility easements is variable. Access and utility easements are often combined in the same location.

How steep can the driveway be?
A maximum grade for driveways is 15%. Grades in excess of 15% shall only be allowed in exceptional circumstances. A surveyor is required to certify that the driveway is built to the grade approved during the subdivision process.

Do all the property taxes on my lot have to be current before the property is subdivided?
Yes. All the property taxes have to be paid up to date prior to the recording of the plat.

Who installs the utilities on the lots after the property is subdivided?
The developer who subdivides the lots or the new owners of the properties installs the utilities. In the case of a minor subdivision, it is really up to the applicant’s preference. In major subdivisions, all the utilities have to be installed to the property line and accepted by the City before a lot is sold. In all cases, the utilities have to be constructed to City standards.

How is drainage handled in an area with as much rain as Cordova?
The subdivider is responsible for developing a drainage site that does not adversely affect the adjacent properties. The City may require a drainage plan be prepared that is approved by the Public Works Director.

When do I need to have my application submitted?
Complete applications and all supporting materials must be submitted twenty-one days prior to a scheduled Planning Commission meeting. These meetings are normally held on the second Tuesday of the month. If a meeting is to be held Tuesday August 10th the application and materials need to be submitted by five p.m. on Tuesday July 20th. Adhering to this time frame allows the City to review the applications, send out notifications, and run the required advertisements in a timely fashion.

What kind of supporting materials do I need to submit with my application?
To show proof of ownership you will need to submit a copy of the deed and provide a copy of the plat. Seven copies of the preliminary sketch plan must be submitted before submission of the final plat.

Is there a fee associated with the subdivision process?
Yes. The fee for a Preliminary Plat is $150 plus $20 per lot. The fee for Final Plats is ½ the cost of the preliminary. The fee for Plat Amendments (replats) is $75 plus $15 per lot. These are non-refundable fees.

How long does a subdivision or replat process take?
If there are no immediate concerns or issues the Planning Commission needs to research, most likely a minor subdivision will go before the Planning Commission once, for approval of the final plat. Plat modifications such as combining two lots; generally require one meeting. The major subdivision process is a bit more involved and may take longer. A preliminary plat, and final plat need to be approved by the Planning Commission and then forwarded on to City Council for final approval. After approval, the plat will need to be recorded. The surveyor submits a mylar copy to the Planning Department and then the Planning Department collects the necessary signatures for recording.

How long does it take to receive the recorded plat?
Finalized plats are sent to the Anchorage Recorder’s Office to be recorded, the time it takes to receive the recorded plat depends on how fast the state can get the plat recorded.

I’ve been thinking about this project for two years and I have a contractor ready to go. Why do I have to go through the Planning Commission process now?
All projects that fall outside of the normal zoning code standards must go through the Planning Commission for approval. Contractors for the most part will understand, as they are familiar with the procedures.

Do I have to speak at the Planning Commission and City Council? I’m uncomfortable with public speaking.
The week before the Planning Commission each board member receives a packet of information, which describes each request on the agenda in detail. Board members may or may not have questions for you. If they do, the questions are generally very simple.

How long does it take to find out if my request was approved or disapproved after the meeting of the planning commission?
You will be notified in writing within five days after the meeting of the planning commission at which such plat was considered. In case the plat is disapproved, the subdivider shall be notified of the reason for such action and what requirements will be necessary to meet the approval of the commission.

Does the Planning Office inspect my property before the meeting and, if so, should I make an appointment so I can be there?
The Planning Department Office does not formally “inspect” your property so there is no reason to make an appointment. Before the Planning Commission packets are prepared, the Planning Department staff visits each site to visually see the request as this aids in the full understanding of the proposed request. Pictures may be taken at this time and included in the packet.

Can someone else represent me at a meeting if I’m going to be out of town?
Certainly. Family members or friends that are familiar with the project often represent owners who are out of town.

Will I get a reminder before the meeting?
Yes. A copy of the agenda along with the staff report will be sent to you a week prior to the meeting. On the notice are the meeting date, time, and location. Notices will also appear on the scanner and radio one week prior to the meeting, as well as the day of the meeting. If this process still seems a little confusing, don’t worry. The Planning Department Office will make every effort to help where needed and make things go as smoothly as possible.

Every year, the Planning Department prepares a set of maps (Land Disposal Maps) that show the current status of all City-owned land. There are four designations for City-owned land:

1. Available – Available to purchase, lease, or lease with an option to purchase.

2. Not Available – The identified property is NOT available for sale. A response will be sent to the interested party stating that the parcel is not available for purchase. These parcels include protected watersheds, substandard lots, snow dumps and other lots used by the city.

3. Leased – These are lots currently leased to a business or government entity by the City and are not available during the lease term. There are leases that are short term renewing every two years and others are long term leases with substantial improvements on the property. At the end of the lease term the property becomes available for disposal.

4. Tidelands – All requests to purchase tideland will be reviewed by the Planning Commission as they are received. The Planning Commission will make a recommendation on disposing of the tidelands to City Council.

In January, the Land Disposal Maps go to the Planning Commission for approval and the Commission has the opportunity to change the map designations. Once they are approved by the Planning Commission, they then go to the City Council for approval. After City Council approval, the maps become the current maps and are released to the public. This process is done yearly in order to update the maps and change the designations. Land status is subject to change from year to year at the Planning Commission’s discretion.

There are several large parcels of land depicted on the Land Disposal Maps as ‘Available.’ Many of these parcels contain City improvements or other features the City would not dispose of (i.e. Eyak Lake Cemetery, water infrastructure, etc.). City improvements or interests within the large parcels will be identified in the request for proposals or bid documents.  The subdivision and re-plat of the City interests will be the responsibility of the purchasers of the property.

The following is the typical process one would follow if they were interested in purchasing land from the City.

Step 1: Determine whether or not land is Available. Verify with the current Land Disposal Maps that the land you are interested in is shown as Available. Letters of interest concerning land labeled as Not Available will be disregarded. However, because the Land Disposal Maps are updated every January by the Planning Commission, you could ask that the Commission consider changing a particular portion of land from Not Available to Available when they are in the process of approving the maps.

Step 2: Submit a letter of interest to the City Manager.

Step 3: Planning Commission Review. Planning Department staff schedule the item for review at the first available Commission meeting. Following review, the Commission makes a recommendation to City Council for disposal of the property and the preferred method of disposal.

Step 4: City Council Review. City Council considers the Commission’s recommendation and decides on the request for lease or purchase only. If City Council puts the property out for proposals, Council directs the City Manager to begin the public process by “noticing” how the land is to be disposed and any associated performance or development criteria. The information must be publicly noticed for 30 days before any further action occurs. (If Council denies the request, whether in agreement with, or contrary to the Commission’s recommendation, the City takes no further action.)

Step 5: Planning Commission Review. Following the 30-day public notice period, the Commission reviews proposals received during that time at the next available Commission meeting. Based on the review, the Commission selects and recommends the preferred proposal to City Council.

Step 6: City Council Review. City Council reviews the Commission’s recommendation on all proposals and decides on whether to approve the preferred proposal. If City Council approves the request, Council directs the City Manager to dispose of the property with any associated performance or development criteria. (If Council denies any, or all, proposals, whether in agreement with, or contrary to the Commission’s recommendation, the City takes no further action.)

Step 7: Lease and/or sale initiation. The City Manager and staff work with the successful applicant to initiate the lease and/or sale agreement in accordance with Council’s direction and City Code.

For more information, contact the City Planning Department at (907) 424-6220 or send an email to planning2@cityofcordova.net.

Last updated: 5/30/14