Subject to the provisions of Chapter 22.10 SGC, no land or buildings will be used, erected, altered or converted which are arranged or designed or used for other than those uses specified for the district in which they are located, as set forth in Chapter 22.16 SGC, District Regulations.
(S.G.C. 22.20.020; Ord. 02-1683 § 4, 2002)
Addition of uses which are not defined or regulated by this title shall be made by the following process:
A. 
The administrator shall provide the planning commission with a staff report describing the proposed use addition in the form of an amendment to this title.
B. 
The planning commission shall hold a public hearing and, subject to its review, shall recommend an appropriate code amendment to the assembly.
C. 
Unless the assembly takes action otherwise within 30 days of the planning commission recommendation, the recommended amendment shall take effect.
Table 22.20-1. Development Standards(2)
Zones
Minimum Lot Requirements
Minimum Setbacks
Maximum Heights(18)
Maximum Building Coverage
Maximum Density
Width
Area(1, 17)
Front(3)
Rear
Side
Principal Structures
Accessory Structures
P
(4)
(4)
20 ft.
15 ft.
10 ft.
40 ft.
16 ft.
35%
 
SF
80 ft.
6,000 s.f.
14 ft.(8)
8 ft.(9)
5/9 ft.(19)
35 ft.(10)
16 ft.
50%
 
SFLD
80 ft.
15,000 s.f.
20 ft.(8)
20 ft.(9)
15 ft.
35 ft.(10)
16 ft.
35%
 
R-1(6)
80 ft.
6,000 s.f.
14 ft.(8)
8 ft.(9)
5/9 ft.(19)
35 ft.(10)
16 ft.
50%
 
R-1 MH(6)
80 ft.
6,000 s.f.
14 ft.(8)
8 ft.(9)
5/9 ft.(19)
35 ft.(10)
16 ft.
50%
 
R-1 LD/LDMH
80 ft.
15,000 s.f.(5)
20 ft.(8)
20 ft.(9)
15 ft.
35 ft.(10)
16 ft.
35%
 
R-2(6)
80 ft.
6,000 s.f. for the first two units and 1,000 s.f. for each additional unit
14 ft.(8)
8 ft.(9)
5/9 ft.(19)
40 ft.
16 ft.
50%
Maximum density =
24 DU/A
R-2 MHP(6)
80 ft.
Same as R-2
14 ft.(8)
8 ft.(9)
5/9 ft.(19)
40 ft.
16 ft.
50%
Same as R-2
CBD(16)
None
None(7)
(11)
(11)
(11)
50 ft.
16 ft.
None
 
C-1(6)
60 ft.
6,000 s.f.(7)
14 ft.(8)
8 ft.
5 ft.
40 ft.
16 ft.
None, except for setback areas
 
C-2(6)
60 ft.
6,000 s.f.(7)
14 ft.(8)
8 ft.
5 ft.
40 ft.
16 ft.
Same as C-1
 
WD(6)
60 ft.
6,000 s.f.(7)
14 ft.(8, 12)
5 ft.(12)
5/9 ft.(12, 19)
40 ft.
16 ft.
Same as C-1
 
GP
50 ft.
5,000 s.f.
10 ft.
5 ft.(12)
10 ft.(12)
50 ft.
50 ft.
Same as C-1
 
I
100 ft.
15,000 s.f.
20 ft.(8)
10 ft.
5 ft.
40 ft.
16 ft.
50%(13)
 
LI
None
1 acre(14)
None(15)
None(15)
None(15)
35 ft.
35 ft.
25%
 
GI
None
1 acre
None(15)
None(15)
None(15)
35 ft.
35 ft.
None
 
R
 
 
20 ft.
10 ft.
5 ft.
35 ft.
20 ft.
50%
 
OS
None
1 acre
None(15)
None(15)
None(15)
35 ft.
35 ft.
None(15)
 
C
None
None
15 ft.
10 ft.
10 ft.
35 ft.
35 ft.
None, except for setback areas
 
Notes to Table 22.20-1
1
Minimum lot area net of access easements.
2
All developed lots and parcels shall have access to a public street and circulation within the development to ensure adequate vehicular circulation for parking, freight, and emergency vehicles. Where lots or parcels do not front on and have direct access to streets, a minimum 20-foot improved driveway with a minimum of a 12-foot-wide developed drivable surface on a legal easement shall provide access between the subject development and the street.
3
Front setbacks apply to all lot lines adjacent a public street. Corner lots have two front setbacks.
4
As determined by the specific use and its parking and loading requirements.
5
Duplex shall have a minimum of 12,000 square feet of lot area per unit.
6
Zero lot line lots shall be a minimum of 7,500 feet in area.
Additional Note: The minimum square footages for each unit of a zero lot line shall be as follows:
R-1 and R-1 MH: 3,000 sq. ft.
R-1 LD and R-1 LDMH: 7,500 sq. ft.
R-2 and R-2 MHP: 3,000 sq. ft.
C-1, C-2 and WD: 3,000 sq. ft.
Zero lot lines may be allowed on existing lots of record in the R-1 and R-1 MH zones with square footages less than above if the planning commission finds that there is adequate density and parking.
7
Minimum lot area per dwelling unit shall be 6,000 square feet for one- and two-family dwellings with an additional 1,000 square feet for each additional dwelling unit.
8
Front yard setback shall be 10 feet when lots abutting street rights-of-way are equal to or greater than 80 feet.
9
Residential docks are exempt from rear yard setback.
10
Building height as defined by SGC § 22.20.050.
11
Subject to site plan approval.
12
No setbacks are required from property lines of adjacent filled, intertidal, or submerged tidelands.
13
Additional building coverage may be permitted subject to site plan approval.
14
Unless the subject use occupies the entire island.
15
Where island lots share common property lines, the minimum setback shall be 15 feet.
16
A five-foot setback shall be along any property line abutting a public street, alley, or deed access easement. The purpose of this setback shall be to assure that sidewalks, curb and gutter, power pole locations, or other public necessities can be accommodated.
17
Lot size variances may be allowed for subdivisions that include sidewalks or pathways.
18
Accessory dwelling units in residential zones shall be limited to a maximum height of 25 feet or the height of the existing principal dwelling unit on the property, whichever is less.
19
The split side setback is to allow a property developer to select a larger side setback on one side of the property in order to provide for parking on that side.
(S.G.C. 22.20.030 and 22.20.035; Ord. 02-1683 § 4, 2002; Ord. 03-1746 § 4, 2003; Ord. 06-06 § 4(C), 2006; Ord. 11-04S § 4(B), 2011; Ord. 13-14A § 4, 2013; Ord. 19-15 § 4, 2019; Ord. 19-16A § 4, 2019)
Two residential structures may be allowed on one lot in an R-1 and R-2 or related zone upon the execution of a binding financial guarantee that insures and provides a vehicle for the demolition and removal of the older residence at the owner’s expense. Residential demolition guarantees may be permitted in single-family SF and related zone if approved through the conditional use process.
Table 22.20-2. Access and Road Development Requirements for Minor Subdivisions
Minimum Lot Size
Single-Family/Duplex/Zero Lot Line
Bed and Breakfast 5 Guest Rooms or Less
Triplex and Above
Bed and Breakfast Over 5 Guest Rooms
Lodge
Retail
Office with 3 or More Nonfamily Employees
R-1 and related zones
8,000 s.f.
8,000 s.f.
N/A
N/A
N/A
N/A
N/A
R-2 and related zones
8,000 s.f.
8,000 s.f.
9,000 s.f. + 1,000 addition
N/A
N/A
N/A
Conditional use
Low density zones
15,000 s.f.
N/A
N/A
N/A
N/A
N/A
N/A
Commercial zones
6,000 s.f.
6,000 s.f.
6,000 s.f. + 1,000 addition
6,000 s.f.
6,000 s.f.
6,000 s.f.
6,000 s.f.
Minimum Road Development Requirements for Primary Roads in Easements
Basic minimum:
Width – 20 ft.
Room for drainage
No maximum grade
Options for Road Development for Multifamily and Commercial Structures in All Zones (developers can choose which standard to use)
1. Width – 20 ft. or more
Room for drainage
Developed lanes – one 10 ft. wide driving lane
Maximum grade – 15%
2. Lane/grade trade-off option:
Up to 18% grade with 1-1/2 driving lanes (15 ft. drivable surface with additional room for drainage easement)
3. Development to public right-of-way standard
(S.G.C. 22.20.038; Ord. 02-1683 § 4, 2002; Ord. 03-1746 § 4, 2003; Ord. 06-06 § 4(D), 2006; Ord. 13-34 § 4, 2013)
The following regulations supplement, define and restrict the meaning of the intent of yard and setback provisions set forth in this chapter:
A. 
Projections into required yards. Where yards are required as setbacks, they shall be open and unobstructed by any structure or portion of a structure from 30 inches above the general ground level of the graded lot upward; provided, however, that fences, boundary walls, poles, posts and other customary yard accessories, ornaments and furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction visibility. Obstructions shall include cantilevered stairs and exits, as well as eaves and roofed entrances. Ramps are considered allowable structures in required yards if they:
1. 
Are designed to provide access to a road, sidewalk, or driveway for disabled persons.
2. 
Have a slope or grade that can be traversed by disabled persons in wheelchairs.
3. 
Have a railing consistent with Americans with Disabilities Act (ADA) standards.
4. 
Do not include an arctic entry or other extension of the building that encroaches into the yard in a manner that violates the other provisions of this title.
B. 
Adjoining leased tidelands. Yard setback requirements of leased tidelands shall be measured from the limits of the leased area. If, at the end of the lease term, the leaseholder should not renew the lease, then any nonconforming structures shall be removed unless the tidelands are brought under the control of the municipality or a new lessee, at which time conformance to normal yard and setback requirements shall be required.
C. 
Residential lots in common ownership. An owner of contiguous or adjacent lots may combine those lots if approved by the planning director into one parcel, thereby measuring lot coverage and setbacks from the outside boundaries of the new combined lot. The impact of the use or number of residential units shall not exceed those previously allowed on a single parcel. In cases where these impacts may be greater than originally intended, the planning director may refer the matter to the board of adjustment for further review under the provisions of SGC § 22.25.020. Should the property owner revoke the merger either by a declaration of merger or by conveyance of one or more of the affected lots, setback and coverage requirements will again be measured from and by the original boundaries.
D. 
Zero lot line single-family detached residential developments are permitted as planned unit developments under SGC Title 21 subject to site plan review. In this type of development, the dwelling unit is permitted to be located at one of the side property lines of the lot. The other side of the dwelling is required to be separated from the adjacent lot by a side yard equal to or greater in width than the combined side yard requirements of the zone. Provisions for front and rear yard setbacks as required by the zone shall be observed, further:
1. 
An easement shall be provided on the abutting lot adjacent to each zero lot building that is wide enough to ensure a 10-foot separation between the walls of structures on adjoining lots, except as provided by common wall construction;
2. 
The easement shall be free of permanent structures and other obstructions that would prevent normal repair and maintenance of the structure’s exterior;
3. 
Buildings utilizing reduced setbacks shall not have doors that open directly onto the private yards of abutting property. Windows in such buildings shall not be oriented toward such private yard areas unless they consist of materials such as glass block, textured glass, or other translucent materials, and shall not be capable of being opened, except for clerestory windows or skylights;
4. 
The final plat and site plan shall show the approximate location of buildings proposed to be placed in a standard setback area.
(S.G.C. 22.20.040; Ord. 02-1683 § 4, 2002)
As-built surveys may be required through the building permit approval process, consistent with municipal policies, to verify the requirements of this code.
(S.G.C. 22.20.045; Ord. 02-1683 § 4, 2002)
A. 
Building height shall be measured from the average finished grade to the highest point of the roof. The average grade shall be determined by first drawing the smallest square or rectangle which encloses the building profile and then averaging the grade elevations taken at the midpoint of each side of the square or rectangle; provided, that the measured elevations do not include berms. Figure 22.20.050 illustrates this method. The administrator or his designee shall have the authority to determine the maximum allowable height of a structure for buildings with unusual designs with the owner retaining the right of appeal to the planning commission and the assembly in accordance with Article VI of Chapter 22.10 SGC.
Figure 22.20.050. Building Height Measurement
B. 
Exempted structures. Roof structures for the housing of fire- or smokestacks, tanks, ventilating fans required to operate and maintain the building and other necessary mechanical equipment may be erected above the permitted height provided nothing increases or provides additional floor space.
(S.G.C. 22.20.050; Ord. 02-1683 § 4, 2002)
Communications antennas and towers are permitted accessory uses within the R-1, R-1 MH, R-1 LDMH, R-2 and R-2 MHP zoning districts as long as the tower or antenna does not exceed the allowable height of structures allowed within the specific district. If ground-mounted, guy wires shall not exceed the property on which the antenna/tower is located. In all cases, towers and antennas shall be structurally sound and properly constructed. Any request for a tower or antenna exceeding the height limits of the zoning district shall require a variance.
(S.G.C. 22.20.055; Ord. 02-1683 § 4, 2002)
Occupations conducted within a dwelling unit shall be permitted accessory uses in the districts specified under Chapter 22.16 SGC; provided, that:
A. 
The use of the dwelling unit for purposes of a home occupation is clearly incidental to its primary purposes as a residence. The occupation shall be conducted solely by the resident of the unit. Examples of home occupations include cosmetic or other catalog sales, custom work for sale at a proper retail location, dress-making, massage therapists, beauty salons, music teacher, jewelry manufacturing, pottery and art products. Beauty salons are limited to only one chair.
B. 
No home occupation is to generate traffic in greater volume than would be customarily found in a dwelling or create noise, glare, vibration, fumes, odors or electrical disturbance detectable off the lot in which it is conducted.
C. 
There shall be no modifications to the exterior of the building or premises or other major visible evidence of the conduct of a home occupation other than the one sign no larger than two square feet in area as permitted in SGC § 22.20.090.
D. 
It shall not utilize over 20 percent of the floor area of principal structures located along the road system. Up to 50 percent of the floor area of principal structures may be utilized for properties in the GI and LI zones with allowances for that percentage to be exceeded on an occasional basis as long as adjacent properties are not adversely impacted.
(S.G.C. 22.20.060; Ord. 02-1683 § 4, 2002; Ord. 12-31A § 4(H), 2012)
Property line fences and walls not exceeding eight feet in height may occupy any portion of a yard in residential districts except as provided in SGC § 22.20.080; and also provided, that such fence, wall or hedge projecting forward of the front yard setback line shall not obstruct visibility of the residence from the street. Fences in the public, commercial, and industrial districts may be no greater than 20 feet in height. Maximum fence height in the C-2 general commercial and mobile home district is eight feet.
(S.G.C. 22.20.070; Ord. 04-60 § 4(N), 2004; Ord. 05-03 § 4(B), 2005)
On corner lots, no fence, wall or hedge or other planting or structure that will impede visibility between a height of two feet six inches and eight feet above the centerline grades of the intersecting streets shall be erected, planted, placed or maintained. On-street parking within 30 feet of any intersection is prohibited. If the relationship of the surface of a corner lot to the street is such that visibility is already impaired, nothing shall be done to increase the impediment to visibility within the 30 feet mentioned above.
Figure 22.20.080. Figure Intersection Visibility
(S.G.C. 22.20.080; Ord. 02-1683 § 4, 2002)
Exterior lighting of nonresidential uses shall be controlled so as not to shine on or adversely impact adjacent properties, uses, or vehicular or pedestrian traffic.
(S.G.C. 22.20.085; Ord. 02-1683 § 4, 2002)
A. 
Purpose. The purpose of this section is to enhance the visual environment of the municipality by establishing standards that regulate the type, number, location, size, and lighting of signs; recognizing the private purposes of signs for the identification of businesses and promotion of products and services; and recognizing the public purposes of signs which includes considerations of traffic safety, economic and aesthetic welfare.
B. 
In all cases, signs shall be located so as not to obstruct pedestrian or vehicular visibility. Maintaining visibility may require that signs be placed farther back from the property lines than otherwise allowed below.
C. 
Exempt signs. The following signs or displays are exempted from the regulations under this section:
1. 
Historic site markers or plaques, gravestones, and address numbers;
2. 
Signs required by law, including but not limited to official or legal notices issued and posted by any public agency or court, or traffic directional or warning signs;
3. 
Plaques, tablets or inscriptions indicating the name of a building, date of erection, or other commemorative information, which are an integral part of the building structure or are attached flat to the face of the building, which are nonilluminated, and which do not exceed four square feet in surface area;
4. 
Incidental signs, which shall not exceed two square feet in surface area; provided, that said size limitation shall not apply to signs providing directions, warnings or information when established and maintained by a public agency;
5. 
State or federal flags;
6. 
Religious symbols; and
7. 
The flag of a commercial institution; provided no more than one flag is permitted per business premises; and further provided, the flag does not exceed 20 square feet in surface area.
D. 
Prohibited signs. Except as indicated by this chapter, the following signs or displays are prohibited:
1. 
Portable signs including, but not limited to, sandwich/A-frame signs and trailer-mounted readerboard signs, and except that A-frame signs shall be permitted in the CBD zone;
2. 
Private signs on utility poles;
3. 
Signs which, by reason of their size, location, movement, content, coloring or manner of illumination, may be confused with traffic control signs or signals;
4. 
Signs located in the public right-of-way, except where permitted in this chapter;
5. 
Posters, pennants, strings of lights, blinking lights, balloons, searchlights and other displays of a carnival nature; except as architectural features, or on a limited basis as seasonal decorations or on private property in the C-1 and C-2 zones;
6. 
Changing message center signs, where the message changes more frequently than every three minutes.
E. 
General requirements. The following requirements shall govern all signs in the city and borough. Set-back distances from property lines are zero unless noted below.
1. 
Signs for home businesses not exceeding two square feet in area that contain the name of the occupant and the name of the lawful home occupation are permitted.
2. 
“For Sale,” “For Rent” and “For Lease” signs not exceeding four square feet in area are permitted if located five feet from property lines.
3. 
Signs identifying multiple-family dwellings, apartments, condominiums, hotels, clubs, lodges, hospitals and other public or quasi-public places are permitted; provided, they are not more than 20 square feet in area, mounted flush against the building or more than five feet back from the front property line and 10 feet back from the property line along Halibut Point Road and Sawmill Creek Road.
4. 
For their own use, churches and public or charitable organizations may maintain an announcement sign or bulletin board no more than 20 square feet in area.
5. 
Permitted signs on business buildings may be of a total combined size no larger than 10 percent of the area of the wall upon which they are to be mounted, or 100 square feet, which is less. Temporary signs in windows, such as sales banners, are not included in this restriction. Signs that exceed these dimensional requirements are prohibited.
6. 
The assembly of the city and borough has determined that the size and type of advertising signs usual in other localities does not fit the circumstances of Sitka with its short closed type of road system. Signs designed in large size or specifically designed to attract the motoring public are unnecessary and are prohibited.
7. 
In all cases, flashing, rotating, animated or intermittent lighted signs are prohibited in Sitka. Lights that appear on the building face, in windows or elsewhere on the property shall not be placed or designed in such fashion as to distract motorists or adversely impact nearby properties.
8. 
Signs and marquees extending over sidewalks must not obstruct vision for the purposes of safe pedestrian or vehicle traffic and the bottom of the sign must be at least eight feet above the pedestrian way and be securely fastened and safely constructed. Marquee signs shall not be permitted for uses in residential zones. In other zones, projecting and awning signs may be used in lieu of wall signs, provided they do not project more than six feet from the supporting building facade and they shall not exceed the number or size permitted for wall signs in a zone. Any projection over property lines into airspace controlled by the municipality must receive written approval by the administrator.
9. 
Freestanding signs, such as advertising a business mall or individual business, are permitted with the following restrictions:
a. 
There is no minimum height requirement for the signs;
b. 
The sign may be no higher than 24 feet in total height;
c. 
The sign must be located on private property at least five feet off the front property line;
d. 
The sign shall not adversely impact safe pedestrian or vehicle traffic and shall not infringe upon visibility in a manner that obstructs the vision of pedestrians or motorists.
10. 
Requirements for public signs shall be determined on a case-by-case basis by the administrator.
11. 
Sign Area Calculation.
a. 
Sign area for nonmonument freestanding signs shall be calculated by determining the total surface area of the sign as viewed from any single vantage point, excluding support structures.
b. 
Sign area for letters or symbols painted or mounted directly on wall or monument signs shall be calculated by measuring the smallest single rectangle which will enclose the combined letters and symbols.
c. 
Sign area for signs contained entirely within a cabinet and mounted on a wall or monument shall be calculated by measuring the entire area of the cabinet.
12. 
Fuel price signs shall not be included in sign area or number limitations, provided such signs do not exceed 20 square feet per street frontage.
13. 
Time and temperature signs shall not exceed the maximum sign height permitted in the zone.
14. 
Directional signs shall not be included in the sign area or number limitation, provided they shall not exceed six square feet in surface area and are limited to one for each entrance or exit to surface parking areas or parking structure.
15. 
Sign Illumination and Glare.
a. 
All signs in the CBD, C-1, C-2, or I zone districts may be illuminated. Signs in all other zones may be indirectly illuminated, provided the light source for indirectly illuminated signs shall be no farther away from the sign than the height of the sign;
b. 
Indirectly illuminated signs shall be arranged so that no direct rays of light are projected from such artificial source into residences or any street right-of-way.
16. 
Maximum height for wall signs shall not extend above the highest exterior wall upon which the sign is located.
17. 
Except as otherwise permitted by this chapter, off-premises directional signs shall not exceed four square feet in sign area.
18. 
Mixed use developments in the CBD, C-1, and C-2 zones are permitted one permanent residential identification sign not exceeding 32 square feet in addition to the maximum sign area requirements in the zone where the mixed use development is located.
19. 
Real estate signs. All temporary real estate signs may be single- or double-faced signs:
a. 
Signs advertising an individual residential unit for sale or rent shall be limited to one sign per street frontage. The sign may not exceed eight square feet in area, and shall not exceed six feet in height. The sign shall be removed within five days after closing of the sale, lease or rental of the property.
b. 
Portable off-premises residential directional signs announcing directions to an open house at a specified residence which is offered for sale or rent shall not exceed six square feet in area for each sign, and shall not exceed 42 inches in height. Such signs shall be permitted only when the agent or seller is in attendance at the property for sale or rent and may be located on the right-of-way outside of vehicular and bicycle lanes.
c. 
On-site commercial or industrial property for sale or rent signs shall be limited to one sign per street frontage, and shall not exceed 32 square feet in area. The sign shall not exceed 12 feet in height. The sign shall be removed within 30 days after closing of the sale, lease or rental of the property.
d. 
On-site residential development for sale or rent signs shall be limited to two signs per development. Each sign shall not exceed 32 square feet in area, and shall not exceed 12 feet in height.
(S.G.C. 22.20.090; Ord. 02-1683 § 4, 2002; Ord. 03-1746 § 4, 2003)
A. 
Purpose. The purpose of this section is to regulate parking and loading in order to lessen traffic congestion and contribute to public safety by providing sufficient on-site areas for the maneuvering and parking of motor vehicles.
B. 
Required automobile parking spaces. Off-street parking spaces shall be provided as an accessory use in accordance with the requirements of this section at the time any building or structure is erected, enlarged, or expanded. Consistent with earlier zoning ordinances, off-street parking and loading spaces are not required for properties in the central business district. Property owners are encouraged to provide off-street loading areas as appropriate and feasible.
C. 
Size and access. It is recommended that each off-street parking space be 10 feet by 20 feet, exclusive of access drives or aisles, particularly on lots containing six or fewer spaces. The minimum dimensions of each off-street parking space, exclusive of aisles or access drives, shall be no less than nine feet by 18 feet. The width of access drives and aisles shall be determined by the municipal administrator or his designee. Each space shall be visibly designated and marked for occupancy for one vehicle. There shall be adequate provision for ingress and egress from each parking space.
D. 
Location. Off-street parking facilities shall be located as hereinafter specified; where a distance is specified, such distance shall be the walking distance measured from the nearest point of the parking facilities to the nearest point of the building that such facility is required to serve.
1. 
For a single-family dwelling or multifamily dwellings, the parking facilities shall be located on the same lot or building site as the building they are required to serve.
2. 
For churches, hospitals, large group homes, institutions, rooming and lodging houses, nursing and convalescent homes, community clubs, and club rooms, parking facilities shall be located not farther than 150 feet from the facility.
3. 
For uses other than those specified, parking facilities shall be located not farther than 300 feet from the facility.
E. 
Unit of measurement. In stadiums, sports arenas, churches, and other places of assembly in which patrons or spectators occupy benches, pews, or other similar seating facilities, each 18 inches of width or 80 square feet of open area of such seating facilities should be counted as one seat for the purpose of determining requirements of off-street parking facilities under this code.
F. 
Expansions or enlargements. Where any structure is enlarged or expanded, then off-street parking spaces shall be provided for said expansion or enlargement in accordance with the requirements of subsection I of this section. Nothing in this code shall be construed to require off-street parking spaces for the portion of said building or structure existing at the effective date of the ordinance codified in this title. A change in use in an existing structure shall require additional off-street parking spaces as set forth in subsection G of this section.
G. 
Parking spaces required for particular uses. There shall be established at the time of construction of any main building, or at the time of an alteration, enlargement or any major change of use of any building, permanently maintained off-street parking facilities for use of the occupants, tenants, employees or patrons. It shall be the total responsibility of the owner to provide for and maintain the spaces. No existing parking area shall hereafter be relinquished or reduced in any manner below the requirements established. The following minimum off-street parking facilities shall be established:
1. 
Residential uses. For each dwelling unit up to and including four-family buildings: two parking spaces per unit. For five-unit buildings and above: one and one-half spaces per unit. Each dwelling unit must have parking spaces independently accessed.
2. 
Automobile repair garage, service station: four parking spaces for each service stall or facility; provided, that all vehicles in the custody of the operator or the business for service, storage, sale or other purpose shall be stored on the premises or on a separate vehicle parking lot and shall not be parked on a public right-of-way.
3. 
Motor vehicle sales: one parking space for each 400 gross square feet of building area; provided, that all vehicles in the custody of the operator or the business for service, storage, sale or other purpose shall be stored on the premises or on a separate vehicle parking lot and shall not be parked on a public right-of-way.
4. 
Banks, office buildings, professional offices or clinics: one public parking space per each 300 square feet of gross floor area, but not less than five spaces for uses where the principal structure is equal to or greater than 1,500 gross square feet in area. For uses having a smaller principal structure, the minimum parking requirement is one space per 300 gross square feet.
5. 
Bowling alley: four parking spaces per each alley or lane.
6. 
Churches: one public parking space for each 10 seats, based on maximum seating capacity including balconies and choir lofts.
7. 
Community buildings, assembly halls, lodges or union or social halls: one parking space for each 10 seats or for each 10 occupants, based on maximum seating capacity.
8. 
Elementary and junior high schools: one off-street parking space per every classroom and adequate space per the code for nonclassroom areas of the building. In addition, adequate off-street parking and loading areas shall be provided for the school buses serving the educational facility.
9. 
Food market, grocery store or shopping center: one parking space per each 300 square feet of gross floor area.
10. 
High schools, colleges and other educational facilities: one off-street parking space per every class-room and adequate spaces per the code for nonclassroom areas of the building. In addition, adequate spaces shall be provided for one off-street space for each 10 students, based upon the occupancy load of the building.
11. 
Hospital: one parking space for each five occupants, based on maximum capacity.
12. 
Hotel/motel: one private parking space per each five guest rooms or part thereof, based upon maximum capacity.
13. 
Industrial or manufacturing: one space for each 400 square feet of gross floor area or for every three employees, depending upon the nature of the establishment and necessity for loading or other facilities.
14. 
Launderette: one parking space per every two machines.
15. 
Retail store or service shop: one parking space for each 300 square feet.
16. 
Warehouses and storage buildings: one parking space for each employee, or one space per 2,000 gross square feet whichever is greater but not less than three spaces.
17. 
Adult day care centers: three spaces plus one space per each employee plus one space per 10 clients.
18. 
Establishments for the sale and consumption on the premises of food and beverages, including fraternal and social clubs: one space for each 200 square feet of gross floor area.
19. 
Large group home, institution: one space for each two beds.
20. 
Libraries and museums: one space for each 250 square feet of floor area open to the public.
21. 
Theaters: one space for each three seats.
22. 
Golf courses: three spaces for each hole.
23. 
Golf driving ranges: one space for each tee.
H. 
Mixed uses. Off-street parking and loading spaces may be provided jointly for separate uses. In all cases, the total number of spaces may not be less than the sum of the separate requirements for each use and must comply with all regulations governing the location of accessory spaces, except in the case of a hotel/motel which also has located within it other uses, the number shall not be less than the number required for the highest single use of the premises.
I. 
Joint uses – Use of parking by more than one establishment. Notwithstanding the previous subsection, required parking spaces may serve more than one establishment on the same parking lot; provided, that sufficient evidence is presented which shows that the normal business hours or hours of operation of such establishments do not overlap. Joint parking arrangements may be approved by the administrator or his or her designee.
J. 
Unspecified uses. In the case of a use not specifically mentioned in this section, the requirements for off-street parking facilities shall be the same as the use mentioned which, in the opinion of the administrator or a designee, is most similar, subject to the appeal provisions of Chapter 22.10 SGC.
K. 
Size and access of required off-street parking space or area. For all required off-street parking, the typical standard layouts shall be applied.
L. 
Parking access. Access to off-street parking areas shall be limited to several defined locations and in no case should there be unrestricted access along the full length of the street. Public parking areas on streets shall not be counted towards the requirement for off-street parking spaces. An uncovered private parking area may occupy any yard required by this title, unless otherwise specified herein.
M. 
Handicapped parking spaces. Any building or use required to have more than nine off-street parking spaces shall designate at least one space for handicapped parking. Any parking lot with 35 or more spaces shall have at least three handicapped spaces.
(S.G.C. 22.20.100; Ord. 02-1683 § 4, 2002; Ord. 04-60 § 4(T), 2004; Ord. 05-03 § 4(C), 2005; Ord. 06-06 § 4(E), 2006; Ord. 13-14A § 4, 2013)
A. 
Requirements. No building or structure other than residential dwellings or buildings in the central business district shall be erected, nor shall an existing building or structure other than a residential building be altered, in any other use district, without prior providing for off-street loading space in conformance with the following minimum requirements:
1. 
Types of loading berths. Required off-street loading space shall be provided in berths which conform to the following minimum specifications:
Uses
Square Feet of Floor Area
Off-Street Loading Spaces Required
Schools
Up to and for each additional 15,000
1
Hospitals (in addition to space for ambulances)
For 10,000 – 300,000 or major fraction thereof
1
Commercial
2,500 – 25,000
1
Wholesale
25,000 – 40,000
2
Manufacturing
40,000 – 60,000
3
Storage
60,000 – 100,000
4
 
For each additional 50,000 or fraction thereof
1
2. 
Size and location. Each loading space must be not less than 10 feet in width, 25 feet in length, and 14 feet in height, and may occupy all or part of a required yard. There must be adequate ingress and egress, and the loading or unloading shall be done in a manner which will not interfere with any public roadway or sidewalk.
B. 
Uses not specifically mentioned. In the case of a use not specifically mentioned, the requirements for off-street loading facilities shall be the same as the above mentioned use which, in the opinion of the administrator or a designee, is most similar.
C. 
Concurrent different uses. When any proposed structure will be used concurrently for different purposes, the larger loading space size shall be required.
D. 
Location of required loading facilities. The off-street loading facilities required for the uses mentioned in this chapter shall be on the same lot or parcel of land as the structure they are intended to serve. In no case shall the required off-street loading space be part of the area used to satisfy the off-street parking requirements.
E. 
Manner of using loading areas. No space for loading or unloading of vehicles shall be so located that a vehicle using loading space projects into any public street, except in the case of a loading space located in the rear of the lot, utilizing part of an alley. Loading space shall be provided with access to an alley or, if no alley adjoins the lot, with access to the street. Any required front, side or rear yard may be used for loading, unless otherwise prohibited by this title. Design and location of entrances and exits for required off-street loading areas shall be subject to the approval of the administrator or his designee.
F. 
Modification of requirements. The planning commission may modify the off-street loading requirements as they apply to any individual case only for good and just cause and set alternate standards based on reasonable safeguards and conditions to ensure that any such modification conforms to the intent of this chapter. Modifications must be demonstrated to the satisfaction of the planning commission that loading operations will not interfere with pedestrian or vehicular use of any public street.
G. 
Signs. The owners of property shall provide, locate and maintain loading signs. Such signs shall not be counted against the allowed business sign areas.
(S.G.C. 22.20.110; Ord. 02-1683 § 4, 2002)
Persons constructing more than three dwelling units on any lot shall provide for centralized mail delivery facilities.
(S.G.C. 22.20.120; Ord. 02-1683 § 4, 2002)
A. 
No horse, donkey, pony, cow or other large animal that is kept outside shall be allowed in any residential zoning district, excluding island residential zoning districts, without a conditional use permit. Property owners shall be allowed any combination of up to five domestic dogs, cats, feathered fowl, ferrets, rabbits or other small animals living outside. Animals living within a residence are permitted and are excluded from this maximum allowance.
B. 
No conditional use permit under this section shall be issued until a site investigation is performed pursuant to SGC § 22.10.030(C) and a finding of fact is made that keeping of such animals will not unreasonably interfere with the use and enjoyment of neighboring properties. In making such determinations, the planning commission shall consider the size of the premises and the proximity and uses of neighboring properties.
C. 
Conditional use permits issued under this section shall set limits upon numbers and species of animals allowed and set minimum standards for odor and noise control.
D. 
Violation of any condition or standard set out in a conditional use permit issued under this section may result in revocation of the permit.
(S.G.C. 22.20.130; Ord. 02-1683 § 4, 2002)
Short-term rentals including bed and breakfasts as defined in Article II of Chapter 22.05 SGC shall be conditional uses in the R-1 single-family and duplex residential district, the R-1 MH single-family, duplex and manufactured home district, the R-1 LD or R-1 LDMH single-family or duplex low density or single-family manufactured home low density district, the R-2 multifamily residential district and the R-2 MHP multifamily mobile home district. Short-term rental in those districts shall be subject to the general rules set out under the provisions of SGC § 22.25.010.
(S.G.C. 22.20.150; Ord. 02-1683 § 4, 2002; Ord. 10-12 § 4, 2010)
A. 
The following code section provides for binding standards and regulates the accessory dwelling units (ADUs). ADUs are intended to:
1. 
Utilize existing housing stock while preserving the appearance and character of single-family neighborhoods.
2. 
Provide additional affordable options for long-term rental housing.
3. 
Provide a broader range of more affordable housing.
4. 
Provide a mix of housing that responds to changing family needs, smaller households and multigenerational families.
5. 
Provide a means for residents, particularly seniors, single parents, and families with grown children, to remain in their homes and neighborhoods and obtain extra income, security, companionship and services.
6. 
Encourage a more economic and energy-efficient use of Sitka’s housing supply.
7. 
To maintain consistency with city and borough of Sitka’s policies as recommended in the Comprehensive Plan (2.2.15, 2.2.16, 2.4.8.A, 2.5.1.B, 2.5.11, 2.10.3.B).
B. 
Creation. An accessory dwelling unit (ADU) is a second dwelling unit that is located on the same parcel as the primary single-family dwelling unit. ADUs must provide a complete, independent residential living space and shall include provisions for living, sleeping, eating, cooking and sanitation. ADUs can be studio-sized units, and one- and two-bedroom units. An ADU may be created through the following methods:
1. 
Constructing a detached ADU on a parcel with an existing single-family home.
2. 
Constructing a new single-family home with a detached ADU.
C. 
Accessory dwelling unit requirements.
1. 
An ADU is a permitted use on lots served by a publicly maintained right-of-way in the following residential zoning districts: R-1 and R-2 and related districts exclusive of MH and MHP. An ADU shall not be constructed on lots accessed by access easements. They are also not allowed on lots served by rights-of-way that have not been accepted by the municipality or state of Alaska for maintenance.
2. 
ADUs are intended for long-term rental use only. Rental of an ADU for a period of less than 90 consecutive days is prohibited. ADUs shall not be used for short-term vacation rentals and/or bed and breakfast purposes.
3. 
ADUs shall meet all development, design, zoning and building requirements at the time of construction (e.g., setback requirements and lot coverage standards) applicable to the primary dwelling unit, except as otherwise noted.
4. 
The ADU must be located on the same parcel as the primary dwelling unit.
5. 
Only one ADU is allowed per parcel.
6. 
Mobile homes, travel trailers and recreational vehicles shall not be used as an ADU.
7. 
ADUs shall only be located on a parcel in conjunction with a single-family dwelling unit. ADUs shall not be located on parcels that contain a duplex and shall not be located on parcels that contain two or more dwelling units.
8. 
ADUs shall be designed so that the appearance of the structure maintains, to the greatest extent possible, the appearance of a single-family property.
9. 
If a separate external entrance for the ADU is necessary, where possible, it shall be located on the side or rear of the structure. On a corner lot, where there are two entrances visible from either street, where possible, solid screening is required to screen at least one of the entrances from the street.
10. 
Exterior stairs shall be located in the side or rear yard wherever possible and must comply with set-back and building code requirements.
11. 
The maximum size of an ADU shall be 800 square feet.
12. 
The following parking requirements are applicable for ADUs:
a. 
As part of the application submittal process, the applicant shall submit a parking plan delineating parking space(s) for the ADU and the primary dwelling unit.
b. 
Where parking is located in any portion of the interior side and/or rear setbacks solid screening is required from adjoining properties.
c. 
On-street parking is prohibited.
d. 
If additional parking is necessary, new parking space(s) shall utilize existing curb cuts.
13. 
All subdivisions of lots containing ADUs are prohibited unless all minimum lot sizes (exclusive of access easements), setbacks, lot coverage, and other requirements in the zoning and subdivision codes are met.
14. 
Variances are prohibited on any lot containing an ADU including, but not limited to, variances for setbacks, lot coverage, building height, and off-street parking requirements.
D. 
Conditional use permits may be sought if the above requirements cannot be met. Conditional use permit must be in conformance with Chapter 22.25 SGC.
(S.G.C. 22.20.160; Ord. 13-14A § 4, 2013; Ord. 15-08 § 4, 2015)