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HomeMy WebLinkAbout2015-05-13 Planning & Zoning Packet CITY OF KENAI PLANNING & ZONING COMMISSION AGENDA CITY COUNCIL CHAMBERS May 13 , 2015 - 7:00 p.m. 1. CALL TO ORDER: a. Pledge of Allegiance b. Roll Call c. Agenda Approval d. Consent Agenda e. *Excused Absences *All items listed with an asterisk (*) are considered to be routine and non- controversial by the Commission and will be approved by one motion. There will be no separate discussion of these items unless a Commission Member so requests, in which case the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda as part of the General Orders. 2. *APPROVAL OF MINUTES: a. *April 22, 2015 3. SCHEDULED PUBLIC COMMENT: (Public comment limited to ten (10) minutes per speaker) 4. UNSCHEDULED PUBLIC COMMENTS: (Public comment limited to (3) Minutes per speaker, thirty (30) minutes aggregated) 5. CONSIDERATION OF PLATS: a. PZ15-13 – Original Preliminary Plat for Jaynes Subdivision Big Mikes Addition, submitted by Mike Brown, 601 Highbush, Kenai, AK 99611 ..................... Page 1 6. PUBLIC HEARINGS: a. PZ15-09 – Recommend an amendment to Kenai Municipal Code Chapter 12.25 Abandoned Vehicles to define abandoned vehicles, amend the definition of junk vehicles and make other changes regarding vehicle storage, repair and enforcement and amending Kenai Municipal Code 12.20.030 – Debris and Junk Prohibited, to reflect the title change to chapter 12.25. ............................. Page 9 • An Amended Attachment “A” is included in the packet for consideration. [Clerks Note: At the meeting of the Planning & Zoning Commission of April 15, the Commission postponed approval of PZ15-09 to the May 13, 2015 meeting. A motion to approve is on the floor.] b. PZ15-08 – Application for a Variance Permit granting a ten foot side yard variance where 15 feet is required to allow a five foot side yard setback for the placement of a 12 x 32 foot prefabricated storage shed for the property located at 416 McCollum Dr., Lot 1, Buzzell Subdivision. The application was submitted by Eric and Susan Wilcox, 416 McCollum Dr., Kenai, Alaska 99611 .......... Page 29 c. PZ15-10 – Application granting a request for a conditional use permit for construction and operation of a gravel pit for the extraction of natural resources for the property described as the NW1/4 SE1/4. Section 4, Township 5 North, Range 11 West, excluding Jaynes Subdivision. The application was submitted by Greg Duggan, P.O. Box 42, Kenai, Alaska 99611 and Tom Reese, 49820 Leisure Lake Dr., Soldotna, AK 99669 ................................................................ Page 41 d. PZ15-11 – Application for Variance Permit for setback requirements for the property located at 503 Childs Avenue, the NW ¼ SE ¼, Section 4, Township 5 North, Range 11 West, excluding Jaynes Subdivision. The application was submitted by Greg Duggan, P.O. Box 42, Kenai, Alaska 99611 and Tom Reese, 49820 Leisure Lake Dr., Soldotna, AK 99669 ........................................ Page 41 e. PZ15-12 – Application for Review of Development in the Townsite Historical Zone granting a request to place two rental cabins in the RV Park for occupancy during the summer tourist season for the property known as 929 Mission Avenue, Lot 2, Toyon Subdivision. The application was submitted by the Jerry Dunn, 929 Mission Avenue, Kenai, Alaska 99611 ................................................... Page 78 7. UNFINISHED BUSINESS: None 8. NEW BUSINESS: None 9. PENDING ITEMS: a. PZ15-03 – Preliminary Original Beluga Subdivision 2015 Replat & Right-of-way Vacation, submitted by Kenai New Life Assembly of God, 209 Princess Street,Kenai, AK 99611 [Clerks Note: At the meeting of the Planning & Zoning Commission on April 8th, the Commission postponed PZ15-03 to the September 9, 2015 meeting. A motion to approve is on the floor.] 10. REPORTS: a. City Council b. Borough Planning c. Administration 11. PERSONS PRESENT NOT SCHEDULED: (3 Minutes) 12. INFORMATIONAL ITEMS: a. Directing the Airport Commission, Planning and Zoning Commission and Administration to Provide Recommendations Regarding Appropriate Zoning for Airport Lands ..................................................................................... Page 100 13. NEXT MEETING ATTENDANCE NOTIFICATION: May 27, 2015 14. COMMISSION COMMENTS & QUESTIONS: 15. ADJOURNMENT: STAFF REPORT  To:     Planning & Zoning Commission  Date: May 13, 2015 Res: PZ15‐13  GENERAL INFORMATION Applicant: Michael Brown 907-398-7185 601 Highbush Lane Kenai, Alaska 99611 Greg Duggan 907-398-8743 P.O. Box 42 Kenai, Alaska 99611 TomReese 49820 Leisure Lake Drive Soldotna, Alaska 99669 Submitted By: McLane Consulting 907-283-4218 P.O. Box 468 Soldotna, Alaska 99669 Requested Action: Original Preliminary Subdivision Plat – Jaynes Subdivision Big Mikes Addition (A resubdivision of Tract 2A Jaynes Subdivision Childs Addition and NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian) Existing Legal Description: Tract 2A Jaynes Subdivision Childs Addition and NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian Proposed Legal Description: Tracts 3 and 4, Jaynes Subdivision Big Mikes Addition Street Address: 503 Childs Avenue and 601 Childs Avenue KPB Parcel No.: 04935007 and 04935010 Existing Zoning: IH – Heavy Industrial Current Land Use: Vacant Land Use Plan: Industrial Page 1 of 100 PZ15-13 Staff Report Page 2 ANALYSIS This Original Preliminary Plat proposes to subdivide Tract 2A Jaynes Subdivision Childs Addition and NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian into Tracts 3 and 4, Jaynes Subdivision Big Mikes Addition. The property is zoned Heavy Industrial. Both tracts meet the minimum lot requirements for development in the Heavy Industrial zone. Onsite water and sewer are not available. A private well and septic system would need to be installed at the time the property is developed by the property owner. The well and wastewater disposal system shall meet the regulatory requirements of the Alaska Department of Environmental Conservation. An installation agreement is not required. The tracts are accessed from Childs Avenue and Van Antwerp Street. The right of way of Childs Avenue is 60 feet in width and then changes to 30 feet in width at the northwest corner of Tract 2A and terminates at the north corner of KN 81- 31 (Autumn Subdivision Tract A). The remaining eastern thirty feet (30 feet) of the right-of-way of Childs Avenue will be dedicated by the recording of this plat. Van Antwerp Street is 60 feet in width and then changes to 30 feet in width at the southwestern corner of the parcel that will become Tract 4 of the proposed plat. An additional 690.31 feet long by 30 feet of right-of-way of Van Antwerp Street is proposed to be dedicated by this plat. Both Childs Avenue and Van Antwerp Street right-of-way dedications will not be required to be constructed. At the end of both new right-of-ways a half 50 foot radius cul-de-sac will dedicated as a part of this plat. PZ15-10 a Conditional Use Permit for the construction and operation of a sand and gravel pit is being reviewed concurrently with this plat. The proposed sand and gravel pit would be located on a 3-acre portion in the northern portion of the proposed Tract 3. Located on the lower portion of the proposed Tract 3 would be the operator’s commercial building and construction equipment storage area. A second application PZ15-11 for the relaxation of the setback requirements pursuant to KMC 14.20.154(a)(1) is also proposed. As shown on the submitted site plan, the applicant has proposed a setback of 80 feet from the present western property line (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required).   RECOMMENDATIONS Recommend approval with the following conditions: A.Further development of the tracts shall conform to all Federal, State and Local regulations. B.The following items should be revised on the plat: The legal description within the title block should be corrected to include NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian Page 2 of 100 PZ15-13 Staff Report Page 3 A signature block should be added for the Rick Koch, City Manager for the City of Kenai to accept the right-of-way dedication. C.Prior to recording the Plat, the applicant shall submit an application to the City of Kenai, Planning and Zoning Division for a Transfer of Ownership of the Conditional Use Permit for the Gravel Pit (PZ15-10). ATTACHMENTS: 1.Resolution No. PZ15-13 2.Preliminary Plat 3.Drawing Page 3 of 100 CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ15-13 SUBDIVISION PLAT A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDING THAT THE ATTACHED SUBDIVISION PLAT BE APPROVED SUBJECT TO THE FOLLOWING CONDITIONS: WHEREAS, the attached plat of JAYNES SUBDIVISION BIG MIKES ADDITION was referred to the City of Kenai Planning and Zoning Commission on May 13, 2015 and received from McLane Consulting, Inc.; and, WHEREAS, the City of Kenai Planning and Zoning Commission finds: 1.Plat area is zoned Heavy Industrial and therefore subject to said zone conditions. 2.Water and Sewer are not available. 3.Plat does not subdivide property within a public improvement district subject to special assessments. There is not a delinquency amount owed to the City of Kenai for the referenced property. 4.Installation agreement or construction of improvements is not required. 5.Status of surrounding land is shown. 6.Utility easements, if required, shall be shown. 7.Surveyor shall verify that no encroachments exist. If an encroachment exists; the plat does not create nor increase the encroachment. 8.Street names designated on the plat are correct. 9.CONDITIONS: A.Further development of the tracts shall conform to all Federal, State and Local regulations. B.The legal description within the title block should be corrected to include NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian C.Prior to recording the Plat, the applicant shall submit an application to the City of Kenai, Planning and Zoning Division for a Transfer of Ownership of the Conditional Use Permit for the Gravel Pit (PZ15-10). NOW, THEREFORE, BE IT RESOLVED, THAT THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDS THE KENAI PENINSULA BOROUGH PLANNING COMMISSION APPROVE JAYNES SUBDIVISION BIG MIKES ADDITION SUBJECT TO ANY NEGATIVE FINDINGS AS STATED ABOVE. Page 4 of 100 PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 13th day of May, 2015. CHAIRPERSON: ATTEST: Jeff Twait, Chairperson Sandra Modigh, City Clerk Page 5 of 100 Page 6 of 100 CHILDS AVE B R I D G E A C C E S S R D VAN ANTWERP AVE Tr a c t A - 2 J a y n e s S u b d i v s i o n a n d N W ¼ S E ¼ S e c t i o n 4 , To w n s h i p 5 N o r t h , R a n g e 1 1 W e s t , E x c l u d i n g J a y n e s S u b d i v i s i on , S e w a r d M e r i d i a n Pa g e 7 of 10 0                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 8 of 100 MEM TO: FROM: DATE: SUBJEC The pur was hea meeting member which w consider Staff wo to reflec Amende The Co individua Thank y MORA Plann Matt May 8 CT: Item Munic aband other amen Prohi pose of this ard by the . The C rs of the pu was not inc ration by th ould also lik ct commen ed Attachme ommission ally, or may you for your ANDU ning and Zo Kelley, City 8, 2015 Number 6 cipal Cod doned veh changes nding Ken bited, to re s communi Commissio ommission ublic. 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PZ15-09 AMENDMENT TO KENAI MUNICIPAL CODE CHAPTER 12.25 ABANDONED VEHICLES AND AMENDMENT TO KENAI MUNICIPAL CODE CHAPTER 12.20.030 DEBRIS AND JUNK PROHIBITED A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, RECOMMENDING TO THE COUNCIL OF THE CITY OF KENAI, ALASKA AMENDING KENAI MUNICIPAL CODE CHAPTER 12.25 – ABANDONED VEHICLES, TO DEFINE ABANDONED VEHICLES, AMEND THE DEFINITION OF JUNK VEHICLES AND MAKE OTHER CHANGES REGARDING VEHICLE STORAGE, REPAIR AND ENFORCEMENT AND AMENDING KENAI MUNICIPAL CODE 12.20.030 – DEBRIS AND JUNK PROHIBITED, TO REFLECT THE TITLE CHANGE TO CHAPTER 12.25. WHEREAS, the Planning & Zoning Commission requests the City Manager sponsor the proposed Ordinance; and, WHEREAS, the City currently prohibits abandoning vehicles on public property and keeping “Junk Vehicles” for longer than 72 hours except under certain circumstances; and, WHEREAS, the Kenai Municipal Code does not define “Abandoned Vehicle” which should be defined for due process and consistency in enforcement; and, WHEREAS, the Kenai Municipal Code definition for “Junk Vehicle” should be amended to more clearly define Junk Vehicle; and WHEREAS, the Kenai Municipal Code should be amended to provide for a more reasonable 30-day time period rather than a 72-hour time period for the removal of a Junk from any property within the City that is not in an enclosed building or completely screened from public view or on the premises of a business enterprise being operated in a lawful place and manner or in an appropriate storage place or depository maintained lawfully by the City; and 210 Fidalgo Avenue, Kenai, Alaska 99611-7794 Telephone: 907-283-7535 / Fax: 907-283-3014 www.kenai.city Page 10 of 100 WHEREAS, the City may improve the health and safety of the community by limiting the number of junk vehicles stored on each parcel and requiring that all Junk Vehicles be stored in a manner that is not visible from the public view; and WHEREAS, reasonably restricting the repair of Junk Vehicles to locations outside of public right-of-ways and front yards as well as limiting the number of vehicles that may be worked on at one time will help eliminate attractive nuisances and the impact on neighborhoods of home repairs; and WHEREAS, eliminating the code provision that prohibits the removal of junk vehicles from private property will expand the City’s available enforcement remedies; and, WHEREAS, other minor amendments to Kenai Municipal Code Chapters 12.20 and 12.25 are needed for housekeeping, administrative and enforcement purposes. NOW, THEREFORE BE IT RECOMMENDED TO THE COUNCIL OF THE CITY OF KENAI, ALASKA, THAT THE CITY OF KENAI MUNICIPAL CODE OF ORDINANCES, CHAPTER 12.25 – ABANDONED VEHICLES BE AMENDED TO DEFINE ABANDONED VEHICLES, AMEND THE DEFINITION OF JUNK VEHICLES AND MAKE OTHER CHANGES REGARDING VEHICLE STORAGE, REPAIR AND ENFORCEMENT AND AMENDING KENAI MUNICIPAL CODE 12.20.030 – DEBRIS AND JUNK PROHIBITED, TO REFLECT THE TITLE CHANGE TO CHAPTER 12.25 AS SHOWN IN AMENDED ATTACHMENT “A”. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, ON THIS 13TH DAY OF MAY, 2015. CHAIRPERSON: ATTEST: Jeff Twait, Chairperson Sandra Modigh, City Clerk Page 11 of 100 AN ORD KENAI M ABANDO OTHER AND AM PROHIB WHERE propose WHERE keeping and, WHERE should b WHERE to more WHERE reasona Junk fr complet being op deposito WHERE the num be store WHERE public r may be on neigh WHERE from pri WHERE 12.25 ar Ne DINANCE O MUNICIPAL ONED VEH CHANGES MENDING BITED, TO R EAS, the Pla d Ordinanc EAS, the Ci “Junk Veh EAS, the K be defined f EAS, the Ke clearly def EAS, the K able 30-day rom any p ely screene perated in ory maintai EAS, the Cit mber of junk d in a man EAS, reason right-of-way worked on hborhoods EAS, elimina ivate prope EAS, other re needed f ew Text Un OF THE CO L CODE C HICLES, AM S REGARDI KENAI M REFLECT T anning & Zo ce; and, ity currentl hicles” for lo enai Muni for due pro nai Munici fine Junk V Kenai Muni y time perio property wi ed from pu a lawful p ined lawfull ty may imp k vehicles s nner that is nably restri ys and fron at one tim of home re ating the c rty will exp minor ame for houseke nderlined; [D AM Atta CITY ORDINAN OUNCIL OF CHAPTER 1 MEND THE ING VEHIC MUNICIPAL THE TITLE oning Com ly prohibits onger than cipal Code ocess and c pal Code d Vehicle; and icipal Code od rather th ithin the C ublic view place and m ly by the C prove the h stored on e not visible icting the r nt yards as me will help pairs; and code provisi pand the Ci endments t eeping, adm DELETED T MENDED achment A Y OF KENA NCE NO. *- F THE CIT 12.25 – AB DEFINITIO CLE STORA L CODE 1 CHANGE T mission req s abandoni n 72 hours e does not consistency efinition fo d e should b han a 72-h City that or on the manner or ity; and health and ach parcel e from the p repair of Ju s well as li p eliminate ion that pr ity’s availab to Kenai M ministrative TEXT BRAC Sp A AI -2015 TY OF KEN BANDONED ON OF JUN AGE, REPA 12.20.030 TO CHAPTE quests the ing vehicle except und define “Ab y in enforce r “Junk Ve be amende hour time p is not in premises in an app safety of t and requir public view unk Vehicl imiting the attractive n rohibits the ble enforcem Municipal C e and enforc CKETED] ponsored by NAI, ALASK D VEHICLE NK VEHICL AIR AND E – DEBRI ER 12.25. City Manag es on publi der certain bandoned ment; and, ehicle” shou ed to provi period for th an enclos of a busin propriate st he commu ring that all ; and les to locat e number o nuisances e removal o ment remed Code Chap cement pur y: City Man KA, AMEND ES, TO DEF LES AND M ENFORCEM S AND J ger sponso ic property circumstan Vehicle” w , uld be amen ide for a m he removal ed buildin ness enterp torage plac nity by lim l Junk Veh tions outsid of vehicles and the im of junk veh dies; and, ters 12.20 rposes. nager DING FINE MAKE MENT JUNK r the and nces; which nded more l of a ng or prise ce or miting hicles de of that mpact hicles and Page 12 of 100 New Text Underlined; [DELETED TEXT BRACKETED] NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF KENAI, ALASKA, that Section 1. Form: That this is a code ordinance. Section 2. Amendment of Chapter 12.25 of the Kenai Municipal Code: That Kenai Municipal Code, Chapter 12.25 – Abandoned Vehicles, is hereby amended as follows: Chapter 12.25 ABANDONED AND JUNK VEHICLES 12.25.010 Definitions. The following definitions shall apply in the interpretation and enforcement of this chapter: (a) “Abandoned Vehicle” means a vehicle left unattended on a public street, highway or other public property for a period in excess of seventy-two (72) hours, unless otherwise specifically permitted by City ordinance or regulation. (b) “Junk Vehicle” means a vehicle that exhibits at least two (2) of the following elements: (1) Is not currently registered, (2) Is inoperable because it is missing a major component such as the engine, transmission, axle, differential, transfer case, front driver seat, or steering wheel, (3) The cost of repairs required to make the vehicle operable exceeds the fair market value of the vehicle, (4) Missing windshield or windows, (5) Missing two (2) or more wheels or tires, or has two (2) or more flat tires, (6) Missing a major body part, such as a fender, quarter panel, bumper, trunk lid, door or hood. (c)[A] “Person” [SHALL] means any person, firm, partnership, association, corporation, company, or organization of any kind. (d)[B] “Vehicle” [SHALL] means a machine propelled by power other than human power designed to travel along the ground by use of wheels, treads, runners, or slides, and transport persons or property or pull machinery and shall include, without limitation, automobile, truck, trailer, motorcycle, tractor, buggy, and wagon. Page 13 of 100 New Text Underlined; [DELETED TEXT BRACKETED] (e)[C] “Street or highway” [SHALL] means the entire width between the boundary lines of every way publicly maintained when any part thereof is open to the use of the public for the purposes of vehicular travel. (f)[D] “Property” [SHALL] means any real property within the City which is not a street or highway. 12.25.020 Abandonment of [v ]Vehicles. No person shall [ABANDON ANY] leave an abandoned vehicle within the City. [AND NO PERSON SHALL LEAVE ANY VEHICLE AT ANY PLACE WITHIN THE CITY FOR SUCH TIME AND UNDER SUCH CIRCUMSTANCES AS TO CAUSE SUCH VEHICLE REASONABLY TO APPEAR TO HAVE BEEN ABANDONED.] 12.25.030 Leaving of [j]Junk or [i]Illegally [p]Parked [v]Vehicles. (a) No person shall leave any [j]Junk [v]Vehicle on any street, highway, or public property within the City. (b) No person shall leave any vehicle remaining on public property designated for parking in violation of regulations, ordinances, and/or posted times, periods, or conditions. Any such vehicle shall be subject to emergency impounding procedures pursuant to KMC 12.25.040(c). (c) No person in charge or control of any property within the City, whether as owner, tenant, occupant, lessee, or otherwise, shall allow any [j[Junk [v]Vehicle to remain on such property longer than thirty (30) days[SEVENTY-TWO (72) HOURS]; and no person shall leave any such vehicle on any property within the City for a longer time than thirty (30) days[SEVENTY-TWO (72) HOURS]; except that this ordinance shall not apply with regard to a vehicle in an enclosed building or completely screened from public view and adjacent properties in compliance with Kenai Municipal Code 12.25.040; a vehicle on the premises of a business enterprise operated in a lawful place and manner, when necessary to the operation of such business enterprise; or a vehicle in an appropriate storage place or depository maintained in a lawful place and manner by the City. [(D) NOTWITHSTANDING KMC 12.25.030(C), NO VEHICLE MAY BE REMOVED FROM PRIVATE PROPERTY WITHOUT THE CONSENT OF THE PROPERTY OWNER OR OCCUPANT.] (d)[E] Notwithstanding the provisions of subsection (c) of this section, if the City Manager or designee has reasonable grounds to believe that repairs can be made to render a junk vehicle operable, that the registered owner or other person entitled to possession of the vehicle is willing to undertake or have performed such repairs, that the vehicle does not pose any health or safety hazard, and that there is no reasonable means for removing the vehicle from public view while repairs are being performed, the City Manager may authorize a period of no more than thirty (30) additional days for the performance of such repairs. Page 14 of 100 New Text Underlined; [DELETED TEXT BRACKETED] In no case, however, may this section be construed as authorizing the operation of a junkyard or other salvage or repair business where other requirements of the law have not been met. [(F) “JUNK VEHICLE” MEANS A MOTOR VEHICLE THAT IS: (1) IN A CONDITION WHICH EXHIBITS TWO (2) OF THE FOLLOWING ELEMENTS: (I) A SUBSTANTIAL AMOUNT OF BROKEN OR MISSING GLASS, (II) MISSING TWO (2) OR MORE WHEELS OR TIRES, (III) MISSING A BODY PANEL OR BODY PART, SUCH AS QUARTER PANELS, BUMPER, TRUNK LID OR HOOD, (IV) MISSING AN ESSENTIAL COMPONENT SUCH AS THE ENGINE, TRANSMISSION, CARBURETOR, DISTRIBUTOR, BRAKE OR WHEEL CYLINDER, BRAKE SHOE, GENERATOR, OR ALTERNATOR, STARTER, FRONT PASSENGER SEAT, OR DRIVE SHAFT; OR (2) STRIPPED, WRECKED OR OTHERWISE INOPERABLE DUE TO MECHANICAL FAILURE; OR (3) HAS NOT BEEN REPAIRED BECAUSE OF MECHANICAL DIFFICULTIES OR BECAUSE THE COST OF REPAIRS REQUIRED TO MAKE IT OPERABLE EXCEEDS THE FAIR MARKET VALUE OF THE VEHICLE.] 12.25.040 Storage of Junk Vehicles. Junk Vehicles shall be stored in a back yard or side yard subject to the following restrictions: (1) Two-thousand square feet of yard area is required per vehicle, up to a maximum of four vehicles per parcel stored outside. (2) The storage area must be shielded from public view by a sight obscuring fence with a minimum height of six feet. (3) Any stored Junk Vehicle must be covered with a car cover designed for covering vehicles in earth tone colors, including black or gray. Vehicle covers shall not include tarps, tarpaulin, or similar type cloths or canvas not designed for covering vehicles. (4) Junk Vehicles may only be stored on a property that has an existing principal permitted use. 12.25.050 Repair of Junk Vehicles. Page 15 of 100 New Text Underlined; [DELETED TEXT BRACKETED] Junk vehicles shall may only be repaired subject to the following restrictions: (1) Junk Vehicle repair shall take place within an enclosed structure or in a side or back yard. (2) Repair work may not be conducted on more than one junk vehicle at a time unless within an enclosed structure. (3) Parts, equipment, and supplies must be stored in an area that is screened from public view. (4) Junk Vehicle repair is not allowed within the public right-of-way. 12.25.0[4]60 Impounding of Vehicles and Junk and Abandoned Vehicles. (a) The [CHIEF OF POLICE] City Manager or [ANY MEMBER OF HIS OR HER DEPARTMENT DESIGNATED BY HIM OR HER] designee is hereby authorized to remove or have removed any vehicle left at any place within the City which reasonably appears to be in violation of any regulation or ordinance or lost, stolen, or unclaimed. Such vehicle shall be impounded until lawfully claimed or disposed of in accordance with this chapter. (b) Where an abandoned, junk, wrecked, non-operating, illegally parked or discarded vehicle presents no obstruction or hazard and is properly registered and licensed, so that the owner or other interested persons can be notified, the [CHIEF OF POLICE] City Manager, or designee shall give notice by personal service or certified mail with return receipt requested to the owner and/or interested person stating: (1) A description of the vehicle; (2) The violation or reason for police action; (3) The proposed action to be taken; (4) The right of the person notified to a hearing with, and an opportunity to be heard by the [CHIEF OF POLICE] City Manager or designee in order that the proposed action or amount due may be contested; (5) That said vehicle will be towed, impounded, and/or disposed of if unclaimed for a period of thirty (30) days after notice is sent. (c) Where an abandoned, junk, wrecked, non-operating, illegally parked, or discarded vehicle presents an obstruction or hazard, or an emergency exists, and said vehicle is impounded or towed, notice of the type, and to the extent, set forth in KMC 12.25.0[4]60 shall be given as soon as practical after towing or impound. Page 16 of 100 New Text Underlined; [DELETED TEXT BRACKETED] (d) Where the owner or other interested person cannot be readily ascertained, notice by publication shall be given subsequent to towing or impound and prior to sale or other disposal. (e) The [CHIEF OF POLICE] City Manager or designee shall keep a record of all vehicles impounded, containing date of impounding, description of vehicle and conte[S]nts therein, cause for which impounded, and other information deemed pertinent. 12.25.0[5]70 Redemption of [i]Impounded [v]Vehicles. (a) After a vehicle has been impounded as provided by regulation or ordinance and the owner or authorized representative of the owner of the vehicle claims the same, he or she shall be informed of the nature and circumstances causing the impoundment of such vehicle. He or she shall [AND TO] obtain a release thereof and shall pay all towing and storage fees unless pursuant to KMC 12.25.0[4]60 it is administratively determined that the action taken was unwarranted, in which case the vehicle shall be released immediately to the owner without collection of fees or other charges. (b) If the operator or owner of the vehicle, upon hearing before a magistrate and or judge in a court of law, is found not guilty of the violation of which he or she is charged, the impounded vehicle shall be released immediately to the owner without collection of fees or other charges. If the owner or operator of such vehicle is found guilty by the magistrate and or judge in a court of law, any fine imposed under the provisions of the appropriate section of this title shall be in addition to the towing and storage charges herein prescribed. (c) A vehicle is declared to be impounded when an authorized person, pursuant to and under authority of this title, requests dispatch of a tow truck to effect the impoundment. A person whose vehicle has been impounded may obtain the release of the impounded vehicle, if towing has not commenced, by paying the tow contractor the tariff or contract rate as provided for canceled trips, provided that such impoundment is one where the owner is entitled to release of the vehicle. This section has no effect on a citation, ticket, or complaint that may be issued in connection with the impoundment. 12.25.0[6]80 Disposition—Destruction. (a) If the [CHIEF OF POLICE] City Manager or designee determines that an abandoned vehicle impounded pursuant to this chapter has been scrapped, dismantled, or destroyed beyond repair as provided in AS 28.10.221(a)(2), and AS 28.10.051(a)(3)applicable state law or if he or she determines that because of the age and condition of the vehicle it is no longer of significant value, he or she may dispose of it by crushing or other means of destruction upon the expiration of the thirty (30) day period required by KMC 12.25.0[4]60. Page 17 of 100 New Text Underlined; [DELETED TEXT BRACKETED] (b) The City may also dispose of Junk Vehicles at the written request of the registered owner of the vehicle or person in lawful possession or control of the vehicle. This written request shall be on a form prescribed by the City. 12.25.0[7]90 Sale of [i]Impounded [v]Vehicles. When a vehicle has been impounded for violations of this title, the [CHIEF OF POLICE] City Manager or designee or designated agent shall send a notice by certified mail to both the legal and registered owner of the vehicle, if different persons, when the name of the owner or owners can be ascertained by checking the records of the Alaska Department of Public Safety. The notice shall accurately describe the vehicle and any property therein, give the date the vehicle was impounded and state that unless the vehicle is reclaimed within thirty (30) days from the date of the notice, it will be disposed of pursuant to State law. 12.25.[08]100 Waiver of [c]Claims for [d]Damages. An owner of an abandoned, discarded or illegally parked vehicle, waives any claims he or she may have for damage to his or her vehicle which may result from actions taken pursuant to this chapter. Such damage includes, but is not limited to, accidental damage or destruction occasioned by removal, transport, storage, and acts of third parties. 12.25.[09]110 Penalty. A person who violates KMC 12.25.020 or 12.25.030 is punishable by subject to a fine as provided for violations in KMC 13.05.010. Section 3. Amendment of Section 12.20.030 of the Kenai Municipal Code: That Kenai Municipal Code, Chapter 12.20.030 – Debris and Junk Prohibited, is hereby amended as follows: 12.20.030 Debris and junk prohibited. (a) The owner and the occupant of any private property in the City shall at all times maintain the premises free from significant accumulations of junk, garbage or litter that a reasonable person would find offensive. This section shall not prohibit the storage of junk or litter in authorized private receptacles for collection. A significant accumulation of junk or litter on any private property in the City contrary to this section is deemed to be a public nuisance. (b) No owner, lessee, agent tenant or occupant shall allow or permit slash to be or remain upon any lot: (1) for longer than one hundred twenty (120) days within the RU, RS1, RS2, TSH, CC or CG zones; or (2) for longer than one hundred twenty (120) days on lots smaller than forty thousand (40,000) square feet within the C, RR, RS, IL, IH, R or ED zones. Page 18 of 100 New Text Underlined; [DELETED TEXT BRACKETED] (c) Nothing in this chapter shall be construed to limit the lawful operation of a junkyard or storage yard. This section does not amend, alter or modify the provisions of KMC 12.25 (Abandoned and Junk Vehicles). As used in this chapter, the following words are defined in this section: “Garbage” means all putrescible wastes, except sewage and body waste, including food wastes resulting from the handling, preparation, cooking, or consumption of food or the cans, containers, wrappers, or other tangible items wasted or used along with such materials. “Junk” means any worn-out, wrecked, scrapped, partially or fully dismantled or discarded tangible material, combination of materials or items that cannot without further alteration and reconditioning be used for their original purposes, including but not limited to appliances, building material, chemicals, equipment, furniture, machinery, metal, rags, rubber, paper, used tires, plastics and wood. Stacked firewood or building materials stored for future use shall not constitute “junk.” “Litter” means all improperly discarded waste material, including, but not limited to, convenience food, beverage and other product packages or containers constructed of steel, aluminum, glass, paper, plastic and other natural and synthetic material, thrown or deposited on the lands and waters within the boundaries of the City. “Occupant” means the person in possession of the real property on which the junk or litter is located. “Occupant” includes tenant and lessee. “Owner” means the owner of the real property on which the junk or litter is located, or the agent of the owner. “Slash” is defined as branches and other residue left after the felling of timber. Tree trunks trimmed free of roots and branches or cut firewood stacked and separated from branches and other residue of tree cutting shall not constitute “slash.” Section 4. Severability: That if any part or provision of this ordinance or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision, or application directly involved in all controversy in which this judgment shall have been rendered, and shall not affect or impair the validity of the remainder of this title or application thereof to other persons or circumstances. The City Council hereby declares that it would have enacted the remainder of this ordinance even without such part, provision, or application. Section 5. Effective Date: That pursuant to KMC 1.15.070(f), this ordinance shall take effect 30 days after adoption. PASSED BY THE COUNCIL OF THE CITY OF KENAI, ALASKA, this * day of *, 2015. Page 19 of 100 New Text Underlined; [DELETED TEXT BRACKETED] ______________________________________ PAT PORTER, MAYOR ATTEST: ___________________________________ Sandra Modigh, City Clerk Introduced: *, 2015 Adopted: *, 2015 Effective: *, 2015 Page 20 of 100                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 21 of 100 Ke n a i M u n i c i p a l C o d e C h a p t e r 1 2 . 2 5 - A b a n d o n e d V e h i c l e s Ne w  Te x t  Un d e r l i n e d ; [D E L E T E D  TE X T  BRACKETED] Ex i s t i n g C o d e Pr o p o s e d C o d e C h a n g e Ch a p t e r 1 2 . 2 5 A B A N D O N E D V E H I C L E S Ch a p t e r 1 2 . 2 5 A B A N D O N E D A N D J U N K VEHICLES 12 . 2 5 . 0 1 0 D e f i n i t i o n s . 12 . 2 5 . 0 1 0 D e f i n i t i o n . Th e f o l l o w i n g d e f i n i t i o n s s h a l l a p p l y i n t h e i n t e r p r e t a t i o n a n d e n f o r c e m e n t o f t h i s c h a p t e r : Th e f o l l o w i n g d e f i n i t i o n s s h a l l a p p l y i n t h e i n t e r p r e t a t i o n a n d e n f o r c e m e n t o f t h i s c h a p t e r : (a ) “ P e r s o n ” s h a l l m e a n a n y p e r s o n , f i r m , p a r t n e r s h i p , as s o c i a t i o n , c o r p o r a t i o n , c o m p a n y , o r o r g a n i z a t i o n o f an y k i n d . (b ) “ V e h i c l e ” s h a l l m e a n a m a c h i n e p r o p e l l e d b y p o w e r o t h e r t h a n h u m a n p o w e r d e s i g n e d t o t r a v e l a l o n g t h e gr o u n d b y u s e o f w h e e l s , t r e a d s , r u n n e r s , o r s l i d e s , a n d t r a n s p o r t p e r s o n s o r p r o p e r t y o r p u l l m a c h i n e r y an d s h a l l i n c l u d e , w i t h o u t l i m i t a t i o n , a u t o m o b i l e , t r u c k , t r a i l e r , m o t o r c y c l e , t r a c t o r , b u g g y , a n d w a g o n . (c ) “ S t r e e t o r h i g h w a y ” s h a l l m e a n t h e e n t i r e w i d t h b e t w e e n t h e b o u n d a r y l i n e s o f e v e r y w a y p u b l i c l y ma i n t a i n e d w h e n a n y p a r t t h e r e o f i s o p e n t o t h e u s e o f t h e p u b l i c f o r t h e p u r p o s e s o f v e h i c u l a r tr a v e l . “ J u n k v e h i c l e ” m e a n s a m o t o r v e h i c l e t h a t i s : (1 ) I n a c o n d i t i o n w h i c h e x h i b i t s t w o ( 2 ) o f t h e f o l l o w i n g e l e m e n t s : ( i ) A s u b s t a n t i a l a m o u n t o f b r o k e n o r m i s s i n g g l a s s , ( i i ) M i s s i n g t w o ( 2 ) o r m o r e w h e e l s o r t i r e s , ( i i i ) M i s s i n g a b o d y p a n e l o r b o d y p a r t , s u c h a s q u a r t e r p a n e l s , b u m p e r , t r u n k l i d o r h o o d , ( i v ) M i s s i n g a n e s s e n t i a l c o m p o n e n t s u c h a s t h e e n g i n e , t r a n s m i s s i o n , c a r b u r e t o r , d i s t r i b u t o r , b r a k e or w h e e l c y l i n d e r , b r a k e s h o e , g e n e r a t o r , o r a l t e r n a t o r , s t a r t e r , f r o n t p a s s e n g e r s e a t , o r d r i v e s h a f t ; o r (2 ) S t r i p p e d , w r e c k e d o r o t h e r w i s e i n o p e r a b l e d u e t o m e c h a n i c a l f a i l u r e ; o r (3 ) H a s n o t b e e n r e p a i r e d b e c a u s e o f m e c h a n i c a l d i f f i c u l t i e s o r b e c a u s e t h e c o s t o f r e p a i r s r e q u i r e d t o ma k e i t op e r a b l e e x c e e d s t h e f a i r m a r k e t v a l u e o f t h e v e h i c l e . (d ) “ P r o p e r t y ” s h a l l m e a n a n y r e a l p r o p e r t y w i t h in t h e C i t y w h i c h i s n o t a s t r e e t o r h i g h w a y . (a )   “A b a n d o n e d   Ve h i c l e ”   me a n s  a vehicle left unattended on a public street, highway or other public property for  a  pe r i o d   in   ex c e s s   of   se v e n t y ‐two (72) hours, unless otherwise specifically permitted by City ordinance or  re g u l a t i o n .    (b )   “J u n k  Ve h i c l e ”  me a n s  a ve h i c l e  that exhibits at least two (2) of the following elements:    (1 ) Is  no t  cu r r e n t l y  re g i s t e r e d ,     (2 ) Is   in o p e r a b l e   be c a u s e  it is missing a major component such as the engine, transmission, axle,  di f f e r e n t i a l ,  tr a n s f e r  ca s e ,  front driver seat, or steering wheel,    (3 ) Th e  co s t  of  re p a i r s  re q u i r e d  to make the vehicle operable exceeds the fair market value of the vehicle,    (4 ) Mi s s i n g  wi n d s h i e l d  or  windows,     (5 )   Mi s s i n g  tw o  (2 )  or  mo r e  wheels or tires, or has two (2) or more flat  tires,     (6 )   Mi s s i n g  a ma j o r  bo d y  part, such as a fender, quarter panel,  bumper, trunk lid, door or hood.   (c ) [A ]    “P e r s o n ”  [S H A L L ]  me a n s  an y  pe r s o n ,  firm, partnership, association, corporation, company, or organization of any  ki n d .    (d ) [B ]   “V e h i c l e ”   [S H A L L ]   me a n s   a  ma c h i n e  propelled by power other than human power designed to travel along the  gr o u n d   by   us e   of   wh e e l s ,   tr e a d s ,  runners, or slides, and transport persons or property or pull machinery and  sh a l l  in c l u d e ,  wi t h o u t  li m i t a t i o n ,  automobile, truck, trailer, motorcycle, tractor, buggy, and wagon.   (e ) [C ]   “S t r e e t   or   hi g h w a y ”   [S H A L L ]   means the entire width between the boundary lines of every way publicly  ma i n t a i n e d  wh e n  an y  pa r t  th e r e o f  is open to the use of the public for the purposes of vehicular travel.    (f ) [D ]   “P r o p e r t y ”  [S H A L L ]  me a n s  any real property within the City which is not a street or highway. 12 . 2 5 . 0 2 0 A b a n d o n m e n t o f v e h i c l e s . 12 . 2 5 . 0 2 0 A b a n d o n m e n t o f [ v ] V eh i c l e s . No p e r s o n s h a l l a b a n d o n a n y v e h i c l e w i t h i n t h e C i t y a n d n o p e r s o n s h a l l l e a v e a n y v e h i c l e a t a n y p l a c e w i t h i n th e C i t y f o r s u c h t i m e a n d u n d e r s u c h c i r c u m s t a n c e s as t o c a u s e s u c h v e h i c l e r e a s o n a b l y t o a p p e a r t o h a v e be e n a b a n d o n e d . No  pe r s o n  sh a l l  [A B A N D O N  AN Y ]  le a v e  an abandoned vehicle within the City. [AND NO PERSON SHALL LEAVE ANY  VE H I C L E  AT  AN Y  PL A C E  WI T H I N  TH E  CI T Y  FOR SUCH TIME AND UNDER SUCH CIRCUMSTANCES AS TO CAUSE SUCH  VE H I C L E  RE A S O N A B L Y  TO  AP P E A R  TO  HAVE BEEN ABANDONED.] Pa g e 22 of 10 0 12 . 2 5 . 0 3 0 L e a v i n g o f j u n k o r i l l e g a l l y p a r k e d v e h i c l e s . 12 . 2 5 . 0 3 0 L e a v i n g o f [ j ] J un k o r [ i ] I llegally [p]Parked [v]Vehicles. (a ) N o p e r s o n s h a l l l e a v e a n y j u n k v e h i c l e o n a n y s t re e t , h i g h w a y , o r p u b l i c p r o p e r t y w i t h i n t h e C i t y . (b ) N o p e r s o n s h a l l l e a v e a n y v e h i c l e r e m a i n i n g o n pu b l i c p r o p e r t y d e s i g n a t e d f o r p a r k i n g i n v i o l a t i o n of r e g u l a t i o n s , o r d i n a n c e s , a n d / o r p o s t e d t i m e s , p e r i o d s , o r c o n d i t i o n s . A n y s u c h v e h i c l e s h a l l b e su b j e c t t o e m e r g e n c y i m p o u n d i n g p r o c e d u r e s p u r s u a n t t o K M C 1 2 . 2 5 . 0 4 0 ( c ) . (c ) N o p e r s o n i n c h a r g e o r c o n t r o l o f a n y p r o p e r t y w i t h i n t h e C i t y , w h e t h e r a s o w n e r , t e n a n t , o c c u p a n t , le s s e e , o r o t h e r w i s e , s h a l l a l l o w a n y j u n k v e h i c l e t o r e m a i n o n s u c h p r o p e r t y l o n g e r t h a n s e v e n t y - tw o ( 7 2 ) h o u r s ; a n d n o p e r s o n s h a l l l e a v e a n y s u c h ve h i c l e o n a n y p r o p e r t y w i t h i n t h e C i t y f o r a lo n g e r t i m e t h a n s e v e n t y - t w o ( 7 2 ) h o u r s ; e x c e p t t h a t t h i s o r d i n a n c e s h a l l n o t a p p l y w i t h r e g a r d t o a ve h i c l e i n a n e n c l o s e d b u i l d i n g ; a v e h i c l e o n t h e p r e m i s e s o f a b u s i n e s s e n t e r p r i s e o p e r a t e d i n a la w f u l p l a c e a n d m a n n e r , w h e n n e c e s s a r y t o t h e op e r a t i o n o f s u c h b u s i n e s s e n t e r p r i s e ; o r a ve h i c l e i n a n a p p r o p r i a t e s t o r a g e p l a c e o r d e p o s i t o r y m a i n t a i n e d i n a l a w f u l p l a c e a n d m a n n e r b y th e C i t y . (d ) N o t w i t h s t a n d i n g K M C 1 2 . 2 5 . 0 3 0 ( c ) , n o v e h i c l e m a y b e r e m o v e d f r o m p r i v a t e p r o p e r t y w i t h o u t t h e co n s e n t o f t h e p r o p e r t y o w n e r o r o c c u p a n t . (e ) N o t w i t h s t a n d i n g t h e p r o v i s i o n s o f s u b s e c t i o n ( c ) o f t h i s s e c t i o n , i f t h e C i t y M a n a g e r h a s r e a s o n a b l e gr o u n d s t o b e l i e v e t h a t r e p a i r s c a n b e m a d e t o r e n d e r a j u n k v e h i c l e o p e r a b l e , t h a t t h e r e g i s t e r e d ow n e r o r o t h e r p e r s o n e n t i t l e d t o p o s s e s s i o n o f t h e v e h i c l e i s w i l l i n g t o u n d e r t a k e o r h a v e pe r f o r m e d s u c h r e p a i r s , t h a t t h e v e h i c l e d o e s n o t p o s e a n y h e a l t h o r s a f e t y h a z a r d , a n d t h a t t h e r e is n o r e a s o n a b l e m e a n s f o r r e m o v i n g t h e v e h i c l e f r o m p u b l i c v i e w w h i l e r e p a i r s a r e b e i n g pe r f o r m e d , t h e C i t y M a n a g e r m a y a u t h o r i z e a p e r i o d o f n o m o r e t h a n t h i r t y ( 3 0 ) d a y s f o r t h e pe r f o r m a n c e o f s u c h r e p a i r s . I n n o c a s e , h o w e v e r , m a y t h i s s e c t i o n b e c o n s t r u e d a s a u t h o r i z i n g th e o p e r a t i o n o f a j u n k y a r d o r o t h e r s a l v a g e o r r e p a i r b u s i n e s s w h e r e o t h e r r e q u i r e m e n t s o f t h e la w h a v e n o t b e e n m e t . (f ) “ J u n k v e h i c l e ” m e a n s a m o t o r v e h i c l e t h a t i s : (1 ) I n a c o n d i t i o n w h i c h e x h i b i t s t w o ( 2 ) o f t h e f o l l o w i n g e l e m e n t s : ( i ) A s u b s t a n t i a l a m o u n t o f b r o k e n o r m i s s i n g g l a s s , (i i ) M i s s i n g t w o ( 2 ) o r m o r e w h e e l s o r t i r e s , (i i i ) M i s s i n g a b o d y p a n e l o r b o d y p a r t , s u c h a s q u a r t e r p a n e l s , b u m p e r , t r u n k l i d o r h o o d , (i v ) M i s s i n g a n e s s e n t i a l c o m p o n e n t s u c h a s t h e e n g i n e , t r a n s m i s s i o n , c a r b u r e t o r , d i s t r i b u t o r , br a k e o r w h e e l c y l i n d e r , b r a k e s h o e , g e n e r a t o r , o r a l t e r n a t o r , s t a r t e r , f r o n t p a s s e n g e r se a t , o r d r i v e s h a f t ; o r (2 ) S t r i p p e d , w r e c k e d o r o t h e r w i s e i n o p e r a b l e d u e t o m e c h a n i c a l f a i l u r e ; o r (3 ) H a s n o t b e e n r e p a i r e d b e c a u s e o f m e c h a n i c a l d i f f i c u l t i e s o r b e c a u s e t h e c o s t o f r e p a i r s re q u i r e d t o m a k e i t o p e r a b l e e x c e e d s t h e f a i r m a r k e t v a l u e o f t h e v e h i c l e . (a ) No  pe r s o n  sh a l l  le a v e  an y  [j ] J un k  [v]Vehicle on any street, highway, or public property within the City.    (b ) No   pe r s o n   sh a l l   le a v e   an y   ve h i c l e  remaining on public property designated for parking in violation of  re g u l a t i o n s ,   or d i n a n c e s ,   an d / o r  posted times, periods, or conditions.  Any such vehicle shall be subject to  em e r g e n c y  im p o u n d i n g  pr o c e d u r e s  pursuant to KMC 12.25.040(c).    (c ) No   pe r s o n   in   ch a r g e   or  co nt r o l  of any property within the City, whether as owner, tenant, occupant, lessee, or  ot h e r w i s e ,   sh a l l   al l o w   an y   [j [ J u n k  [v]Vehicle to remain on such property longer than thirty (30) days[SEVENTY‐ TW O  (7 2 )  HO U R S ] ;  an d  no  pe r s o n  shall leave any such vehicle on any property within the City for a longer time  th a n   th i r t y   (3 0 )   da y s [S E V E N T Y ‐TWO (72) HOURS]; except that this ordinance shall not apply with regard to a  ve h i c l e  in  an   en c l o s e d   bu i l d i n g  or completely screened from public view and adjacent properties in compliance  wi t h   Ke n a i   Mu n i c i p a l   Co d e   12 . 2 5 . 0 4 0 ; a vehicle on the premises of a business enterprise operated in a lawful  pl a c e  an d  ma n n e r ,  wh e n  ne c e s s a r y  to the operation of such business enterprise; or a vehicle in an appropriate  st o r a g e  pl a c e  or  de p o s i t o r y  ma i n t a i n e d  in a lawful place and manner by the City.   [( D )   NO T W I T H S T A N D I N G   KM C   12 . 2 5 . 0 3 0 ( C ) ,  NO VEHICLE MAY BE REMOVED FROM PRIVATE PROPERTY WITHOUT  TH E  CO N S E N T  OF  TH E  PR O P E R T Y  OWNER OR OCCUPANT.]   (d ) [E ]        No t w i t h s t a n d i n g  th e  pr o v i s i o n s  of subsection (c) of this section, if the City Manager or designee has reasonable  gr o u n d s   to   be l i e v e   th a t   re p a i r s  can be made to render a junk vehicle operable, that the registered owner or  ot h e r   pe r s o n   en t i t l e d   to   po s s e s s i o n  of the vehicle is willing to undertake or have performed such repairs, that  th e  ve h i c l e  do e s  no t  po s e  an y  health or safety hazard, and that there is no reasonable means for removing the  ve h i c l e   fr o m   pu b l i c   vi e w   wh i l e  repairs are being performed, the City Manager may authorize a period of no  mo r e  th a n  th i r t y  (3 0 )  ad d i t i o n a l  days for the performance of such repairs. In no case, however, may this section  be   co n s t r u e d   as   au t h o r i z i n g   the operation of a junkyard or other salvage or repair business where other  re q u i r e m e n t s  of  th e  la w  ha v e  not been met.   [( F )   “J U N K  VE H I C L E ”  ME A N S  A MO T O R  VEHICLE THAT IS:   (1 )   IN  A CO N D I T I O N  WH I C H  EX H I B I T S  TWO (2) OF THE FOLLOWING  ELEMENTS:    (I )   A SU B S T A N T I A L  AM O U N T  OF BROKEN OR MISSING GLASS,    (I I )   MI S S I N G  TW O  (2 )  OR  MORE WHEELS OR TIRES,    (I I I )   MI S S I N G  A BO D Y  PA N E L  OR BODY PART, SUCH AS QUARTER PANELS, BUMPER, TRUNK LID OR HOOD,  (I V )   MI S S I N G   AN   ES S E N T I A L  COMPONENT SUCH AS THE ENGINE, TRANSMISSION, CARBURETOR,   DI S T R I B U T O R ,   BR A K E   OR WHEEL CYLINDER, BRAKE SHOE, GENERATOR, OR ALTERNATOR, STARTER,  FR O N T  PA S S E N G E R  SE A T ,  OR DRIVE SHAFT; OR    (2 )   ST R I P P E D ,  WR E C K E D  OR OTHERWISE INOPERABLE DUE TO MECHANICAL FAILURE; OR    (3 )   HA S  NO T  BE E N  RE P A I R E D  BECAUSE OF MECHANICAL DIFFICULTIES OR BECAUSE THE COST OF REPAIRS                                                           RE Q U I R E D  TO  MA K E  IT  OPERABLE EXCEEDS THE FAIR MARKET VALUE OF THE VEHICLE.]  12 . 2 5 . 0 4 0 I m p o u n d i n g 12 . 2 5 . 0 4 0 S t o r a g e o f J u n k V e h i c l s [12.25.040 IMPOUNDING] (a ) T h e C h i e f o f P o l i c e o r a n y m e m b e r o f h i s o r h e r D e p a r t m e n t d e s i g n a t e d b y h i m o r h e r i s h e r e b y au t h o r i z e d t o r e m o v e o r h a v e r e m o v e d a n y v e h i c l e l e f t at a n y p l a c e w i t h i n t h e C i t y w h i c h r e a s o n a b l y a p p e a r s to b e i n v i o l a t i o n o f a n y r e g u l a t i o n o r o r d i n a n c e o r l o st , s t o l e n , o r u n c l a i m e d . S u c h v e h i c l e s h a l l b e i m p o u n d e d un t i l l a w f u l l y c l a i m e d o r d i s p o s e d o f i n a c c o r d a n c e w i t h t h i s c h a p t e r . Ju n k  Ve h i c l e s  sh a l l  be  st o r e d  in  a ba c k  yard or side yard subject to the following restrictions:     Pa g e 23 of 10 0 (b ) W h e r e a n a b a n d o n e d , w r e c k e d , n o n - o p e r a t i n g , i l l e g a l l y p a r k e d o r d i s c a r d e d v e h i c l e p r e s e n t s n o ob s t r u c t i o n o r h a z a r d a n d i s p r o p e r l y r e g i s t e r e d a n d l i c e n s e d , s o t h a t t h e o w n e r o r o t h e r i n t e r e s t e d p e r s o n s ca n b e n o t i f i e d , t h e C h i e f o f P o l i c e , o r d e s i g n e e s h a l l g i v e n o t i c e b y p e r s o n a l s e r v i c e o r c e r t i f i e d m a i l w i t h re t u r n r e c e i p t r e q u e s t e d t o t h e o w n e r a n d / o r i n t e r e s t e d p e r s o n s t a t i n g : (1 ) A d e s c r i p t i o n o f t h e v e h i c l e ; (2 ) T h e v i o l a t i o n o r r e a s o n f o r p o l i c e a c t i o n ; (3 ) T h e p r o p o s e d a c t i o n t o b e t a k e n ; (4 ) T h e r i g h t o f t h e p e r s o n n o t i f i e d t o a h e a r i n g w i t h , a n d a n o p p o r t u n i t y t o b e h e a r d b y t h e C h i e f o f P o l i c e o r de s i g n e e i n o r d e r t h a t t h e p r o p o s e d a c t i o n o r a m o u n t d u e m a y b e c o n t e s t e d ; (5 ) T h a t s a i d v e h i c l e w i l l b e t o w e d , i m p o u n d e d , a n d / o r d i s p o s e d o f i f u n c l a i m e d f o r a p e r i o d o f t h i r t y ( 3 0 ) da y s a f t e r n o t i c e i s s e n t . (c ) W h e r e a n a b a n d o n e d , w r e c k e d , n o n - o p e r a t i n g , i l l e g a l l y p a r k e d , o r d i s c a r d e d v e h i c l e p r e s e n t s a n ob s t r u c t i o n o r ha z a r d , o r a n e m e r g e n c y e x i s t s , a n d s a i d v e h i c l e i s i m po u n d e d o r t o w e d , n o t i c e o f t h e t y p e , a n d t o t h e e x t e n t , se t f o r t h i n K M C 1 2 . 2 5 . 0 4 0 s h a l l b e g i v e n a s s o o n a s p r a c t i c a l a f t e r t o w i n g o r i m p o u n d . (d ) W h e r e t h e o w n e r o r o t h e r i n t e r e s t e d p e r s o n c a n n o t b e r e a d i l y a s c e r t a i n e d , n o t i c e b y p u b l i c a t i o n s h a l l b e gi v e n s u b s e q u e n t t o t o w i n g o r i m p o u n d a n d p r i o r t o s a l e o r o t h e r d i s p o s a l . (e ) T h e C h i e f o f P o l i c e s h a l l k e e p a r e c o r d o f a l l v e h i c l e s i m p o u n d e d , c o n t a i n i n g d a t e o f i m p o u n d i n g , de s c r i p t i o n o f v e h i c l e a n d c o n t e s t s t h e r e i n , c a u s e f o r w h i c h i m p o u n d e d , a n d o t h e r i n f o r m a t i o n d e e m e d pe r t i n e n t . (1 ) Tw o ‐th o u s a n d   sq u a r e   fe e t   of   yard area is required per vehicle, up to a maximum of   four vehicles per parcel  st o r e d  ou t s i d e .    (2 ) Th e   st o r a g e   ar e a   mu s t   be   sh i e l d e d  from public view by a sight obscuring fence with a minimum height of six  fe e t .    (3 ) An y   st o r e d  Ju n k   Ve h i c l e   mu s t  be covered with a car cover designed for covering vehicles in earth tone colors,  in c l u d i n g   bl a c k   or   gr a y .  Ve h i c l e  covers shall not include tarps, tarpaulin, or similar type cloths or canvas not  de s i g n e d  fo r  co v e r i n g  ve h i c l e s .   (4 ) Ju n k  Ve h i c l e s  ma y  on l y  be  st o r e d  on a property that has an existing principal permitted use. [( A ) T H E C H I E F O F P O L I C E O R A N Y M E M B E R O F H I S O R H E R D E P A R T M E N T D E S I G N A T E D B Y HI M O R H E R I S H E R E B Y A U T H O R I Z E D T O R E M O V E O R H A V E R E M O V E D A N Y V E H I C L E L E F T A T AN Y P L A C E W I T H I N T H E C I T Y W H I C H R E A S O N A B L Y A P P E A R S T O B E I N V I O L A T I O N O F A N Y RE G U L A T I O N O R O R D I N A N C E O R L O S T , S T O L E N , O R U N C L A I M E D . S U C H V E H I C L E S H A L L B E IM P O U N D E D U N T I L L A W F U L L Y C L A I M E D O R D I S P O S E D O F I N A C C O R D A N C E W I T H T H I S CH A P T E R . (B ) W H E R E A N A B A N D O N E D , W R E C K E D , N O N - O P E R A T I N G , I L L E G A L L Y P A R K E D O R DI S C A R D E D V E H I C L E P R E S E N T S N O O B S T R U C T I O N O R H A Z A R D A N D I S P R O P E R L Y RE G I S T E R E D A N D L I C E N S E D , S O T H A T T H E O W NER OR OTHER INTERESTED PERSONS CAN BE NO T I F I E D , T H E C H I E F O F P O L I C E , O R D E S I G N E E S H A L L G I V E N O T I C E B Y P E R S O N A L S E R V I C E OR C E R T I F I E D M A I L W I T H R E T U R N R E C E I P T R E Q U E S T E D T O T H E O W N E R A N D / O R I N T E R E S T E D PE R S O N S T A T I N G : (1 ) A D E S C R I P T I O N O F T H E V E H I C L E ; (2 ) T H E V I O L A T I O N O R R E A S O N F O R P O L I C E A C T I O N ; (3 ) T H E P R O P O S E D A C T I O N T O B E T A K E N ; (4 ) T H E R I G H T O F T H E P E R S O N N O T I F I E D T O A H E A R I N G W I T H , A N D A N O P P O R T U N I T Y T O B E HE A R D B Y T H E C H I E F O F P O L I C E O R D E S I G N E E IN ORDER THAT THE PROPOSED ACTION OR AM O U N T D U E M A Y B E C O N T E S T E D ; (5 ) T H A T S A I D V E H I C L E W I L L B E T O W E D , I M P O U N D E D , A N D / O R D I S P O S E D O F I F U N C L A I M E D FO R A P E R I O D O F T H I R T Y ( 3 0 ) D A Y S A F T E R N O T I C E I S S E N T . (C ) W H E R E A N A B A N D O N E D , W R E C K E D , N O N - O P E R A T I N G , I L L E G A L L Y P A R K E D , O R DI S C A R D E D V E H I C L E P R E S E N T S A N O B S T R U C T I O N O R H A Z A R D , O R A N E M E R G E N C Y E X I S T S , AN D S A I D V E H I C L E I S I M P O U N D E D O R T O W E D , NOTICE OF THE TYPE, AND TO THE EXTENT, SE T F O R T H I N K M C 1 2 . 2 5 . 0 4 0 S H A L L B E G I V E N A S S O O N A S P R A C T I C A L A F T E R T O W I N G O R IM P O U N D . (D ) W H E R E T H E O W N E R O R O T H E R I N T E R E S T E D P E R S O N C A N N O T B E R E A D I L Y AS C E R T A I N E D , N O T I C E B Y P U B L I C A T I O N S H A L L B E G I V E N S U B S E Q U E N T T O T O W I N G O R IM P O U N D A N D P R I O R T O S A L E O R O T H E R D I S P O S A L . (E ) T H E C H I E F O F P O L I C E S H A L L K E E P A R E C O R D O F A L L V E H I C L E S I M P O U N D E D , CO N T A I N I N G D A T E O F I M P O U N D I N G , D E S C R I P T I O N O F V E H I C L E A N D C O N T E S T S T H E R E I N , CA U S E F O R W H I C H I M P O U N D E D , A N D O T H E R I N F O R M A T I O N D E E M E D P E R T I N E N T . ] 12 . 2 5 . 0 5 0 R e d e m p t i o n o f i m p o u n d e d v e h i c l e s 12 . 2 5 . 0 5 0 R e p a i r o f Ju n k V e h i c l e s [ R E D E M P T I O N O F I M P O U N D E D V E H I C L E S ] (a ) A f t e r a v e h i c l e h a s b e e n i m p o u n d e d a s p r o v i d e d by r e g u l a t i o n o r o r d i n a n c e a n d t h e o w n e r o r au t h o r i z e d r e p r e s e n t a t i v e o f t h e o w n e r o f t h e v e h i c l e c l a i m s t h e s a m e , h e o r s h e s h a l l b e i n f o r m e d o f th e n a t u r e a n d c i r c u m s t a n c e s c a u s i n g t h e i m p o u n d m e n t o f s u c h v e h i c l e a n d t o o b t a i n r e l e a s e th e r e o f s h a l l p a y a l l t o w i n g a n d s t o r a g e f e e s u n l e s s p u r s u a n t t o K M C 1 2 . 2 5 . 0 4 0 i t i s a d m i n i s t r a t i v e l y de t e r m i n e d t h a t t h e a c t i o n t a k e n w a s u n w a r r a n t e d , i n w h i c h c a s e t h e v e h i c l e s h a l l b e r e l e a s e d Ju n k  ve h i c l e s  sh a l l  ma y  on l y  be  re p a i r e d  subject to the following restrictions:   (1 )    Ju n k  Ve h i c l e  re p a i r  sh a l l  ta k e  place within an enclosed structure or in a side or back yard.    Pa g e 24 of 10 0 im m e d i a t e l y t o t h e o w n e r w i t h o u t c o l l e c t i o n o f f e e s o r o t h e r c h a r g e s . (b ) I f t h e o p e r a t o r o r o w n e r o f t h e v e h i c l e , u p o n h e a r i n g b e f o r e a j u d g e , i s f o u n d n o t g u i l t y o f t h e vi o l a t i o n o f w h i c h h e o r s h e i s c h a r g e d , t h e i m p o u n d e d v e h i c l e s h a l l b e r e l e a s e d i m m e d i a t e l y t o t h e ow n e r w i t h o u t c o l l e c t i o n o f f e e s o r o t h e r c h a r g e s . I f t h e o w n e r o r o p e r a t o r o f s u c h v e h i c l e i s f o u n d gu i l t y b y t h e j u d g e , a n y f i n e i m p o s e d u n d e r t h e p r o v i s i o n s o f t h e a p p r o p r i a t e s e c t i o n o f t h i s t i t l e s h a l l be i n a d d i t i o n t o t h e t o w i n g a n d s t o r a g e c h a r g e s h e r e i n p r e s c r i b e d . (c ) A v e h i c l e i s d e c l a r e d t o b e i m p o u n d e d w h e n a n a u t h o r i z e d p e r s o n , p u r s u a n t t o a n d u n d e r a u t h o r i t y of t h i s t i t l e , r e q u e s t s d i s p a t c h o f a t o w t r u c k to e f f e c t t h e i m p o u n d m e n t . A p e r s o n w h o s e v e h i c l e h a s be e n i m p o u n d e d m a y o b t a i n t h e r e l e a s e o f t h e i m p o u n d e d v e h i c l e , i f t o w i n g h a s n o t c o m m e n c e d , b y pa y i n g t h e t o w c o n t r a c t o r t h e t a r i f f e d o r c o n t r a c t r a t e a s p r o v i d e d f o r c a n c e l e d t r i p s , p r o v i d e d t h a t su c h i m p o u n d m e n t i s o n e w h e r e t h e o w n e r i s e n t i t l e d to r e l e a s e o f t h e v e h i c l e . T h i s s e c t i o n h a s n o ef f e c t o n a c i t a t i o n , t i c k e t , o r c o m p l a i n t t h a t m a y b e i s s u e d i n c o n n e c t i o n w i t h t h e i m p o u n d m e n t .  (2 )   Re p a i r   wo r k   ma y   no t   be   co n d u c t e d  on more than one junk vehicle at a time unless within an enclosed  st r u c t u r e .    (3 ) Pa r t s ,  eq u i p m e n t ,  an d  su p p l i e s  must be stored in an area that is screened from public view.    (4 ) Ju n k  Ve h i c l e  re p a i r  is  no t  al l o w e d  within the public right‐of‐way.  (A ) A F T E R A V E H I C L E H A S B E E N I M P O U N D E D A S P R O V I D E D B Y R E G U L A T I O N O R O R D I N A N C E AN D T H E O W N E R O R A U T H O R I Z E D R E P R E S E N T A T I V E O F T H E O W N E R O F T H E V E H I C L E CL A I M S T H E S A M E , H E O R S H E S H A L L B E I N F O R M E D O F T H E N A T U R E A N D CI R C U M S T A N C E S C A U S I N G T H E I M P O U N D M E N T O F S U C H V E H I C L E A N D T O O B T A I N RE L E A S E T H E R E O F S H A L L P A Y A L L T O W I N G A N D S T O R A G E F E E S U N L E S S P U R S U A N T T O KM C 1 2 . 2 5 . 0 4 0 I T I S A D M I N I S T R A T I V E L Y D E TERMINED THAT THE ACTION TAKEN WAS UN W A R R A N T E D , I N W H I C H C A S E T H E V E H I C L E SHALL BE RELEASED IMMEDIATELY TO TH E O W N E R W I T H O U T C O L L E C T I O N O F F E E S O R O T H E R C H A R G E S . (B ) I F T H E O P E R A T O R O R O W N E R O F T H E V E H I C L E , U P O N H E A R I N G B E F O R E A J U D G E , I S FO U N D N O T G U I L T Y O F T H E V I O L A T I O N O F W H I C H H E O R S H E I S C H A R G E D , T H E IM P O U N D E D V E H I C L E S H A L L B E R E L E A S E D I M M E D I A T E L Y T O T H E O W N E R W I T H O U T CO L L E C T I O N O F F E E S O R O T H E R C H A R G E S . I F T H E O W N E R O R O P E R A T O R O F S U C H VE H I C L E I S F O U N D G U I L T Y B Y T H E J U D G E , A N Y F I N E I M P O S E D U N D E R T H E P R O V I S I O N S OF T H E A P P R O P R I A T E S E C T I O N O F T H I S T I T L E S H A L L B E I N A D D I T I O N T O T H E T O W I N G AN D S T O R A G E C H A R G E S H E R E I N P R E S C R I B E D . (C ) A V E H I C L E I S D E C L A R E D T O B E I M P O U N D E D W H E N A N A U T H O R I Z E D P E R S O N , P U R S U A N T TO A N D U N D E R A U T H O R I T Y O F T H I S T I T L E , R E Q U E S T S D I S P A T C H O F A T O W T R U C K T O EF F E C T T H E I M P O U N D M E N T . A P E R S O N W H O S E V E H I C L E H A S B E E N I M P O U N D E D M A Y OB T A I N T H E R E L E A S E O F T H E I M P O U N D E D V E H I C L E , I F T O W I N G H A S N O T C O M M E N C E D , BY P A Y I N G T H E T O W C O N T R A C T O R T H E T A R I F F E D O R C O N T R A C T R A T E A S P R O V I D E D FO R C A N C E L E D T R I P S , P R O V I D E D T H A T SUCH IMPOUNDMENT IS ONE WHERE THE OW N E R I S E N T I T L E D T O R E L E A S E O F T H E V E H I C LE. THIS SECTION HAS NO EFFECT ON A CI T A T I O N , T I C K E T , O R C O M P L A I N T T H A T M AY BE ISSUED IN CONNECTION WITH THE IM P O U N D M E N T . 12 . 2 5 . 0 6 0 D i s p o s i t i o n - D e s t r u c t i o n 12 . 2 5 . 0 6 0 I m p o u n d i n g o f V e h i c l e s a n d J u n k a n d A b a n d o n e d V e h i c l e s [DISPOSITION - DESTRUCTION] (a ) I f t h e C h i e f o f P o l i c e o r d e s i g n e e d e t e r m i n e s t h a t a n a b a n d o n e d v e h i c l e i m p o u n d e d p u r s u a n t t o t h i s ch a p t e r h a s b e e n s c r a p p e d , d i s m a n t l e d , o r de s t r o y e d b e y o n d r e p a i r a s p r o v i d e d i n A S 28 . 1 0 . 2 2 1 ( a ) ( 2 ) , a n d A S 2 8 . 1 0 . 0 5 1 ( a ) ( 3 ) , o r i f h e o r s h e d e t e r m i n e s t h a t b e c a u s e o f t h e a g e a n d co n d i t i o n o f t h e v e h i c l e i t i s n o l o n g e r o f s i g n i f i c a n t v a l u e , h e o r s h e m a y d i s p o s e o f i t b y c r u s h i n g o r ot h e r m e a n s o f d e s t r u c t i o n u p o n t h e e x p i r a t i o n o f th e t h i r t y ( 3 0 ) d a y p e r i o d r e q u i r e d b y K M C 12 . 2 5 . 0 4 0 . (b ) T h e C i t y m a y a l s o d i s p o s e o f j u n k v e h i c l e s a t t h e w r i t t e n r e q u e s t o f t h e r e g i s t e r e d o w n e r o f t h e ve h i c l e o r p e r s o n i n l a w f u l p o s s e s s i o n o r c o n t r o l o f t h e v e h i c l e . T h i s w r i t t e n r e q u e s t s h a l l b e o n a f o r m pr e s c r i b e d b y t h e C i t y . (a ) Th e   Ci t y   Ma n a g e r   or   de s i g n e e  is hereby authorized to remove or have removed any vehicle left at any place  wi t h i n   th e   Ci t y   wh i c h   re a s o n a b l y  appears to be in violation of any regulation or ordinance or lost, stolen, or  un c l a i m e d .    Su c h   ve h i c l e   sh a l l  be impounded until lawfully claimed or disposed of in accordance with this  ch a p t e r .     (b ) Wh e r e   an   ab a n d o n e d ,   ju n k ,   wrecked, non‐operating, illegally parked or discarded vehicle presents no  ob s t r u c t i o n   or   ha z a r d   an d   is   properly registered and licensed, so that the owner or other interested persons  ca n  be  no t i f i e d ,  th e  Ci t y  Ma n a g e r ,  or designee shall give notice by personal service or certified mail with return  re c e i p t  re q u e s t e d  to  th e  ow n e r  and/or interested person stating:    Pa g e 25 of 10 0 (1 ) A de s c r i p t i o n  of  th e  ve h i c l e ;    (2 ) Th e  vi o l a t i o n  or  re a s o n  for police action;   (3 ) Th e  pr o p o s e d  ac t i o n  to  be taken;   (4 ) Th e  ri g h t  of  th e  pe r s o n  notified to a hearing with, and an opportunity to be heard by the City Manager  or  de s i g n e e  in  or d e r  th a t  the proposed action or amount due may be contested;   (5 ) Th a t   sa i d   ve h i c l e   wi l l   be  towed, impounded, and/or disposed of if unclaimed for a period of thirty (30)  da y s  af t e r  no t i c e  is  se n t .    (c ) Wh e r e   an   ab a n d o n e d ,   ju n k ,   wrecked, non‐operating, illegally parked, or discarded vehicle presents an  ob s t r u c t i o n  or  ha z a r d ,  or  an  em e r g e n c y  exists, and said vehicle is impounded or towed, notice of the type, and  to  th e  ex t e n t ,  se t  fo r t h  in  KM C  12.25.0[4]60 shall be given as soon as practical after towing or impound.    (d ) Wh e r e  th e  ow n e r  or  ot h e r  in t e r e s t e d  person cannot be readily ascertained, notice by publication shall be given  su b s e q u e n t  to  to w i n g  or  im p o u n d  and prior to sale or other disposal.   (e )   Th e  Ci t y  Ma n a g e r  or  de s i g n e e  shall keep a record of all vehicles impounded, containing date of impounding,  de s c r i p t i o n  of  ve h i c l e  an d  co n t e n t s  therein, cause for which impounded, and other information deemed  pe r t i n e n t . [( A ) I F T H E C H I E F O F P O L I C E O R DESIGNEE DETERMINES THAT AN ABANDONED VEHICLE IM P O U N D E D P U R S U A N T T O T H I S C H A P T E R H A S B E E N S C R A P P E D , D I S M A N T L E D , O R DE S T R O Y E D B E Y O N D R E P A I R A S P R O V I D E D I N A S 2 8 . 1 0 . 2 2 1 ( A ) ( 2 ) , A N D A S 2 8 . 1 0 . 0 5 1 ( A ) ( 3 ) , OR I F H E O R S H E D E T E R M I N E S T H A T B E C A U S E O F T H E A G E A N D C O N D I T I O N O F T H E VE H I C L E I T I S N O L O N G E R O F S I G N I F I C A N T V A L U E , H E O R S H E M A Y D I S P O S E O F I T B Y CR U S H I N G O R O T H E R M E A N S O F D E S T R U C T I O N U P O N T H E E X P I R A T I O N O F T H E T H I R T Y (3 0 ) D A Y P E R I O D R E Q U I R E D B Y K M C 1 2 . 2 5 . 0 4 0 . ] [( B ) T H E C I T Y M A Y A L S O D I S P O S E O F J U N K V E H I C L E S A T T H E W R I T T E N R E Q U E S T O F T H E RE G I S T E R E D O W N E R O F T H E V E H I C L E O R P E R S O N I N L A W F U L P O S S E S S I O N O R C O N T R O L OF T H E V E H I C L E . T H I S W R I T T E N R E Q U E S T S H A L L B E O N A F O R M P R E S C R I B E D B Y T H E CI T Y . ] 12 . 2 5 . 0 7 0 S a l e o f i m p o u n d e d v e h i c l e s . 12 . 2 5 . 0 7 0 R e d e m p t i o n o f I m p o u n d e d V e h i c l e s [SALE OF IMPOUNDED VEHICLES] Wh e n a v e h i c l e h a s b e e n i m p o u n d e d f o r v i o l a t i o n s o f t h i s t i t l e , t h e C h i e f o f P o l i c e o r d e s i g n a t e d a g e n t s h a l l se n d a n o t i c e b y c e r t i f i e d m a i l t o b o t h t h e l e g a l a n d r e g i s t er e d o w n e r o f t h e v e h i c l e , i f d i f f e r e n t p e r s o n s , w h e n th e n a m e o f t h e o w n e r o r o w n e r s c a n b e a s c e r t a i n e d b y ch e c k i n g t h e r e c o r d s o f t h e A l a s k a D e p a r t m e n t o f Pu b l i c S a f e t y . T h e n o t i c e s h a l l a c c u r a t e l y d e s c r i b e t he v e h i c l e a n d a n y p r o p e r t y t h e r e i n , g i v e t h e d a t e t h e ve h i c l e w a s i m p o u n d e d a n d s t a t e t h a t u n l e s s t h e v e h i c l e i s r e cl a i m e d w i t h i n t h i r t y ( 3 0 ) d a y s f r o m t h e d a t e o f th e n o t i c e , i t w i l l b e d i s p o s e d o f p u r s u a n t t o S t a t e l a w . (a ) Af t e r   a  ve h i c l e   ha s   be e n   im p o u n d e d  as provided by regulation or ordinance and the owner or authorized  re p r e s e n t a t i v e   of   th e   ow n e r   of the vehicle claims the same, he or she shall be informed of the nature and  ci r c u m s t a n c e s  ca u s i n g  th e  im p o u n d m e n t  of such vehicle. He or she shall obtain a release thereof and shall pay  al l   to w i n g  an d   st o r a g e   fe e s  un l e s s  pursuant to KMC 12.25.060 it is administratively determined that the action  ta k e n   wa s   un w a r r a n t e d ,   in   which case the vehicle shall be released immediately to the owner without  co l l e c t i o n  of  fe e s  or  ot h e r  ch a r g e s .    (b ) If   th e   op e r a t o r   or   ow n e r   of   th e  vehicle, upon hearing before a magistrate and or judge in a court of law, is  fo u n d   no t   gu i l t y   of   th e   vi o l a t i o n  of which he or she is charged, the impounded vehicle shall be released  im m e d i a t e l y  to  th e  ow n e r  wi t h o u t  collection of fees or other charges.  If the owner or operator of such vehicle  is   fo u n d   gu i l t y   by   th e   ma g i s t r a t e  and or judge in a court of law, any fine imposed under the provisions of the  ap p r o p r i a t e  se c t i o n  of  th i s  ti t l e  shall be in addition to the towing and storage charges herein prescribed.  Pa g e 26 of 10 0  (c )   A ve h i c l e  is  de c l a r e d  to  be  im p o u n d e d  when an authorized person, pursuant to and under authority of this title,  re q u e s t s  di s p a t c h  of  a to w  tr u c k  to effect the impoundment.  A person whose vehicle has been impounded may  ob t a i n  th e  re l e a s e  of  th e  im p o u n d e d  vehicle, if towing has not commenced, by paying the tow contractor the  ta r i f f e d  or  co n t r a c t  ra t e  as  pr o v i d e d  for canceled trips, provided that such impoundment is one where the  ow n e r  is  en t i t l e d  to  re l e a s e  of  the vehicle.  This section has no effect on a citation, ticket, or complaint that may  be  is s u e d  in  co n n e c t i o n  wi t h  th e  impoundment. [W H E N A V E H I C L E H A S B E E N I M P O U N D E D F O R V I O L A T I O N S O F T H I S T I T L E , T H E C H I E F O F P O L I C E OR D E S I G N A T E D A G E N T S H A L L S E N D A N O T I C E B Y C E R T I F I E D M A I L T O B O T H T H E L E G A L A N D RE G I S T E R E D O W N E R O F T H E V E H I C L E , I F D I F F E R E N T P E R S O N S , W H E N T H E N A M E O F T H E OW N E R O R O W N E R S C A N B E A S C E R T A I N E D B Y C H E C K I N G T H E R E C O R D S O F T H E A L A S K A DE P A R T M E N T O F P U B L I C S A F E T Y . T H E N O T I C E S H A L L A C C U R A T E L Y D E S C R I B E T H E V E H I C L E A N D AN Y P R O P E R T Y T H E R E I N , G I V E T H E D A T E T H E V E H I C L E W A S I M P O U N D E D A N D S T A T E T H A T UN L E S S T H E V E H I C L E I S R E C L A I M E D W I T H I N T H I R T Y ( 3 0 ) D A Y S F R O M T H E D A T E O F T H E N O T I C E , IT W I L L B E D I S P O S E D O F P U R S U A N T T O S T A T E L A W . ] 12 . 2 5 . 0 8 0 W a i v e r o f c l a i m s o f d a m a g e s . 12 . 2 5 . 0 8 0 D i s p o s i t i o n – D e s t r u c t i o n [WAIVER OF CLAIMS OF DAMAGES] An o w n e r o f a n a b a n d o n e d , d i s c a r d e d o r i l l e g a l l y p a r k e d v eh i c l e , w a i v e s a n y c l a i m s h e o r s h e m a y h a v e f o r da m a g e t o h i s o r h e r v e h i c l e w h i c h m a y r e s u l t f r o m a c t i o n s t a k e n p u r s u a n t t o t h i s c h a p t e r . S u c h d a m a g e in c l u d e s , b u t i s n o t l i m i t e d t o , a c c i d e n t a l d a m a g e o r d e s t r u c t i o n o c c a s i o n e d b y r e m o v a l , t r a n s p o r t , s t o r a g e , an d a c t s o f t h i r d p a r t i e s . (a ) If  th e  Ci t y  Ma n a g e r  or  de s i g n e e  determines that an abandoned vehicle impounded pursuant to this chapter has  be e n   sc r a p p e d ,   di s m a n t l e d ,   or destroyed beyond repair as provided in AS 28.10.221(a)(2), and AS  28 . 1 0 . 0 5 1 ( a ) ( 3 ) ,  ap p l i c a b l e   st a t e  law or if he or she determines that because of the age and condition of the  ve h i c l e  it  is  no  lo n g e r  of  si g n i f i c a n t  value, he or she may dispose of it by crushing or other means of destruction  up o n  th e  ex p i r a t i o n  of  th e  th i r t y  (30) day period required by KMC 12.25.060.   (b ) Th e  Ci t y  ma y  al s o  di s p o s e  of  Ju n k  Vehicles at the written request of the registered owner of the vehicle or  pe r s o n  in  la w f u l  po s s e s s i o n  or  control of the vehicle.  This written request shall be on a form prescribed by the  Ci t y .   [A N O W N E R O F A N A B A N D O N E D , D I S C A R D E D O R I L L E G A L L Y P A R K E D V E H I C L E , W A I V E S A N Y CL A I M S H E O R S H E M A Y H A V E F O R D A M A G E T O H I S O R H E R V E H I C L E W H I C H M A Y R E S U L T F R O M AC T I O N S T A K E N P U R S U A N T T O T H I S C H A P T E R . S U C H D A M A G E I N C L U D E S , B U T I S N O T L I M I T E D TO , A C C I D E N T A L D A M A G E O R D E S T R U C T I O N O C C A S I O N E D B Y R E M O V A L , T R A N S P O R T , S T O R A G E , AN D A C T S O F T H I R D P A R T I E S . ] 12 . 2 5 . 0 8 0 P e n a l t y . 12 . 2 5 . 0 9 0 S a l e o f I m p o u n d e d V e h i c l e s [PENALTY]. A p e r s o n w h o v i o l a t e s K M C 1 2 . 2 5 . 0 2 0 o r 1 2 . 2 5 . 0 3 0 o f t h is c h a p t e r , u p o n c o n v i c t i o n , i s p u n i s h a b l e b y a f i n e as p r o v i d e d f o r v i o l a t i o n s i n K M C 1 3 . 0 5 . 0 1 0 . ( O r d s . 8 7 4 , 1 2 4 0 ) Wh e n a v e h i c l e h a s b e e n i m p o u n d e d f o r v i o l a t i o n s o f t h i s title, the City Manager or designee or designated ag e n t s h a l l s e n d a n o t i c e b y c e r t i f i e d m a i l t o b o t h t h e l e g a l a n d r e g i s t e r e d o w n e r o f t h e v e h i c l e , i f d i f f e r e n t pe r s o n s , w h e n t h e n a m e o f t h e o w n e r o r o w n e r s c a n b e a s c e r t a i n e d b y c h e c k i n g t h e r e c o r d s o f t h e A l a s k a De p a r t m e n t o f P u b l i c S a f e t y . T h e n o t i c e s h a l l a c c u r a t e ly describe the vehicle and any property therein, give th e d a t e t h e v e h i c l e w a s i m p o u n d e d a n d s t a t e t h a t u n l e s s t h e v e h i c l e i s r e c l a i m e d w i t h i n t h i r t y ( 3 0 ) d a y s f r o m th e d a t e o f t h e n o t i c e , i t w i l l b e d i s p o s e d o f p u r s u a n t t o S t a t e l a w . [A P E R S O N W H O V I O L A T E S K M C 1 2 . 2 5 . 0 2 0 O R 1 2 . 2 5 . 0 3 0 OF THIS CHAPTER, UPON CONVICTION, IS PU N I S H A B L E B Y A F I N E A S P R O V I D E D F O R V I O L A T I O N S I N K M C 1 3 . 0 5 . 0 1 0 . ( O R D S . 8 7 4 , 1 2 4 0 ) ] 12 . 2 5 . 1 0 0 W a i v e r o f C l a i m s f o r D a m a g e s An o w n e r o f a n a b a n d o n e d , d i s c a r d e d o r i l l e g a l l y p a r k e d v ehicle, waives any claims he or she may have for da m a g e t o h i s o r h e r v e h i c l e w h i c h m a y r e s u l t f r o m a c t i o n s t a k e n p u r s u a n t t o t h i s c h a p t e r . S u c h d a m a g e in c l u d e s , b u t i s n o t l i m i t e d t o , a c c i d e n t a l d a m a g e o r d e s t r u c t i o n o c c a s i o n e d b y r e m o v a l , t r a n s p o r t , s t o r a g e , Pa g e 27 of 10 0                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 28 of 100 STAFF REPORT To: Planning & Zoning Commission Date: May 13, 2015 Res: PZ15-08 GENERAL INFORMATION Applicant: Eric and Susan Wilcox 907-283-4537 416 McCollum Drive Kenai, Alaska 99611 Requested Action: Variance requesting a five foot side yard setback where 15 feet is required for the placement of a 12 X 32 (384 sq. ft) prefabricated storage shed Legal Description: Lot 1, Buzzell Subdivision Street Address: 416 McCollum Dr. KPB Parcel No.: 04511031 Existing Zoning: Rural Residential 1 Current Land Use: Single Family Residence Land Use Plan: Neighborhood Residential ANALYSIS General Information: The subject property is in the Rural Residential 1 Zone; therefore, Kenai Municipal Code14.24.020 Development Requirements Table provides for a fifteen foot side yard setback. Kenai Municipal Code 14.20.200(a) requires that accessory structures (storage shed) meet the same yard setback requirements as the principal structure (residence), except as follows: (1) Covered but unenclosed passenger landings, or storage sheds of not more than one hundred twenty (120) square feet and not more than one (1) story in height may extend into either side yard or rear yard, but such structure shall not be closer than five feet (5′) to an adjoining lot; (2) Covered but unenclosed passenger landings, or storage sheds of not more than two hundred (200) square feet, with no side or end longer than sixteen feet (16′), and not more than one (1) story in height may extend into the rear yard, but such structure shall not be closer than five feet (5′) to the rear lot line; Page 29 of 100 (3)Unenclosed outside stairways, fire escapes, porches, or landing places as well as cornices, canopies, eaves, and other similar architectural features not providing additional floor space may extend into a required side or rear yard except within five feet (5′) of any lot line; (4)A detached accessory building may be permitted to occupy a rear yard; provided that, not more than one-third (1/3) of the total area of such rear yard shall be so occupied. Except as provided in KMC 14.20.200(a)(1) and KMC 14.20.200(a)(2), setbacks, per development tables, must be maintained if structure requires a building permit; (5)For purposes of this section one (1) story in height is a maximum of twelve feet (12′) high as measured from the ground to the highest point of the subject structure roof. The exceptions as set forth above do not apply to the applicants’ project since the building size exceeds the square footage limitations for these exceptions. The site plan provided by the applicants indicate that the storage shed shall be placed in the side yard on an existing gravel pad. The applicants wish to maintain a 20 foot separation between the storage shed and residence to allow the applicant to maneuver and store their boat next to their residence or in the back yard. Further, the applicants state that the gravel area adjacent to the residence has been used as a parking area for the last 25 years. KMC 14.20.180 details the intent and application process for Variance Permits. The Code also outlines the review criteria that should be used by the Planning and Zoning Commission to determine if a variance should be granted. The Commission shall establish a finding that all of the following conditions exist as a prerequisite to issuance of a variance permit: 1.Special conditions or circumstances are present which are peculiar to the land or structures involved which are not applicable to other lands or structures in the same zoning district. Staff Comments: It does not appear that there are special conditions or circumstances that are peculiar to this site, which are not applicable to other lands or structures in the same zoning district. 2.The special conditions or circumstances have not been caused by actions of the applicant and such conditions and circumstances do not merely constitute a pecuniary hardship or inconvenience. Staff Comments: The applicant currently has an existing shed in the rear of the property. Applicants indicate that this shed is in disrepair and that it is their intent to remove the shed at some point. Page 30 of 100 The existing shed currently encroaches into the rear set back and the removal of the shed will alleviate the encroachment. Applicants have indicated that they have spoken to the adjoining property owner, Grace Brethren Church, and the property does not have an objection to the placement of the storage shed. Applicants state that the placement of the shed will not require the removal of any trees and that the treed area between the adjoining properties create a privacy buffer. 3.The granting of the variance shall not authorize a use that is not a permitted principal use in the zoning district in which the property is located. Staff Comments: The permitted principal use for this property is a single family dwelling; an accessory building is an allowed use so long as there is permitted principal use (residence) on the property. 4.The granting of a variance shall be the minimum variance that will provide for the reasonable use of the land and/or structure. Staff Comments: The applicants wish to maintain a 20 foot separation between the storage shed and residence to allow the applicants space to maneuver their boat; therefore, the storage shed may not be moved closer to the residence. The applicants state that the gravel area adjacent to the residence has been used as a parking area for the last 25 years. Applicant plans to place the shed on the existing gravel pad. 5.The granting of a variance shall not be based upon other non- conforming land uses or structures within the same land use or zoning district. Staff Comments: The request for the variance is based on the applicants’ desire to place a storage shed on their property and not on any other variance that may have been granted in the Rural Residential 1 Zone. RECOMMENDATIONS Administration recommends the granting of this variance because it would be consistent with the intent of KMC 14.20.180(a) which states “to provide relief when the literal enforcement would deprive a property owner of the reasonable use of his real property”. The issuance of the variance shall be conditioned upon the following: a.Applicants must comply with all Federal, State, and local regulations. Page 31 of 100 b. Applicants must obtain a building permit prior to the placement of the prefabricated storage shed on the property. ATTACHMENTS: 1. Resolution No. PZ15-08 2. Application 3. Site Plan 4. Map Page 32 of 100 CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ15-08 VARIANCE PERMIT A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI GRANTING A TEN FOOT SIDE YARD SETBACK VARIANCE WHERE 15 FEET IS REQUIRED TO ALLOW A FIVE FOOT SIDE YARD SETBACK, FOR THE PLACEMENT OF A 12 FOOT X 32 FOOT (384 SQUARE FEET) PREFABRICATED STORAGE SHED. THIS VARIANCE IS AUTHORIZED BY 14.20.180 OF THE KENAI ZONING CODE: APPLICANTS’ NAME AND ADDRESS: ERIC AND SUSAN WILCOX, 416 MCCOLLUM DRIVE, KENAI, AK 99611 PROPERTY LOCATION: 416 MCCOLLUM DRIVE, LOT 1, BUZZELL SUBDIVISION WHEREAS, The Commission finds that Section 14.20.180 provides that a variance from the strict provisions of the zoning code may be granted by the Commission if all conditions specified in 14.20.180 are met; and WHEREAS, the City of Kenai Planning and Zoning Commission finds: 1. That an application meeting the requirements of Section 14.20.180 (b) has been submitted and received on April 6, 2015; 2. This request is located on land zoned as Rural Residential 1 3. Parent Borough Parcel No: 04511031 4. That the applicant seeks a variance that reduces the 15 foot side yard setback to five feet along the southerly boundary of the property. 5. The Planning & Zoning Commission has found that the conditions which are a prerequisite to issuance of a variance have been met, as follows: a. Special conditions or circumstances are present which are peculiar to the land or structures involved which are not applicable to other lands or structures in the same zoning district. 210 Fidalgo Avenue, Kenai, Alaska 99611-7794 Telephone: 907-283-7535 / Fax: 907-283-3014 www.ci.kenai.ak.us Page 33 of 100 Staff Comments: It does not appear that there are special conditions or circumstances that are peculiar to this site, which are not applicable to other lands or structures in the same zoning district. b. The special conditions or circumstances have not been caused by actions of the applicant and such conditions and circumstances do not merely constitute a pecuniary hardship or inconvenience. Staff Comments: The applicants currently have an existing shed in the rear of the property. Applicants indicate that this shed is in disrepair and that it is their intent to remove the shed at some point. The existing shed currently encroaches into the rear set back and the removal of the shed will alleviate the encroachment. Applicants have indicated that they have spoken to the adjoining property owner, Grace Brethren Church, and the owner does not have an objection to the placement of the storage shed. Applicants state that the placement of the shed will not require the removal of any trees and that the treed area between the adjoin properties create a privacy buffer. c. The granting of the variance shall not authorize a use that is not a permitted principal use in the zoning district in which the property is located. Staff Comments: The permitted principal use for this property is a single family dwelling; an accessory building is an allowed use so long as there is permitted principal use (residence) on the property. d. The granting of a variance shall be the minimum variance that will provide for the reasonable use of the land and/or structure. Staff Comments: The applicants wish to maintain a 20 foot separation between the storage shed and residence to allow the applicants space to maneuver their boat; therefore, the storage shed may not be moved closer to the residence. The applicant state that the gravel area adjacent to the residence has been used as a parking area for the last 25 years. Applicants plan to place the shed on the existing gravel pad. e. The granting of a variance shall not be based upon other non-conforming land uses or structures within the same land use or zoning district. Staff Comments: The request for the variance is based on the applicants’ desire to place a storage shed on their property and not on any other variance that may have been granted in the Rural Residential 1 Zone. 6. That a duly advertised public hearing as required by KMC 14.20.153 was conducted by the Commission on May 13, 2015. Page 34 of 100 7. Applicants must comply with all Federal, State, and local regulations. 8. Applicants must apply for a building permit prior to the placement of the prefabricated storage shed on the property. NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI THAT THE CONDITIONS SPECIFIED IN 14.20.180 HAVE BEEN SHOWN TO EXIST AND THEREFORE GRANTS THE VARIANCE. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, ON THIS 13th DAY OF MAY, 2015. CHAIRPERSON: ___________________________ Jeff Twait, Chairperson ATTEST: ____ Sandra Modigh, City Clerk Page 35 of 100 Page 36 of 100 Page 37 of 100 Page 38 of 100 Page 39 of 100 GRACE B RETH REN REPLAT # 2 D YE J E N N Y L Y N N BUZZEL PO R T . G O V ' T . 6 1 2 LO T 9 1- A 5 1 4 2 2 3 1 410 4 0 8 10 0 6 409 407 403 9 1 6 8 401 10 0 3 10 0 7 10 0 8 504 416 410 4 0 8 10 0 6 416 10 0 3 10 0 7 10 0 8 409 407 403 9 1 6 8 401 406 .100'Date: 5/8/2015The information depicted here on is for graphic representation only of the best available sources. The City of Kenai assumes no responsibility for errors on this map.1 inch equals 100 feetLot 1, Buzzell Subdivision Pa g e 40 of 10 0 MEM TO: FROM: DATE: SUBJEC Pursuan requires Commis sufficien met, the informat you via consider Thank y MORA Plann Matt May 8 CT:  R fo n  It s nt to Kenai s two meet ssion review nt to meet t e Commiss tion to assi Resolution ration to me you for your ANDU ning and Zo Kelley, City 8, 2015 Review of A or the cons natural reso tem Numbe setback req Municipal ings. Afte w the app the require sion may st in their c n at the M eet the two r considerat UM: oning Comm y Planner Application struction an ources er 6d PZ uirements f Code 14.20 r public tes lication and ments of th request th considerati May 27th C meeting re tion. 210 F Telep mission granting a nd operatio 15-11 – A for the prop 0.152 & 14 stimony at d supplem he chapter. e applican on. The C Commission equirement idalgo Aven phone: 907- request for n of a grav pplication f perty locate 4.20.153, th this meetin ental mate . If the req t to prepa Conditional n meeting . nue, Kenai -283-7535 / r a Conditio vel pit for th for a Varia ed at 503 C his Conditio ng, staff re erials to de quirements are and su Use Permi for a publ , Alaska 99 / FAX: 907- onal Use Pe he extractio ance Perm hilds Avenu onal Use Pe ecommends etermine if have not b ubmit addit it will be be ic hearing 9611-7794 -283-3014 ermit on of it for ue ermit s the it is been ional efore and Page 41 of 100 STAFF REPORT To: Planning & Zoning Commission Res: PZ15-10 Date: May 13, 2015 Res: PZ15-11 Applicant: Greg Duggan 907-398-8743 P.O. Box 42 Kenai, Alaska 99611 Tom Reese 49820 Leisure Lake Drive Soldotna, Alaska 99669 Operator: Michael Brown 907-398-7185 601 Highbush Lane Kenai, Alaska 99611 Representative: Gina DeBardelaben 907-283-4218 McLane Cosulting P.O. Box 468 Soldotna, Alaska 99669 Requested Action: Conditional Use Permit for the Construction and Operation of a Gravel Pit for the Surface Extraction of Natural Resources Variance Permit for setback requirements for the Surface Extraction of Natural Resources Legal Description: NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian Street Address: 503 Childs Avenue KPB Parcel No: 04935007 Existing Zoning: Heavy Industrial Current Land Use: Vacant Land Use Plan: Industrial Page 42 of 100 PZ15-10 & PZ15-11 Staff Report Page 2 ANALYSIS Introduction: The applicant has submitted an application for the construction and operation of a Sand and Gravel Pit (Gravel Pit) for the proposed Surface Extraction of Natural Resources. The Pit would be operated by Michael Brown of Big Mikes (Operator) to surface mine an approximately 3-acre portion of the subject parcel, located in the north western corner of an approximately 30-acre parcel which is undeveloped. The legal description of the subject parcel is NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian. The Operator has proposed to remove approximately 15,000 cubic feet of gravel material per year, with approximately 85,000 cubic feet of material available above groundwater elevation. The Operator proposes to operate the Gravel Pit on a continuing basis until the subject material site is exhausted; approximately 10 years. At the conclusion of the operation, the Gravel Pit would be reclaimed to meet Alaska Department of Natural Resources regulations. Located in the southeastern portions of the subject overall 30-acre parcel are two areas which have been used in the past as gravel extraction sites to support the construction of Bridge Access Road and Beaver Loop Road. The Operator proposes to not have any material processing equipment at the Gravel Pit. All material processing would take place off-site. The proposed Gravel Pit is to be a barrow pit only. PERMITTING APPLICATIONS: To comply with the regulations outlined in Kenai Municipal Code (KMC) and in order to engage in the Surface Extraction of Natural Resources for the construction and operation of the proposed sand and gravel pit, the applicant has submitted three separate land-use permit applications. The first is the subject application of a Condition Use Permit (PZ15-10) which would allow for the construction and operation of the proposed Gravel Pit; subject to the conditions outlined in KMC 14.20.154. The second application submitted is a Variance Permit (PZ15-11) for the relaxation of the setback requirements pursuant to KMC 14.20.154(a)(2). As outlined in Code, the boundaries of the proposed excavation at its greatest dimensions, including back slopes, are at least two hundred feet from any road or public right-of-way and at least one hundred fifty feet from other surrounding property lines, except that adjoining permitted surface extraction of natural resources sites are not required to maintain the above one hundred fifty feet excavation between sites. As shown on the submitted site plan, the applicant has proposed a setback of 80 feet from the present western property line (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required). Page 43 of 100 PZ15-10 & PZ15-11 Staff Report Page 3 The third application submitted is a proposed Preliminary Plat (PZ15-13) which would reconfigure the subject 30- acre parcel and the parcel located directly south of the proposed Gravel Pit which is approximately 2.7-acres. As part of the plat review, and as required by KMC 14.10.070, the applicant would be required to dedicate an additional 30 foot right-of-way along Childs Avenue and Van Antwerp Street. ZONING: The subject parcel is zoned Heavy Industrial (IH) and has a Land Use designation of Industrial. The intent of the IH Zoning District is to allow for a broad range of industry and commercial uses. As outlined in KMC 14.20.140 the Zoning District is intended to apply to industrial areas which are sufficiently isolated from residential and commercial areas to avoid any nuisance effect. The subject parcel is approximately 30-acres in size and is located at the north end of Childs Avenue and at the eastern end of Van Antwerp Street. The proposed approximately 3-acre sand and gravel pit site would be located and accessible via Childs Avenue; a gravel road which is maintained by the City. The subject sand and gravel pit would be located in an area that is not immediately adjacent to residential or commercial areas. Surrounding land uses include an oil and gas drill pad to the west, a welding and fabrication shop to the south with the Kenai Harbor and Pacific Seafood’s processing plants to the southwest across Bridge Access Road. To the east would be the remaining portion of Tract 4 which is an undeveloped parcel with two previous gravel pits which appear to be no longer in operation. Immediately adjacent to the north are several approximately 40-acre parcels which are undeveloped. While these parcels are zoned Rural Residential, it is unlikely that they will be developed in the near future as they have a large number of mapped wetlands. SITE PLAN: Vegetation Clearing Pursuant to KMC 14.25.015 – Landscaping/site plan for land clearing. The Code states: “For property covered under this chapter, submittal of a preliminary landscaping/site plan and approval by the administrative official is required prior to any land clearing and/or tree cutting where such removal will result in less than twenty-five percent (25%) of the lot area having existing trees, shrubs, or natural vegetation cover as determined by the administrative official.” The above Code Section discusses the requirements for the clearing of trees and vegetation from the subject parcel. Page 44 of 100 PZ15-10 & PZ15-11 Staff Report Page 4 This past month (April 2015) the City of Kenai Fire Department issued the Operator a Burn Permit to assist in the clearing of trees and vegetation from the proposed Gravel Pit adjacent parcel which is owned by the Operator. Pursuant to the above Code Section, one can remove up to 75% of the total amount of trees, shrubs, or natural vegetation. As allowed by Code, the Operator removed approximately 5-acres of trees and natural vegetation from the area that would contain the proposed Gravel Pit, which resulted in approximately 16.67% of the total amount of trees and natural vegetation being removed. Therefore, the removal of trees and other natural vegetation was in compliance with the Kenai Municipal Code. FINDINGS CONDITIONAL USE PERMIT FINDINGS: Kenai Municipal Code (KMC) 14.20.154 details the intent and application process for the issuance of a Conditional Use Permit for the Surface Extraction of Natural Resources. The code specifies that based on the submitted Conditional Use Permit application, site plan and supplemental information filed, the Commission shall make a determination as to whether each of the below findings have been satisfied prior to the issuance of the permit. The criterions are: 1. The application is in substantial compliance with the requirements of this chapter. Chapter 14.20.151 details the submittal requirements for a Conditional Use Permit to allow for the Surface Extraction of Natural Resources. As required by KMC 14.20.151, the applicant has submitted a proposed site plan, drawn to scale which shows the location of the proposed 3-acre sand and gravel extraction material area with contours shown at 4-foot intervals after excavation. The applicant does not propose to construct any buildings or structures as a part of the proposed sand and gravel permit application and is therefore, buildings or structures are not shown on the site plan. It is noted as required in KMC 14.20.151(d) that the applicant is the property owner. It should also be noted, however, that the Operator owns the adjacent parcel to the south which is approximately 2.7-acres in size. The operator does plan to construct a commercial storage building for the storage of construction equipment used in the operator’s daily business activities. The Operator has proposed to reconfigure and is presently in escrow to purchase the subject approximately 5-acre portion of the larger 30-acre parcel which would contain the sand and gravel material area by submitting a Preliminary Plat application (PZ15-13). The Plat would subdivide the subject parcel (KPB Parcel No. 04935007) with the parcel owned by the operator (KPB Parcel No. 04935010). Page 45 of 100 PZ15-10 & PZ15-11 Staff Report Page 5 Prior to the recording of the Plat, the operator shall be required to transfer the Conditional Use Permit (PZ15-10) to his name from the names of Greg Duggin and Tom Reese, the present property owners and applicants. At the time the operator submits an application to transfer ownership of the Conditional Use Permit; the operator will be required to show the location of all proposed or existing buildings or structures. The applicant has shown the location of the proposed driveway off of Childs Avenue which would be used by trucks and equipment to access the subject material area. Also as required in KMC 14.20.151 the applicant has demonstrated in the application the location of all mapped wetlands and shown the location of the existing vegetation via an aerial photograph of the subject site. Lastly, the applicant has submitted the necessary information in the form of a project narrative and supplemental information on the site plan as required in KMC 14.20.151(b). Pursuant to KMC 14.20.151(c) the applicant will be required to obtain and submit all necessary outside agency permits or submit proof that a permit is not required, from the appropriate State and Federal Agencies prior to issuance of the Conditional Use Permit. Therefore, the application is in substantial compliance with the requirements of KMC 14.20.151 and the application has been deemed complete. 2. The boundaries of the proposed excavation at it greatest dimensions, including back slopes, are at least two hundred feet (200’) from any public right-of-way and at least one hundred fifty feet (150’) from other surrounding property lines, except that adjoining permitted surface extraction of natural resources sites are not required to maintain the above one hundred fifty feet (150’) excavation between sites. Pursuant to KMC 14.20.154(a)(1) the boundaries of the proposed sand and gravel excavation at its greatest dimensions, including back slopes, would be need to be at least two “hundred feet from any road or public right-of-way and at least one hundred fifty feet from other surrounding property lines, except that adjoining permitted surface extraction of natural resources sites are not required to maintain the above one hundred fifty feet excavation between sites. As proposed, the sand and gravel excavation site would comprise an area of approximately 3-acres. Given the relatively small excavation area, the applicant has requested a Variance Permit (PZ15-11) to allow the required setbacks to be reduced. As shown on the submitted site plan, the applicant has proposed a setback of 80 feet from the present western property line and edge of the Right-of-Way of Childs Avenue (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required). Page 46 of 100 PZ15-10 & PZ15-11 Staff Report Page 6 The new right-of-way is being required as part of the proposed Preliminary Plat (PZ15-13) to combine the western approximately 5-acre portion of the subject parcel with the adjacent parcel to the south, owned by the operator creating an approximately 8.4-acre parcel. The new subject parcel would be known at Tract 3 and the remaining approximately 23-acre portion of the parcel would be known as Tract 4 of Jaynes Subdivision Big Mikes Addition. The proposed sand and gravel pit would be limited to 3-acres and would require the transfer of the Conditional Use Permit to the operator prior to recording of the Plat. The Conditional Use Permit would also be conditioned to require that a modification to the Conditional Use Permit would be required to enlarge or relocate the proposed sand and gravel pit on Tract 3. As shown on the Preliminary Plat (PZ15-13) the southern property line between the former Tract 2A of Jaynes Subdivision Childs Addition and the new Tract 3 of Jaynes Subdivision Big Mikes Addition would be removed and a new eastern property line would be created between Tract 3 and 4. According to the operator, if the setbacks as they are required by Code are adhered to, it would leave an area that is approximately 1-acre in size to be used for proposed mining operation. This would make the proposed project not practical according to the operator. It is therefore the opinion of staff that given the size of the proposed sand and gravel pit, that reducing the setbacks to those as proposed would be acceptable and in conformance with KMC 14.20.154(2) and that this finding can be made. In addition, pursuant to those findings outlined in KMC 14.20.180(c) can also be made which further support this finding. 3. The buffer strips between the excavation site and roadways and property lines contain sufficient natural screening to obscure the entire excavation from sight of roadways and inhabited areas. If there is not sufficient natural screening, the site plan must provide for artificial screening. As shown on the submitted site plan, the applicant proposes to construct and operate an approximately 3-acre sand and gravel pit within the approximately 5-acre western portion of the subject 30-acre parcel; Kenai Peninsula Borough Parcel No: 04935007. As proposed, the sand and gravel material site would remove approximately 15,000 cubic feet of gravel material per year, with approximately 85,000 cubic feet of material available above groundwater elevation. The subject parcel is zoned Heavy Industrial (IH) and has a Land Use designation of Industrial. The intent of the IH Zoning District is to allow for a broad range of industry and commercial uses. As outlined in KMC 14.20.140 the Zoning District is intended to apply to industrial areas which are sufficiently isolated from residential and commercial areas to avoid any nuisance effect. Page 47 of 100 PZ15-10 & PZ15-11 Staff Report Page 7 The subject sand and gravel pit would be located in an area that is not immediately adjacent to residential or commercial areas. Surrounding land uses include an oil and gas drill pad to the west, a welding and fabrication shop to the south with the Kenai Harbor and Pacific Seafoods processing plants to the southwest across Bridge Access Road. To the east would be the remaining portion of Tract 4 which is an undeveloped parcel with two previous gravel pits which appear to be no longer in operation. Immediately adjacent to the north are several approximately 40-acre parcels which are undeveloped. While these parcels are zoned Rural Residential, it is unlikely that they will be developed in the near future as they have a large number of mapped wetlands. Further to the north and northeast and northwest are the subdivisions of Inlet View, Central Heights and Deepwood Park. These three subdivisions are located at a higher elevation than that of the proposed sand and gravel pit. Some of the single-family homes within these subdivisions would potentially have views of the industrial areas surrounding the subject sand and gravel pit including the industrial land-uses along Bridge Access Road and the Kenai Harbor. As of this writing, several of the property owners within these subdivisions have expressed concern over the proposed gravel pit and its potential impacts to their views and property values. Staff drove through subdivisions to observe if the proposed sand and gravel pit would be visible from any of the public roads or access easements within them. Staff was unable to observe the proposed sand and gravel pit from these subdivisions; however, staff was not able to access private property to observe the pit, therefore, staff is unaware if it would be visible from property owners’ residences. Upon reviewing Kenai Municipal Code, staff is unable to find a Chapter which addresses potential view impacts from either a private or public view shed. Therefore, if the proposed project is visible from any of private parcels within these subdivisions, staff is unable to support the claim that the proposed project would have a negative impact on their view because of the lack of a Code Chapter which specifically addresses it. With regards to property values, as of this writing, no proof has been submitted by a potentially affected property owner regarding this claim and to what extent it may have on individual property values. In addition, the operator has stated in his application that he will not have any gravel processing operations onsite. The proposed sand and gravel pit would be strictly a barrow pit. The applicant has proposed the creation of both natural and artificial screening of the proposed sand and gravel pit. The submitted site plan shows the location of a 6 foot tall fence which would be located approximately 5 feet from the western and northern property lines. Existing trees and other vegetation would be left to aid in screening of the sand and gravel pit from the public-right-of-way. Page 48 of 100 PZ15-10 & PZ15-11 Staff Report Page 8 To aid the further screening of the proposed sand and gravel pit, the permit would be further conditioned to require the installation of 6 foot tall non-climbable fencing along the proposed eastern property line as well as the south perimeter of the pit. This fencing for the entire site would need to include privacy slats which are green or earth tone in color to further screen the proposed project. Thus, the above finding can be made and substantiated. 4. The site plan provides that back slopes be a minimum of a 2:1 slope, except for the contiguous working face. As shown on the submitted site plan and on Sheet C4 of the submitted grading cross section, all proposed reclamation slopes will be graded to no steeper than 2:1 slope. Therefore, this finding can be made. 5. The site plan does not provide for excavation below the water table except where a reasonable method of drainage is available at the particular site or where the proposed future development plan provides for a lake on the site of the excavation. According to the submitted site plan and supplemental application materials, the operator will not be excavating below the water table. On the site plan, the operator has indicated that they dug two test holes and encountered surface ground water at 8 feet and 12 feet respectively. It is anticipated that surface ground water will pool during the course of the mining activity, which is typical of a surface mining operation. A Letter of Intent for reclamation of the subject sand and gravel pit is being submitted to the State of Alaska Department of Natural Resources Division of Mining, Land and Water, in accordance with Alaska State 27.19. The operator has indicated that the site will be reclaimed each fall using onsite overburden and top soil and that the excavated slopes will be contoured to no steeper than a 2:1 slope and to a condition that allows for the re- establishment of natural vegetation. 6. If the excavation is to be below the water table and the site is likely to endanger the public safety, the site plan shall provide for fencing of the work area. Pursuant to the submitted application, the operator has indicated that they will not be excavating below the water table. To protect the public safety, the operator has shown on the site plan that they will install fencing and a gate along Childs Avenue and along the north property line. However, to fully ensure that they public does not have casual access to the subject site, it is the opinion of staff to recommend that non-climbable view obscuring fencing be placed on the proposed eastern property line and along the southern edge of the extent of the material site. Page 49 of 100 PZ15-10 & PZ15-11 Staff Report Page 9 Staff also recommends that the proposed fencing along Childs Avenue and the north property line be changed to non-climbable view obscuring fencing as well. Staff also recommends that they color of the view obscuring material contained within the fencing be earth tone and made of a weather proof material such as hard plastic. 7. The proposed use of land after extraction is completed is feasible and realistic and is a use permitted in the zone in which the property is located. Pursuant to Kenai Municipal Code and Alaska Statute 27.19, reclamation of the proposed sand and gravel material site would be required. As shown on the submitted site plan and supplemental application materials. The operator has demonstrated that they will perform site reclamation activities during the fall of each year and as required by the State of Alaska, Department of Natural Resources, Division of Mining, Land and Water. Currently, neither the applicant nor the operator have indicated what the proposed use of the subject material site will be after the mining operations have been completed. Therefore, staff would refer to those uses allowed either by right, or by a Conditional Use Permit, as shown on the Land Use Table in KMC 14.22.010, within the Heavy Industrial Zone, to determine which uses would be appropriate for the subject material site after the extraction has been completed. 8. The extraction does not destroy the land for the purposes for which it is zoned. The subject parcel and surrounding parcels to the east, south and west are zoned Heavy Industrial. Pursuant to the Land Use Table in KMC 14.22.010, the Surface Extraction of Natural Resources is an allowed use subject to obtaining a Conditional Use Permit. As proposed, the operator will reclaim and revegetate the excavation areas by seeding and replacement of top soil over the excavated areas. Once subject site has been exhausted of sand and gravel and fully reclaimed, it could then be reused for a use which is allowed within the Heavy Industrial Zone pursuant to the allowed uses shown on the Land Use Table in KMC 14.22.010. 9. The need for the particular natural resource within the City of Kenai outweighs any detrimental effects the operation may have on surrounding property owners. There are currently seven active gravel pits operating within the City of Kenai under either a Conditional Use Permit or under a grandfather status. Each pit varies in size and the amount of gravel material extracted from the pit. Pursuant to KMC 14.20.150(f) the operators are required to submit yearly reports to the Planning and Zoning Division for review. Page 50 of 100 PZ15-10 & PZ15-11 Staff Report Page 10 In reviewing each yearly report, the amounts of material that are being extracted is very minimal. It appears from reading the reports, that most of the gravel pits are potentially nearing their expected life span and will begin the process of reclamation soon. In 2014 a total of 7,684 cubic yards of material was removed from all of the operating gravel pits within City limits. According to the applicant, a new source of sand and gravel is needed to support expected upcoming construction projects within the City of Kenai. The operator plans to excavate approximately 15,000 cubic yards of material each year for a total amount of approximately 85,000 cubic yards. Therefore, there is a need for sand and gravel to support these construction projects and the operation of the proposed sand and gravel pit would outweigh any detrimental effects the operation may have on surrounding property owners. By having an additional source of sand and gravel within the City of Kenai, it will mean that less material would need to be trucked in from surrounding gravel pits, thereby reducing impacts to roadways. 10. The applicant is the owner of the subject property The applicant is the owner of the subject property. The operator owns the adjacent parcel to the south and proposes to apply to transfer the Conditional Use Permit, pursuant to KMC 14.20.158 prior to recording the proposed Plat (PZ15-13). VARIANCE FINDINGS KMC 14.20.180 details the intent and application process for Variance Permits. The Code also outlines the review criteria that should be used by the Planning and Zoning Commission to determine if a variance should be granted. The Commission shall establish a finding that all of the following conditions exist as a prerequisite to issuance of a variance permit: 1. Special conditions or circumstances are present which are peculiar to the land or structures involved which are not applicable to other lands or structures in the same zoning district. As shown on the submitted site plan, the applicant proposes to construct and operate an approximately 3-acre sand and gravel pit within the approximately 5-acre western portion of the subject 30-acre parcel; Kenai Peninsula Borough Parcel No: 04935007. Pursuant to KMC 14.20.154(a)(1) the boundaries of the proposed sand and gravel excavation at its greatest dimensions, including back slopes, would be need to be at least two “hundred feet from any road or public right-of-way and at least one hundred fifty feet from other surrounding property lines, except that adjoining permitted surface extraction of natural resources sites are not required to maintain the above one hundred fifty feet excavation between sites. Page 51 of 100 PZ15-10 & PZ15-11 Staff Report Page 11 Given the relatively small excavation area, the applicant has requested a Variance Permit (PZ15-11) to allow the required setbacks to be reduced. As shown on the submitted site plan, the applicant has proposed a setback of 80 feet from the present western property line and edge of the Right-of-Way of Childs Avenue (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required According to the operator, if the setbacks as they are required by Code are adhered to, it would leave an area that is approximately 1-acre in size to be used for proposed mining operation. It is therefore the opinion of staff that given the size of the proposed sand and gravel pit, that reducing the setbacks to those as proposed would be acceptable and in conformance with KMC 14.20.154(2) and that this finding can be made. 2. The special conditions or circumstances have not been caused by actions of the applicant and such conditions and circumstances do not merely constitute a pecuniary hardship or inconvenience. The special conditions and circumstances are primarily due to natural causes (gravel deposition and formation of wetlands during glacial retreat) and existing development within the surrounding neighborhood. The subject sand and gravel pit would be accessible via Childs Avenue; a City maintained road. By locating the sand and gravel pit where it is proposed, it would not require the additional creation of roadways. The request does not merely constitute a pecuniary hardship or inconvenience. 3. The granting of the variance shall not authorize a use that is not a permitted principal use in the zoning district in which the property is located. The proposed use is an allowed use within the Heavy Industrial Zoning District. The use is appropriate given the surround existing industrial land uses to the east and south. 4. The granting of a variance shall be the minimum variance that will provide for the reasonable use of the land and/or structure. The request for setbacks are 80 feet from the western property line or 50 feet from the proposed right-of-way of Childs avenue as shown on Tract 3 of the proposed plat of Jaynes Subdivision Big Mikes Addition (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required). The above requested setbacks will provide for reasonable use of the sand and gravel extraction of the subject site given that the proposed material site is approximately 3-acres. Page 52 of 100 PZ15-10 & PZ15-11 Staff Report Page 12 5. The granting of a variance shall not be based upon other non-conforming land uses or structures within the same land use or zoning district. The requested variance is not based on other non-conforming land uses structures within the Heavy Industrial zoning district. RECOMMENDATIONS Staff finds that the applicant has met the standards for approval of the Conditional Use Permit for the Surface Extraction of Natural Resources and a Variance Permit. Staff hereby recommends that the Planning & Zoning Commission approve the Conditional Use Permit for the Surface Extraction of Natural Resources and Variance Permit, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL 1. Prior to commencement of extraction of Natural Resources, Operator or Applicant shall obtain all necessary State and Federal Permits. Copies of all necessary State and Federal Permits shall be provided to the City of Kenai, Planning and Zoning Division. 2. Prior to commencement of construction and extraction of Natural Resources, Operator or Applicant shall be required to construct a non- climbable 6 foot high fence as shown on the approved site plan. Fence shall be installed along the eastern property line, northern property line, western property line and southern edge of the Gravel Pit. Fence shall also include the installation of view obscuring slats made of hard weatherproof materials. Color of view obscuring slats shall be earth tone. 3. There shall be no processing of any material shall take place on the subject parcel or within the material site. All material shall be taken off- site prior to any processing. 4. Material extraction site shall be limited to 3-acres in size and shall be located on the subject site as shown on the approved site plan. Any future expansion beyond 3-acres of the material extraction site shall require the modification of the Conditional Use Permit. 5. There shall be no extraction of Natural Resources beyond the ground water table. 6. Hours of operation shall be 6 am to 8 pm. 7. Applicant shall file an annual report for the Conditional Use Permit as set forth in Kenai Municipal Code 14.20.155. Page 53 of 100 PZ15-10 & PZ15-11 Staff Report Page 13 8. Prior to recording the Plat (PZ15-13), the applicant shall submit an application to the City of Kenai, Planning and Zoning Division for a Transfer of the Conditional Use Permit for the Gravel Pit (PZ15-10). ATTACHMENTS: 1. Resolution No. PZ15-11 2. Original Applications 3. Site Plan 4. Map of Site Page 54 of 100 CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ15-11 VARIANCE PERMIT A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI GRANTING A VARIANCE REQUEST FOR SETBACKS TO ALLOW FOR THE CONSTRUCTION AND OPERATION OF A GRAVEL PIT FOR THE EXTRACTION OF NATURAL RESOURCES. THIS VARIANCE IS AUTHORIZED BY 14.20.180 OF THE KENAI ZONING CODE. APPLICANT: Greg Duggan and Tom Reese ADDRESS: P.O. Box 42, Kenai, Alaska 99611 & 49820 Leisure Lake Drive, Soldotna, Alaska 99669 PROPERTY ADDRESS: 503 CHILDS AVENUE LEGAL DESCRIPTION: NW ¼ SE ¼ Section 4, Township 5 North, Range 11 West, Excluding Jaynes Subdivision, Seward Meridian KENAI PENINSULA BOROUGH PARCEL NUMBER: 04935007 WHEREAS, the City of Kenai Planning and Zoning Commission finds the Variance request for setbacks are 80 feet from the western property line or 50 feet from the proposed right-of-way of Childs avenue as shown on Tract 3 of the proposed plat of Jaynes Subdivision Big Mikes Addition (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required), 50 feet from the proposed eastern property of Tract 3 of the Plat of Jaynes Subdivision Big Mikes Addition (where 150 feet is required), 15 feet from the southern property line (where 150 feet is required); and, WHEREAS, the City of Kenai Planning and Zoning Commission finds: 1. That an application meeting the requirements of Sections 14.20.140, 14.20.152 14.20.154 and 14.20.180 of the Kenai Municipal Code has been submitted and received on April 15, 2015. 2. This request is located on land zoned as Heavy Industrial. 3. That a duly advertised public hearing as required by Kenai Municipal Code 14.20.153 was conducted by the Commission on May 13, 2015 and May 27, 2015. 4. The Planning & Zoning Commission has found that the applicant has demonstrated with plans and other documents and has found which are a prerequisite to issuance of a Variance have been met, as follows: Page 55 of 100 VARIANCE FINDINGS KMC 14.20.180 details the intent and application process for Variance Permits. The Code also outlines the review criteria that should be used by the Planning and Zoning Commission to determine if a variance should be granted. The Commission shall establish a finding that all of the following conditions exist as a prerequisite to issuance of a variance permit: 1. Special conditions or circumstances are present which are peculiar to the land or structures involved which are not applicable to other lands or structures in the same zoning district. As shown on the submitted site plan, the applicant proposes to construct and operate an approximately 3-acre sand and gravel pit within the approximately 5- acre western portion of the subject 30-acre parcel; Kenai Peninsula Borough Parcel No: 04935007. Pursuant to KMC 14.20.154(a)(1) the boundaries of the proposed sand and gravel excavation at its greatest dimensions, including back slopes, would be need to be at least two “hundred feet from any road or public right-of-way and at least one hundred fifty feet from other surrounding property lines, except that adjoining permitted surface extraction of natural resources sites are not required to maintain the above one hundred fifty feet excavation between sites. Given the relatively small excavation area, the applicant has requested a Variance Permit (PZ15-11) to allow the required setbacks to be reduced. As shown on the submitted site plan, the applicant has proposed a setback of 80 feet from the present western property line and edge of the Right-of-Way of Childs Avenue (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required According to the operator, if the setbacks as they are required by Code are adhered to, it would leave an area that is approximately 1-acre in size to be used for proposed mining operation. It is therefore the opinion of staff that given the size of the proposed sand and gravel pit, that reducing the setbacks to those as proposed would be acceptable and in conformance with KMC 14.20.154(2) and that this finding can be made. 2. The special conditions or circumstances have not been caused by actions of the applicant and such conditions and circumstances do not merely constitute a pecuniary hardship or inconvenience. The special conditions and circumstances are primarily due to natural causes (gravel deposition and formation of wetlands during glacial retreat) and existing development within the surrounding neighborhood. The subject sand and gravel pit would be accessible via Childs Avenue; a City maintained road. By locating the sand and gravel pit where it is proposed, it would not require the additional Page 56 of 100 creation of roadways. The request does not merely constitute a pecuniary hardship or inconvenience. 3. The granting of the variance shall not authorize a use that is not a permitted principal use in the zoning district in which the property is located. The proposed use is an allowed use within the Heavy Industrial Zoning District. The use is appropriate given the surround existing industrial land uses to the east and south. 4. The granting of a variance shall be the minimum variance that will provide for the reasonable use of the land and/or structure. The request for setbacks are 80 feet from the western property line or 50 feet from the proposed right-of-way of Childs avenue as shown on Tract 3 of the proposed plat of Jaynes Subdivision Big Mikes Addition (where 200 feet is required), 50 feet from the northern property line (where 150 feet is required) and 15 feet from the southern property line (where 150 feet is required). The above requested setbacks will provide for reasonable use of the sand and gravel extraction of the subject site given that the proposed material site is approximately 3-acres. 5. The granting of a variance shall not be based upon other non-conforming land uses or structures within the same land use or zoning district. The requested variance is not based on other non-conforming land uses structures within the Heavy Industrial zoning district. and, WHEREAS, the City of Kenai Planning and Zoning Commission finds the Variance request is subject to the following Conditions of Approval: CONDITIONS OF APPROVAL 1. Prior to commencement of extraction of Natural Resources, Operator or Applicant shall obtain all necessary State and Federal Permits. Copies of all necessary State and Federal Permits shall be provided to the City of Kenai, Planning and Zoning Division. 2. Prior to commencement of construction and extraction of Natural Resources, Operator or Applicant shall be required to construct a non-climbable 6 foot high fence as shown on the approved site plan. Fence shall be installed along the eastern property line, northern property line, western property line and southern edge of the Gravel Pit. Fence shall also include the installation of view obscuring slats made of hard weatherproof materials. Color of view obscuring slats shall be earth tone. Page 57 of 100 3. There shall be no processing of any material shall take place on the subject parcel or within the material site. All material shall be taken off-site prior to any processing. 4. Material extraction site shall be limited to 3-acres in size and shall be located on the subject site as shown on the approved site plan. Any future expansion beyond 3-acres of the material extraction site shall require the modification of the Conditional Use Permit. 5. There shall be no extraction of Natural Resources beyond the ground water table. 6. Hours of operation shall be 6 am to 8 pm. Applicant shall file an annual report for the Conditional Use Permit as set forth in Kenai Municipal Code 14.20.155. NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI THAT THE CONDITIONS SPECIFIED IN 14.20.180 OF THE KENAI MUNICIPAL CODE HAVE BEEN SHOWN TO EXIST AND THERE THE COMMISSION GRANTS THE VARIANCE. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, ON THIS 27TH DAY OF MAY, 2015. CHAIRPERSON: ATTEST: Jeff Twait, Chairperson Sandra Modigh, City Clerk Page 58 of 100 KENAI PENINSULA BOROUGH CHILDS AVENUE CONDITIONAL USE PERMIT BYREVDATE JOB NO. DESCRIPTION FIELD WORK DATE: DR A W N B Y : CH E C K E D B Y : HO R Z . S C A L E : VE R T . S C A L E : SH E E T : FIELD BOOK N0. EN G I N E E R I N G - T E S T I N G SU R V E Y I N G - M A P P I N G P. O . B O X 4 6 8 SO L D O T N A , A K . 9 9 6 6 9 VO I C E : ( 9 0 7 ) 2 8 3 - 4 2 1 8 FA X : ( 9 0 7 ) 2 8 3 - 3 2 6 5 WW W . M C L A N E C G . C O M PERMIT APPLICATION ISSUE REVISED PER CITY GMD GMD 1" = 2 6 4 0 ' N/ AC1 SA M GM D APRIL 2015 15200314-19 25/1/2015 14/14/2015 PR O J E C T I N F O CHILDS AVENUE ADD I T I O N M A T E R I A L S I T E KENAI PENINS U L A B O R O U G H CONDITIONA L U S E P E R M I T PR O J E C T L O C A T I O N KE N A I , A L A S K A EX I S T I N G C O N D I T I O N S C4 DE S C R I P T I O N C2 SH E E T N O . IN D E X O F S H E E T S DE T A I L S & T Y P I C A L S E C T I O N S OWNER:BIG MIKE'S CONSTRUCTION601 HIGHBUSHKENAI, ALASKA 99611 1. T H E M A T E R I A L S I T E A P P L I C A T I O N I S F O R T 5 N R 1 1 W S E C T I O N 4 S E W A R D M E R I D I A N N W 1 / 4 S E 1 / 4 EX C L U D I N G J A Y N E S S U B D I V I S I O N ( K P B P A R C E L 0 4 9 3 5 0 0 7 ) . 2. T H E P R O P O S E D S I T E I S W I T H I N T H E C I T Y O F K E N A I A N D I S Z O N E D I N D U S T R I A L . 3. T H E S I T E I S U N D E V E L O P E D A N D P A R T I A L L Y C L E A R E D . T H E S O U T H E A S T P O R T I O N O F T H E PR O P E R T Y H A S B E E N P R E V I O U S L Y M I N E D A N D I S N O W R E C L A I M E D W I T H V E G E T A T I O N . 4. T H E P R O P O S E D E X C A V A T I O N A R E A I S T H E W E S T 5 A C R E S O F T H E P A R C E L . 5. T H E M A T E R I A L S I T E P R O P O S E D H A U L R O U T E I S C H I L D S A V E N U E T O B R I D G E A C C E S S . 6. P R O P O S E D M A T E R I A L E X T R A C T I O N I N C L U D I N G S T R I P P I N G W I L L B E D O N E I N I N C R E M E N T A L L Y , BE G I N N I N G A T T H E N O R T H W E S T E X C A V A T I O N B O U N D A R Y A N D P R O C E E D I N G S O U T H A N D E A S T . 7. R E C L A I M E D A R E A S W I L L B E G R A D E D A N D R E C O N T O U R E D U S I N G S T R I P P I N G S , O V E R B U R D E N AN D T O P S O I L T O A C O N D I T I O N T H A T A L L O W S F O R R E - E S T A B L I S H M E N T O F N A T U R A L VE G E T A T I O N A N D S L O P E S S T E E P E R T H A N 2 : 1 W I L L B E S E E D E D . 8. S H E E T C 3 S H O W S P R E F E R R E D S E T B A C K S ( B U F F E R S ) ; F E N C E A L O N G T H E W E S T A N D N O R T H SI D E , V E G E T A T I V E B U F F E R S A L O N G T H E E A S T S I D E , A N D N O B U F F E R A L O N G T H E S O U T H BO U N D A R Y . A V A R I A N C E P E R M I T F O R T H E S E T B A C K R E Q U I R E M E N T S I S B E I N G A P P L I E D . 9. T H E W E T L A N D M A P P I N G I S S H O W N O N S H E E T S C 2 A N D C 3 . T H E R E A R E N O O P E N WA T E R B O D I E S , R I P A R I A N W E T L A N D S O R S U R F A C E W A T E R S W I T H I N T H E P R O P O S E D W O R K AR E A . 10 . T E S T H O L E W E R E E X C A V A T E D T W O L O C A T I O N S . G R O U N D W A T E R W A S F O U N D A T AP P R O X I M A T E E L E V A T I O N 2 8 ; 8 - 1 2 ' B E L O W T H E N A T I V E G R A D E . NO T E S VI C I N I T Y M A P & L E G E N D C1 SI T E D E V E L O P M E N T P L A N C3 Pa g e 59 of 10 0 THIS PORTIONOF PARCEL KENAI PENINSULA BOROUGH CHILDS AVENUE CONDITIONAL USE PERMIT BYREVDATE JOB NO. DESCRIPTION FIELD WORK DATE: DR A W N B Y : CH E C K E D B Y : HO R Z . S C A L E : VE R T . S C A L E : SH E E T : FIELD BOOK N0. EN G I N E E R I N G - T E S T I N G SU R V E Y I N G - M A P P I N G P. O . B O X 4 6 8 SO L D O T N A , A K . 9 9 6 6 9 VO I C E : ( 9 0 7 ) 2 8 3 - 4 2 1 8 FA X : ( 9 0 7 ) 2 8 3 - 3 2 6 5 WW W . M C L A N E C G . C O M PERMIT APPLICATION ISSUE REVISED PER CITY GMD GMD 1" = 1 5 0 ' N/ AC2 SA M GM D APRIL 2015 15200314-19 25/1/2015 14/14/2015 EX I S T I N G FE E T 15 0 0 30 0 CE N T E R S U R V E Y M O N U M E N T 1/ 1 6 S U R V E Y M O N U M E N T EX I S T I N G G R A V E L S U R F A C E PR O P E R T Y B O U N D A R Y 4' C O N T O U R MA P P E D W E T L A N D B O U N D A R Y EX I S T I N G L E G E N D Pa g e 60 of 10 0 15' 83 1 ' 50'80'50' 50 ' KENAI PENINSULA BOROUGH CHILDS AVENUE CONDITIONAL USE PERMIT BYREVDATE JOB NO. DESCRIPTION FIELD WORK DATE: DR A W N B Y : CH E C K E D B Y : HO R Z . S C A L E : VE R T . S C A L E : SH E E T : FIELD BOOK N0. EN G I N E E R I N G - T E S T I N G SU R V E Y I N G - M A P P I N G P. O . B O X 4 6 8 SO L D O T N A , A K . 9 9 6 6 9 VO I C E : ( 9 0 7 ) 2 8 3 - 4 2 1 8 FA X : ( 9 0 7 ) 2 8 3 - 3 2 6 5 WW W . M C L A N E C G . C O M PERMIT APPLICATION ISSUE REVISED PER CITY GMD GMD 1" = 1 5 0 ' N/ AC3 SA M GM D APRIL 2015 15200314-19 25/1/2015 14/14/2015 PR O P O S E D FE E T 75 0 15 0 VE G E T A T I V E B U F F E R 6' F E N C E EX C A V A T I O N A R E A TE S T H O L E 4' C O N T O U R ( A F T E R E X C A V A T I O N ) MA P P E D W E T L A N D B O U N D A R Y PR O P O S E D L E G E N D Pa g e 61 of 10 0 1. GRADE SLOPES NO STEEPER THAN 2:1.2. COVER SLOPES WITH 4" MINIMUM SITE T O P S O I L M I X A N D ORGANIC CLEARING DEBRIS3. DOZER TRACK AND SEED RECLAMATION S L O P E S W I T H NON-INVASIVE PLANTS OR SEED MIX.RECLAMATION SLOPESCALE: 1" = 10 FT.PROPERTY LINEAC4 SC A L E : 1 " = 1 0 F T . EA R T H E N B E R M B U F F E R PROPERTY LINE 9' 2' 9' 6' NATIVE VEGETATIONVEGETATION BUFFERSCALE: 1" = 10 FT.VARIESMAX. SLOPE21CC4 DC4 AC T I V E W O R K FA C E ST R I P P E D A R E A SC A L E : 1 " = 1 0 F T . 6' F E N C E B U F F E R PROPERTY LINE 10 ' 6' BC4 AC T I V E W O R K FA C E 6' H I G H F E N C E AC T I V E W O R K FA C E SEASONA L W A T E R T A B L E 5' NO T U S E D I N T H I S P R O J E C T KENAI PENINSULA BOROUGH CHILDS AVENUE CONDITIONAL USE PERMIT BYREVDATE JOB NO. DESCRIPTION FIELD WORK DATE: DR A W N B Y : CH E C K E D B Y : HO R Z . S C A L E : VE R T . S C A L E : SH E E T : FIELD BOOK N0. EN G I N E E R I N G - T E S T I N G SU R V E Y I N G - M A P P I N G P. O . B O X 4 6 8 SO L D O T N A , A K . 9 9 6 6 9 VO I C E : ( 9 0 7 ) 2 8 3 - 4 2 1 8 FA X : ( 9 0 7 ) 2 8 3 - 3 2 6 5 WW W . M C L A N E C G . C O M PERMIT APPLICATION ISSUE REVISED PER CITY GMD GMD 1" = 1 0 0 ' N/ AC4 SA M GM D APRIL 2015 15200314-19 25/1/2015 14/14/2015 TY P I C A L S E C T I O N S Pa g e 62 of 10 0 LAWTON DR K E N A I S P U R H W Y B R I D G E A C C E S S R D R O G E R S R D AUK ST CHILDS AV E PORTLO CK ST ERVIN ST MARATHON RD PRINCESS ST SUSIEANA LN PAULA ST STERLI N G C T B E L U G A D R W N TINKER LN S TINKER LN BEAV ER LO O P R D BELUGA DR N WOODE D GL E N C T P A M E L A C T HARBOR AVE Proposed Gravel Pit Location Page 63 of 100 Page 64 of 100 Page 65 of 100 Page 66 of 100 Page 67 of 100 Page 68 of 100 Page 69 of 100 Page 70 of 100 Page 71 of 100 STATE OF ALASKA DEPARTMENT OF NATURAL RESOURCES DIVISION OF MINING, LAND AND WATER Northern Region 3700 Airport Way Fairbanks, AK 99709 (907) 451-2740 Southcentral Region 550 W 7th Ave., Suite 900C Anchorage, AK 99501-3577 (907) 269-8552 Southeast Region 400 Willoughby, #400 P.O. Box 111020 Juneau, AK 99801 (907) 465-3400 MATERIAL SITE RECLAMATION PLAN OR LETTER OF INTENT/ANNUAL RECLAMATION STATEMENT AS 27.19.030 – 27.19.050 Non-refundable filing fee for reclamation plan: $100 In accordance with Alaska Statute 27.19, reclamation is required of all mining operations, including sand and gravel extraction. Completion of this form will meet the law's requirements for a reclamation plan (see below for filing requirements; due date: at least 45 days before mining is proposed to begin; requires approval by the Division of Mining, Land and Water). Completion of this form will also serve as a letter of intent for operations exempt from the plan requirement (due date: before mining begins). No approval is required for a letter of intent, but a miner who files a letter of intent must, before December 31, file an annual reclamation statement (Section 8 of this form). Check applicable box: A.. RECLAMATION PLAN (REQUIRED if the operation will disturb five or more acres this year, OR 50,000 cubic yards, OR if the operation has a cumulative disturbed area of five or more acres) C. LETTER OF INTENT (less than five acres to be disturbed AND less than 50,000 cubic yards AND less than five acres unreclaimed area) NOTE: A miner who files a letter of intent is also required to file an annual reclamation statement at the end of the year. B. RECLAMATION PLAN—VOLUNTARY (for an operation below limits shown in Box A but wanting to qualify for the statewide bonding pool) THIS RECLAMATION PLAN/LETTER OF INTENT IS FOR CALENDAR YEAR . (IF YOU CHECKED EITHER BOX A OR B ABOVE AND PROPOSE A MULTI-YEAR PLAN, STATE ALL YEARS COVERED.) 1. MINER INFORMATION (IF THERE IS MORE THAN ONE MINER, ATTACH A LIST OF THE NAMES, ADDRESSES, AND TELEPHONE NUMBERS OF ALL OTHER OWNERS, OPERATORS, OR LEASEHOLDERS OF THE MINING OPERATION) NAME OF MINER WHO WILL SERVE AS AGENT FOR NOTICE PURPOSES ADDRESS (NOTIFY THE DEPARTMENT OF ANY LATER CHANGE OF ADDRESS) CITY STATE ZIP CODE TELEPHONE NAME OF LANDOWNER (IF OTHER THAN MINER) OR PUBLIC LAND MANAGEMENT AGENCY FEDERAL OR STATE CASEFILE NUMBER (IF ANY) ASSIGNED TO THE SITE 102-4018 (Rev. 04/06) Page 72 of 100 2. LEGAL DESCRIPTION OF PROPOSED MINING SITE LEGAL SUBDIVISION/ SECTION/ QUARTER-SECTION TOWNSHIP RANGE MERIDIAN 3. DESCRIPTION OF THE MINING OPERATION (IF YOU CHECKED BOX A OR B ON P. 1 OF THIS FORM AND ARE PROPOSING A MULTI-YEAR RECLAMATION PLAN, ATTACH SEPARATE SHEETS AS NEEDED SHOWING ACREAGE TO BE MINED, VOLUME TO BE MINED, AND EXISTING ACREAGE OF MINED AREA FOR EACH YEAR COVERED BY THE PLAN) a. acres Total acreage to be mined or disturbed during the year. b. cu. yds. Estimated total volume to be mined or disturbed, including overburden. c. Type of material (sand, gravel, peat, etc.). d. acres Existing acreage of mined area (disturbed area that has not yet been reclaimed, but counting only acreage disturbed after October 15, 1991) 4. DESCRIPTION OF THE RECLAMATION OPERATION a. The total acreage that will be reclaimed during the year (or each year, if for a multi-year reclamation plan) is: . b. Provide a list of equipment (type and quantity) to be used during the reclamation operation. c. A time schedule of reclamation measures shall be included as part of the plan. The following measures must be considered in preparing and implementing the reclamation plan. Please mark those measures appropriate to your reclamation activity: † Topsoil that is not promptly redistributed to an area being reclaimed will be separated and stockpiled for future use. This material will be protected from erosion and contamination by acidic or toxic materials and preserved in a condition suitable for later use. † The area will be backfilled, graded and recontoured using strippings, overburden, and topsoil to a condition that allows for the reestablishment of renewable resources on the site within a reasonable period of time. It will be stabilized to a condition that will allow sufficient moisture to be retained for natural revegetation. † Stockpiled topsoil will be spread over the reclaimed area to promote natural plant growth that can reasonably be expected to revegetate the area within five years. † Stream channel diversions will be relocated to a stable location in the flood plain. † Exploration trenches or pits will be backfilled. Brush piles, vegetation, topsoil, and other organics will be spread on the backfilled surface to inhibit erosion and promote natural revegetation. † All buildings and structures constructed, used, or improved on land owned by the State of Alaska will be removed, dismantled, or otherwise properly disposed of at the completion of the mining operation. † Any roads, airstrips or other facilities constructed to provide access to the mining operation shall be reclaimed (unless otherwise authorized) and included in the reclamation plan. † Peat and topsoil mine operations shall ensure a minimum of two inches of suitable growing medium is left or replaced on the site upon completion of the reclamation activity. 102-4018 (Rev. 04/06) Page 73 of 100 † If extraction occurs within a flood plain, the reclamation activity shall reestablish a stable bed and bank profile such that river currents will not be altered and erosion and deposition patterns will not change. NOTE: If you propose to use reclamation measures other than those shown above, or if the private landowner or public land manager of the site requires you to use stricter reclamation measures than those shown above, attach a list of those measures to this plan. 5. ALTERNATE POST-MINING LAND USE † The mining site is public land. The land management agency's land use plan (if any) for post-mining land use is: . † The mining site is public land. As allowed by AS 27.19.030(b), I propose to reclaim it to the following post-mining land use: . † The mining site is private property. The private landowner plans to use it for the following post-mining land use: . 6. ATTACHMENTS † If the mining operation has additional owners, operators, or leaseholders not shown on p. 1 of this form, attach a list of their names, addresses, and telephone numbers. † Attach a USGS map at a scale no smaller than 1:63,360 (inch to the mile) showing the general vicinity of the mining operation and the specific property to be mined. Option: If you checked Box C on the first page of this form and the mining site is adjacent to an airport or public highway, state the name of the airport or the name and milepost of the public highway. † Attach a diagram of the mined area (this term includes the extraction site, stockpile sites, overburden disposal sites, stream diversions, settling ponds, etc.) and the mining operation as a whole (this term includes the roads you plan to build, your power lines, support facilities, etc.). Show and state the number of acres to be mined during the year. (If you checked Box A or B on the first page of this form and your plan covers more than one year, show each year's work.) Show the location corners or property boundaries of the site in relation to the reclamation work and any other areas affected by the operation. † Attach a list of the equipment (type and quantity) to be used during the reclamation activity. † A time schedule of events must be attached that includes dates and activities related to this reclamation plan. † If the site is private land not owned by the miner, attach a signed, notarized statement from the landowner indicating the landowner's consent to the operation. The landowner may also use the consent statement to notify the department that the landowner plans a post-mining land use incompatible with natural revegetation and therefore believes that reclamation to the standard of AS 27.19.020 is not feasible. † For those miners that are required to file an annual reclamation statement, attach photographs and/or videotapes dated and described as to location of the reclamation activity that was completed. † If you propose to use reclamation measures other than those listed on this form, or if the private landowner or public land manager of the site requires you to use stricter reclamation measures, attach a list of those measures. 102-4018 (Rev. 04/06) Page 74 of 100 7. RECLAMATION BONDING (REQUIRED ONLY IF YOU CHECKED BOX A or B ON THE FIRST PAGE OF THIS FORM) The total acreage of my mining operation that is subject to the bonding requirement for the current year is acres (add acreages stated in Section 3(a) and 3(d) of this form). The per-acre bond amount is $750/acre or a total bond amount of $ . Please check the appropriate bonding method that you will apply toward this reclamation plan: † Participation in the statewide bonding pool. † Posting a corporate surety bond. † Posting a personal bond accompanied by a letter of credit, certificate of deposit, or a deposit of cash or gold. † Posting a bond or financial guarantee with another government agency that has jurisdiction over the mining operation, as allowed by a cooperative management agreement between that agency and the Division of Mining, Land and Water. † Posting a general performance bond with a state agency that meets the requirements of 11 AAC 97.400(4). The above reclamation plan/letter of intent and all attachments are correct and complete to the best of my knowledge. Signature of Miner Date AS 27.19.030 and AS 27.19.050 require a miner either to file a reclamation plan for approval or to file a letter of intent followed by an annual reclamation statement. AS 38.05.035(a) authorizes the director to decide what information is needed to process an application for the sale or use of state land and resources. This information is made a part of the state public land records and becomes public information under AS 40.25.110 and 40.25.120 (unless the information qualifies for confidentiality under AS 38.05.035(a)(9) and confidentiality is requested). Public information is open to inspection by you or any member of the public. A person who is the subject of the information may challenge its accuracy or completeness under AS 44.99.310, by giving a written description of the challenged information, the changes needed to correct it, and a name and address where the person can be reached. False statements made in an application for a benefit are punishable under AS 11.56.210. 102-4018 (Rev. 04/06) Page 75 of 100 8. ANNUAL RECLAMATION STATEMENT—REQUIRED IF YOU FILED A LETTER OF INTENT (CHECKED BOX C ON THE FIRST PAGE) FOR THIS OPERATION. DUE DATE: DECEMBER 31, ________. YOU MUST FILE EVEN IF THE MINING DESCRIBED IN YOUR LETTER OF INTENT DID NOT TAKE PLACE. This annual reclamation statement is for: (year) a. acres Total acreage mined. b. cu. yds. Total volume mined or disturbed, including overburden. c. acres Total acreage reclaimed. d. acres Cumulative total of unreclaimed acreage. e. Reclamation measures that were used (check appropriate measures from Section 4, DESCRIPTION OF THE RECLAMATION OPERATION, and attach list of additional or stricter measures if applicable). The above annual reclamation statement and all attachments are correct and complete to the best of my knowledge. Signature of Miner Date AS 27.19.030 and AS 27.19.050 require a miner either to file a reclamation plan for approval or to file a letter of intent followed by an annual reclamation statement. This information is made a part of the state public land records and becomes public information under AS 40.25.110 and 40..25.120 (unless the information qualifies for confidentiality under AS 38.05.035(a)(9) and confidentiality is requested). Public information is open to inspection by you or any member of the public. A person who is the subject of the information may challenge its accuracy or completeness under AS 44.99.310, by giving a written description of the challenged information, the changes needed to correct it, and a name and address where the person can be reached. False statements made in an application for a benefit are punishable under AS 11.56.210. 102-4018 (Rev. 04/06) Page 76 of 100                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 77 of 100 STAFF REPORT To: Planning & Zoning Commission Res: PZ15-12 Date: May 13, 2015 Applicant: Jerry Dunn 907-953-9580 Beluga Lookout RV Park 929 Mission Avenue Kenai, Alaska 99611 Requested Action: Townsite Development Review Legal Description: Lot 2, Toyon Subdivision Street Address: 929 Mission Ave. KPB Parcel No: 04708610 Existing Zoning: Townsite Historical District Current Land Use: Beluga Lookout RV Park Land Use Plan: Mixed Use ANALYSIS GENERAL INFORMATION: Jerry Dunn has submitted an application for a building permit to add two cabins to the Beluga Lookout RV Park. These cabins will be constructed off-site and placed in two spaces currently used for RV parking. The owner indicates that the cabins will be used during the tourist season and will be closed and winterized during the off season. The original log and frame structure located on this property has been constructed in phases. The first floor was completed in 1992 and the second floor was left unfinished until 2007. At that time an apartment for the owner was completed on the second floor and in 2010 sleeping rooms were added for guests and an additional exit was added to the building. In the spring of 2004, a covered patio area was constructed on the premises. The first floor of the building is currently being used as an office, gift shop, showers and laundry facilities for guests of the RV Park. The second floor of the building is occupied by four sleeping rooms and the owner’s apartment. Page 78 of 100 PZ15-12 Staff Report Page 2 Townsite Historic Development The intent of the Townsite Historic (TSH) Zoning District is to preserve the historic nature of Old Town Kenai and to encourage development that is compatible with the historic character of the TSH zone. The subject parcel is located within the TSH Zoning District.1 Development criteria within the TSH Zoning District are detailed in Kenai Municipal Code 14.20.105(c). Among the requirements are that, pursuant to KMC 14.20.105(c)(1) “Encourage, where possible and compatible with historic character of the TSH zone, foot traffic; restaurants, gift shops, parks, etc; indigenous Kenai Peninsula flora; wooden structures including log style with soft colored or natural sidings”. Also, KMC 14.20.105(c)(2) “Discourage uses which will violate the historic and scenic quality of the TSH zone; buildings and building additions that are not compatible with adjacent buildings or which violate the existing character and scale of the district.” These cabins will be constructed off site and will be placed in two of the spaces which are currently used for RV parking. Construction of the cabins is consistent with the provisions of 14.20.105(c)(1) in that they will be of log construction and have a roof similar to the one on the main building located on the property. Alaska Heritage Resource Survey KMC 14.20.105(h) requires the Planning and Zoning Commission review all building permit applications for properties included in the Historic Preservation Plan. During the 1995 “Kenai Townsite Historic Survey Report” (Report) the subject parcel was included in the survey; however, “since the Beluga Lookout RV Park is not yet fifty years old and initial research did not provide evidence of its Exceptional Importance by National Register standards, it is not a contributing property in the Kenai Townsite Historical District. It is incompatible in scale, design and construction materials with historic buildings in the Kenai Townsite Historic District”. Landscape Site Plan It is the opinion of the Planning & Zoning Administration that the existing landscaping is sufficient to meet the requirements of KMC 14.25.020 and a Landscape/Site Plan will not be required for this project because there will not be any additional ground disturbance. The property has a well-established lawn along the perimeter of the property. There is a driftwood statue of a beluga whale at the entrance of the RV Park. If the applicant wishes to place additional cabins on the property at a future date, his application must be reviewed by the Planning & Zoning Administration to 1 KMC 14.20.105(a). Page 79 of 100 PZ15-12 Staff Report Page 3 determine if a Landscape/Site Plan approval would be required prior to the issuance of a building permit. RECOMMENDATIONS The Kenai Townsite Historic Survey Report indicated that the Beluga Lookout RV Park is not yet fifty years old and that initial research did not provide evidence of its exceptional importance by National Register standards; therefore, the addition of the two cabins would not damage any historical significance. It is the recommendation of the staff that the Planning & Zoning Commission approve the Townsite Historical Development Review, subject to the following Conditions of Approval: CONDITIONS OF APPROVAL 1. Prior to placement of the cabins on the property, applicant shall obtain the required building permits. 2. The cabins must be connected to City water and sewer services. 3. Applicant must comply with all Federal, State and Local regulations. ATTACHMENTS: 1. Resolution No. PZ15-12 2. Application 3. Site Plan 4. Map Page 80 of 100 CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ15-12 TOWNSITE HISTORIC DISTRICT A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI GRANTING A REQUEST TO PLACE TWO RENTAL CABINS IN THE RV PARK FOR OCCUPANCY DURING THE SUMMER TOURIST SEASON TO: NAME: Jerry Dunn USE: Beluga Outlook RV Park LOCATED: 929 Mission Avenue – Lot 2, Toyon Subdivision KENAI PENINSULA BOROUGH PARCEL NO: 04708610 WHEREAS, the Commission finds: 1. That an application meeting the requirements of Section 14.20.150 has been submitted and received on: April 17, 2015 2. This request is on land zoned: Townsite Historical District 3. That the applicant has demonstrated with plans and other documents that they can and will meet the following specific requirements and conditions in addition to existing requirements: a. Prior to placement of the cabins on the property, applicant shall obtain the required building permits. b. The cabins must be connected to City water and sewer services. c. Applicant must comply with all Federal, State and Local regulations. 4. That a duly advertised public hearing as required by KMC 14.20.280 was conducted by the Commission on: May 13, 2015 5. Applicant must comply with all Federal, State, and local regulations. 210 Fidalgo Avenue, Kenai, Alaska 99611-7794 Telephone: 907-283-7535 / Fax: 907-283-3014 www.ci.kenai.ak.us Page 81 of 100 NOW THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI THAT THE APPLICANT HAS DEMONSTRATED THAT THE PROPOSED PLACEMENT OF TWO RENTAL CABINS IN THE RV PARK FOR OCCUPANCY DURING THE SUMMER TOURIST SEASON MEETS THE CONDITIONS REQUIRED FOR SAID OPERATION AND THEREFORE THE COMMISSION DOES AUTHORIZE THE ADMINISTRATIVE OFFICIAL TO ISSUE THE APPROPRIATE PERMIT. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA ON THIS 13TH DAY OF MAY, 2015. CHAIRPERSON: ATTEST: Jeff Twait, Chairperson Sandra Modigh, City Clerk Page 82 of 100 Page 83 of 100 Page 84 of 100 Page 85 of 100 Page 86 of 100 KENAI MUNICIPAL RESER VE NO. 1 TO YO N ENDLESS VIEW Vo O T K - B E L U G A L O O K O U T A D D N . 5 1 2C 1- B 17 1 2 9 7 1 16A 8 2 1 6 3 4 2B 5 4 TR. B 71- A (6 ) (1 4 ) 7) (1 2 ) 1 00 0 516 1007 5 1 4 5 1 5 5 1 7 101 3 1001 1012 1010 101 1 913 1012 10 1 0 1 0 929 697 5 516 1007 5 1 4 5 1 5 101 3 1001 1012 1010 101 1 915 913 1 1012 10 1 0 1 0 929 697 5 1 .100'Date: 5/8/2015The information depicted here on is for graphic representation only of the best available sources. The City of Kenai assumes no responsibility for errors on this map.1 inch equals 100 feetLot 2 Toyon Subd. Pa g e 87 of 10 0                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 88 of 100 Page 89 of 100 Page 90 of 100 Page 91 of 100                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 92 of 100 KENAI PENINSULA BOROUGH PLANNING COMMISSION GEORGE A. NAVARRE ADMINISTRATION BUILDING ASSEMBLY CHAMBERS 144 NORTH BINKLEY STREET SOLDOTNA, ALASKA 99669 May 11, 2015 - 7:30 P.M. Tentative Agenda A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF CONSENT AND REGULAR AGENDA All items marked with an asterisk (*) are consent agenda items. Consent agenda items are considered routine and non-controversial by the Planning Commission and will be approved by one motion. There will be no separate discussion of consent agenda items unless a Planning Commissioner so requests in which case the item will be removed from the consent agenda and considered in its normal sequence on the regular agenda. If you wish to comment on a consent agenda item or a regular agenda item other than a public hearing, please advise the recording secretary before the meeting begins, and she will inform the Chairman of your wish to comment. *1. Time Extension Request a. Glud Subdivision No. 2 ................................................................ 1 KPB File 2008-195; Imhoff/Trimble Location: East of Cook Inlet in Anchor Point Anchor Point APC b. Granross Hills No. 6 ..................................................................... 7 KPB File 2007-206; Imhoff/Imhoff, Pittman, Trimble Location: West of Sterling Highway in Anchor Point Anchor Point APC *2. Planning Commission Resolutions a. SN 2015-09; Renaming certain public Rights-of-Way ............... 12 within Sections 10 & 17; T5N, R9W, SM, AK; within ESN 302 and renaming certain public Rights-of-Way within Sections 23, 25 & 36; T5N, R10W, SM, AK; within ESN 302. b. SN 2015-10; Naming certain private Rights-of-Way .................. 19 within Sections 16 & 17, T5N, R9W, SM, AK; within ESN 302. *3. Plats Granted Administrative Approval ................................................... 23 *4. Plats Granted Final Approval (20.10.040) - None *5. Plat Amendment Request - None *6. Utility Easement Vacations - None *7. Commissioner Excused Absences Paulette Bokenko- Carluccio PC Member City of Seldovia Term Expires 2015 Alice Joanne Collins PC Member Anchor Point/ Ninilchik Term Expires 2016 Cindy Ecklund PC Member City of Seward Term Expires 2017 Robert F. Ernst PC Member Northwest Borough Term Expires 2017 Dr. Rick Foster Parliamentarian Southwest Borough Term Expires 2017 Sandra Key Holsten PC Member East Peninsula Term Expires 2016 James Isham PC Member Sterling Term Expires 2015 Harry Lockwood PC Member Ridgeway Term Expires 2016 Blair Martin Chairman Kalifornsky Beach Term Expires 2015 Robert Ruffner Vice Chairman Kasilof/Clam Gulch Term Expires 2015 James Glendening PC Member Kenai City Term Expires 2016 Franco Venuti PC Member Homer City Term Expires 2016 Page 93 of 100 a. Paulette Bokenko-Carluccio, City of Seldovia b. Sandra Holsten, Eastern Peninsula *8. Minutes a. April 27, 2015 Plat Committee Minutes b. April 27, 2015 Planning Commission Minutes D. PUBLIC COMMENT/PRESENTATIONS/COMMISSIONERS (Items other than those appearing on the agenda. Limited to five minutes per speaker unless previous arrangements are made. E. UNFINISHED BUSINESS F. PUBLIC HEARINGS 1. Vacate a portion of Jobber Street, (formally Banta Street, ..................... 30 changed on August 9, 2010 on Resolution SN 2010-10), a 66- foot right-of-way easement. Vacate the 33-foot right-of-way easement along the west boundary of Government Lot 61 and the 33-foot right-of-way easement along the east boundary of Government Lots 59 and 60, and vacate any associated utility easements. A 10-foot wide utility easement is being granted, centered over the existing buried electric line with this plat. AND Vacate the 33-foot right-of-way easement along the west boundary of Government Lot 72 and the 33-foot right-of-way easement along the east boundary of Government Lots 73 and 74, and vacate any associated utility easements. All within Section 23, Township 6 North, Range 12 West, Seward Meridian, Alaska and within the Kenai Peninsula Borough. KPB File 2015-041. Petitioners: Luke Hanson, Robert T. Peterkin II, Robert T. and Bonnie Peterkin, Ralph Wellborn all of Kenai, Alaska. Location: On Thunder Road in Nikiski Area. 2. Public notice is hereby given that public hearings will be held to rename existing road to facilitate the Enhanced 911 Street Naming and Addressing Methods within the Kenai Peninsula Borough. Roads under consideration at this meeting are described as follows: a. Bowman Rd (portion of) originally named by plat ................... 44 KN0720073 Soldotna – East an Aliquot Part Subdivision; T 5N R 10W SECTION 25; Seward Meridian, AK; in the Sterling Community; ESN 302; REASON FOR RENAMING: Jump Street; PROPOSED NAME: Bowman Rd W b. Canoe Ave (portion of) originally named Kelly Ln .................. 52 by plat KN0790069 View Land Subdivision; renamed by SN 2004-08; T 5N R 8W SECTION 11; Seward Meridian, AK; in the Sterling Community; ESN 302; REASON FOR NAMING: Jump Street; PROPOSED NAME: Canoe Ave E c. McCall Rd (portion of) originally named by plat ...................... 60 Paul Whitney PC Member City of Soldotna Term Expires 2017 Max J. Best Planning Director Mike Navarre Borough Mayor Page 94 of 100 KN2006086 Chumley Tracts Addition No 1; T 5N R 9W SECTION 11; Seward Meridian, AK; in the Sterling Community; ESN 302; REASON FOR RENAMING: Jump Street; PROPOSED NAME: Hugh St d. Padfoot Ave originally named by plat KN2006078 ................. 68 Mahan Subdivision Birch Ridge Estates Addition No 1; T 5N R 10W SECTION 23; Seward Meridian, AK; in the Sterling Community; ESN 302; REASON FOR RENAMING: Jump Street; PROPOSED NAME: Padfoot Ave E & Padfoot Ave W e. Ridgeway St originally named by plat KN0880066 CJ’s ........ 76 Acres; T 5N R 8W SECTION 14; Seward Meridian, AK; in the Sterling Community; ESN 302; REASON FOR RENAMING: Duplicate; PROPOSED NAME: Loam St f. Unnamed Private Rd within a large parcel of US .................... 84 Fish and Wildlife Land that is accessed between mile 63 & 64 of the Sterling Hwy traveling north to Picnic Lake and beyond; T 5N R 5W & R 6W SECTION 1-36; Seward Meridian, AK; in a remote area of the Kenai Peninsula Borough; ESN 302; REASON FOR RENAMING: State DOT is posting a street sign with the proposed name; PROPOSED NAME: Mystery Creek Rd 2. Resolution 2015-14; Public hearing for a Variance Request from .......... 90 setback requirements on the north property line of the subject parcel which is located in the Rural Residential (R-R) LOZ in the Cooper Landing area. Applicant: Geneese Peterson; Owner: Darwin & Geneese Peterson Revocable Trust; Parcel ID: 119- 301-12. Legal Description: Tract 12, Russian Gap Subdivision, according to Plat 2001-4 Seward Recording District, Third Judicial Court, State of Alaska. Location: 35444 Russian Gap Rd., Cooper Landing. G. ANADROMOUS WATER HABITAT PROTECTION (21.18) 1. Resolution 2015-15; A Conditional Use Permit for the ........................... 99 construction of a 120-foot long by 20-foot wide concrete slab boat launch. Project is located on the left bank of the Kenai River at river mile 2.5, T5N, R11W, Section 8&17, S.M., KN 2005029 Kenai Landing Cottages Sub Tract A, Parcel 049-101-23 and T5N, R11W, Section 8 & 17 S.M. KN 0001358 Alaska Tidelands Survey 115, KPB Parcel 049-101-03.Petitioner: PRL Logistics, Inc., (Ron Hyde) 2101 Bowpicker Lane, Kenai, Alaska 99611. H. VACATIONS NOT REQUIRING A PUBLIC HEARING - None I. SPECIAL CONSIDERATIONS - None J. SUBDIVISION PLAT PUBLIC HEARINGS 1. The Plat Committee is scheduled to review 8 preliminary plats. Page 95 of 100 K. OTHER/NEW BUSINESS L. ASSEMBLY COMMENTS M. LEGAL REPRESENTATIVE COMMENTS N. DIRECTOR'S COMMENTS O. COMMISSIONER COMMENTS P. PENDING ITEMS FOR FUTURE ACTION Q. ADJOURNMENT MISCELLANEOUS INFORMATIONAL ITEMS NO ACTION REQUIRED 1. Seward Planning Commission Meeting Minutes ............................................... 194 - April 7, 2015 NEXT REGULARY SCHEDULED PLANNING COMMISSION MEETING PLEASE NOTE DAY CHANGE DUE TO MEMORIAL DAY HOLIDAY. The next regularly scheduled Planning Commission meeting will be held TUESDAY , May 26, 2015 in the Assembly Chambers of the George A Navarre Kenai Peninsula Borough, 144 North Binkley St, Soldotna, Alaska at 7:30 p.m. ADVISORY PLANNING COMMISSION MEETINGS CONTACT INFORMATION KENAI P ENINSULA BOROUGH PLANNING DEPARTMENT Phone: 907-714-2200 Phone: toll free within the Borough 1-800-478-4441, extension 2215 Fax: 907-714-2378 e-mail address: planning@borough.kenai.ak.us web site: http://www.borough.kenai.ak.us/planning-dept/planning-home Advisory Commission Meeting Location Date Time Anchor Point Anchor Point Chamber of Commerce May 5, 2015 May 19, 2015 7:00 p.m. Cooper Landing Cooper Landing Community Hall May 6, 2015 6:00 p.m. Hope / Sunrise Hope Social Hall May 7, 2015 7:00 p.m. The Kachemak Bay and Funny River Advisory Planning Commissions are inactive at this time. NOTE: Advisory planning commission meetings are subject to change. Please verify the meeting date, location, and time with the advisory planning commission chairperson. Chairperson contact information is on each advisory planning commission website, which is linked to the Planning Department website. Page 96 of 100 KENAI PENINSULA BOROUGH PLAT COMMITTEE GEORGE A. NAVARRE ADMINISTRATION BUILDING ASSEMBLY CHAMBERS 144 NORTH BINKLEY STREET SOLDOTNA, ALASKA 99669 6:00 p.m. May 11, 2015 Tentative Agenda A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA, EXCUSED ABSENCES, AND MINUTES 1. Agenda 2. Member/Alternate Excused Absences a. Pauletee Bokenko-Carluccio, City of Seldovia 3. Minutes a. April 27, 2015 Plat Committee Minutes D. PUBLIC COMMENT (Items other than those appearing on the agenda. Limited to five minutes per speaker unless previous arrangements are made.) E. SUBDIVISION PLAT PUBLIC HEARINGS 1. Fourth of July Creek Sub Seward Marine ................................................. 1 Industrial Center Raibow Replat KPB File 2015-042 [Cline/City of Seward] Location: City of Seward 2. Foothills Marley Dell Replat .................................................................... 56 KPB File 2015-040 [Church/Hansen] Location: City of Homer 3. Fair Wind Subdivision 2015 .................................................................... 92 KPB File 2015-043 [Geovera/Olson] Location: On Zulu Court in Fritz Creek Area Kachemak Bay APC 4. Hayward Hill Subdivision No. 5 ............................................................. 113 KPB File 2015-044 [Segesser/Alaska Homesteads, Inc.] Location: City of Soldotna 5. Aspen Avenue Right of Way Acquisition Associated ............................ 145 With Aspen Flats Sub Mortenson Addition No. 2 KPB File 2015-045 [Segesser/Mortenson] Location: City of Soldotna 6. Peaceful Acres 2015 Addition ............................................................... 163 KPB File 2015-046 [Integrity/Schweigel] Location: South of Soldotna MEMBERS: JoAnne Collins Anchor Point / Ninilchik Term Expires 2016 Cindy Ecklund City of Seward Term Expires 2017 Blair Martin Kalifornsky Beach Term Expires 2015 Franco Venuti City of Homer Term Expires 2016 Paul Whitney City of Soldotna Term Expires 2017 ALTERNATES: Paulette Bokenko- Carluccio City of Seldovia Term Expires 2015 James Isham Sterling Term Expires 2015 Harry Lockwood Ridgeway Term Expires 2016 Page 97 of 100 7. Saxton’s Birch Acres 2015 Addition ...................................................... 188 KPB File 2015-047 [Integrity/Gearhart, Saxton] Location: On Resurrection Creek Road in Hope Hope/Sunrise APC 8. Burger Subdivision 2015 Addition ......................................................... 215 KPB File 2015-048 [Integrity/Burger] Location: On Bush Gardens Avenue in Kasilof F. FINAL SUBDIVISION PLAT PUBLIC HEARING G. OTHER / NEW BUSINESS H. MISCELLANEOUS INFORMATION -- NO ACTION REQUIRED I. ADJOURNMENT NEXT REGULARLY SCHEDULED MEETING PLEASE NOTE DAY CHANGE DUE TO MEMORIAL DAY HOLIDAY The next regularly scheduled Plat Committee meeting will be held Tuesday, May 26, 2015 in the Assembly Chambers of the George A Navarre Kenai Peninsula Borough, 144 North Binkley, Soldotna, Alaska at 5:30 p.m. PLANNING DEPARTMENT Phone: 907-714-2215 Fax: 907-714-2378 Phone: toll free within the Borough 1-800-478-4441, extension 2215 e-mail address: planning@borough.kenai.ak.us web site: http://www.borough.kenai.ak.us/planning-dept/planning-home Page 98 of 100 Page 99 of 100                             THIS PAGE INTENTIONALLY LEFT BLANK  Page 100 of 100