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HomeMy WebLinkAboutResolution No. PZ2016-01M "Villaye with a Past, C# with a Future" 210 Fidalgo Avenue, Kenai, Alaska 99611 -7794 Telephone: 907 - 283 -7535 / Fax: 907 - 283 -3014 www.ci.kenai.ak.us CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ16 -01 CONDITIONAL USE PERMIT A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT FOR AN OVERFLOW PARKING LOT. APPLICANT: Kenaitze Indian Tribe PROPERTY ADDRESS: 507 Upland Street, Kenai, AK 99611 LEGAL DESCRIPTION: Tract D, Nissen Subd., Malstons -Braun Addition 1983 KENAI PENINSULA BOROUGH PARCEL NO: 04706419 WHEREAS, an application meeting the requirements of Section 14.20.150 has been submitted and received on January 12, 2016; and, WHEREAS, the application affects land which is zoned as Central Commercial (CC); and, WHEREAS, a duly advertised public hearing as required by Kenai Municipal Code 14.20.153 was conducted by the Planning and Zoning Commission on February 24, 2016; and, WHEREAS, the applicant has demonstrated with plans and other documents that the prerequisites of a Conditional Use Permit have been met. Kenai Municipal Code 14.20.150 details the intent and application process for conditional uses. The code also specifies the review criteria that must be satisfied prior to issuing the permit. The criteria are: A. The use is consistent with the purpose of this chapter and the purposes and intent of the zoning district. The subject parcel is located within the Central Commercial Zone. Public parking lots are a conditional use in the Central Commercial zone; therefore, the Kenaitze Indian Tribe has submitted an application for a Conditional Use Permit. The proposed overflow parking lot is necessary because the Dena'ina Wellness Center, Na'ina Building and Kenaitze Tribal Court building do not meet the parking requirements, pursuant to Kenai Municipal Code 14.20.250 as follows: 1. The Dena'ina Wellness Center is 52,000 square feet and is considered a care center (medical /dental clinic) requiring one (1) parking space for every 250 square feet. Because the center is considered a mixed -use facility, the required parking is reduced by 25 %. Required parking for the facility is 156 spaces. The site provides 139 spaces; therefore, an additional 17 spaces are required to meet the parking requirements; 2. The parking requirement for the Na'ina Building which is a professional office building is one (1) per four hundred (400) square feet of gross floor area. The total gross floor area for the building is 9,037 square feet; therefore, 23 spaces are required to meet the parking requirement. The site plan provides for 21 spaces; therefore, an additional two spaces are required to meet parking requirements. 3. The parking requirement for the Kenaitze Tribal Court Building is based on typical occupancy of eighty percent (80 %) of the sum of the following: five (5) spaces per courtroom, plus one (1) per four hundred (400) square feet of gross office space. The total gross floor area for the building is 2,596 square feet; therefore, nine spaces are required to meet the parking requirement. Patrons of the tribal court building are currently parking in spaces adjacent to the sidewalk in front of the building which are located in the Dena'ina Wellness Center parking lot. Nine spaces located in the overflow parking lot shall compensate for the loss of the nine spaces in the Dena'ina Wellness Center parking lot. 4. The parking requirements for the Tyotkas Elder Center are as follows: a. Assembly without fixed seats: Art galleries, community /senior centers, museums and municipal buildings: One (1) per five hundred (500) square feet of gross floor areas. Therefore, at 4,900 square feet of community /senior center area, the total number of required parking spaces is ten. b. Restaurants, cafes, delicatessen, eating and drinking establishments, clubs, nightclubs and lodges, etc.: One (1) per each two hundred (200) square feet of gross floor area or one (1) per four (4) seats, whichever is greater. Therefore, at 1,600 square feet of gross floor area for the restaurant, the total number of required parking spaces is eight. c. The number of required parking for the Tyotkas Elder Center is 18 spaces. The site plan provides for 19 parking spaces. As discussed in PZ15 -04; Conditional Use Permit for the Tyotkas Elder Center, Condition of Approval Number 4, stated that a total of seven (7) parking spaces would need to be created in an off -site parking lot to accommodate the construction of the building. Thus, the proposed over flow parking lot, meets this requirement. Landscape Site Plan As required in Kenai Municipal Code 14.25, a landscape /site plan has been submitted for the project. A complete set of drawings for the landscape /site plan have been submitted and reviewed. KMC 14.25 specifies the regulations for landscape /site plans within the City of Kenai. Section 14.25.030 of that chapter details Landscaping /Site Plan submittal requirements: • Scientific or common name or type of planting materials to be used in the project. o Sheet L -2.1 Landscape Plan Permit Submittal provides a detailed list of planting materials that will be included in the landscaping for the development. The list includes trees, shrubs and ground cover materials. Also included are other landscaping materials, including boulders and drift wood. • Typical planting details. o Planting details are provided on Sheet L2.00 Landscape Plan Permit Submittal. • Location of all planting areas and relationship to buildings, parking areas and driveways. o Shown on Sheet L2.00 Landscape Plan Permit Submittal. • Identification and location of existing vegetation to be retained. o Minimal natural vegetation will be retained. • Identification of on -site snow storage areas. o Snow will be temporarily stored in the corners of the parking lot until it can be removed from the site. • Drainage patterns. o Finish grade of the parking lot shall slope along the southern edge of the parking lot and shall contain small irregularities (mounds and dips) to enhance infiltration of storm water run -off. Rocks and boulders shall be placed to create additional topographic texture in the finish grade along that slope. In addition, the islands shall have rolled curbs which will allow for additional drainage. Physical features of the property including location of all buildings, ingress and egress, any unusual features of the property, which may restrict development or drainage. o This property is a vacant lot and there are not any unusual features which would restrict development or drainage. The property is being developed into an overflow parking lot for the Wellness Campus. Section 14.25.040 of the code outlines the landscaping plan performance criteria. Perimeter /Buffer Landscaping — involves the land areas adjacent to the lot lines within the property boundary and serves to separate and minimize the impact between adjacent uses. o Perimeter /Buffer Landscaping shall contain a mixture of tufted hair grass and turf seed as ground cover. The plans for this site includes the addition of trees and shrubbery along the property borders. The trees shall include Paper Birch, Siberian Larch, White Spruce and Snowy Mountain Ash. The shrubbery shall include Hedge Cotoneaster, European Black Current, and Therese Bugnet Rose. The borders shall also contain boulders of varying sizes and driftwood. Bollards will be located along the Northern boundary of the parking lot. • Interior Landscaping — involves areas exclusive of the perimeter and parking lot areas. o Interior landscaping consists of two islands; one island is located on the East boundary of the parking lot and the other island is located adjacent to the parking spaces in the middle of the parking lot. The planting area shall contain tufted hair grass as ground cover with Siberian Larch and a large boulder in the center island. • Street - right -of -way Landscaping — intent to soften the impact of land uses along rights -of- way but does not obscure land uses from sight. o The rights -of -way along Upland Street and Highland Avenue will be landscaped with ground cover, trees, shrubbery, boulders and driftwood. • Lighting — provide illumination for safety and security of persons using the parking lot. Lighting shall include two LED lights with greater than 10,000 lumen output at no more than 100 watts input power. The light along East boundary shall have a Type 3 distribution and the light in the middle of the parking lot shall have a Type 5 distribution. The lights shall be attached to 30 foot poles square pole with dark bronze finish and rated for fixtures with no less than 3.0 effective projected area (EPA). The following are required in the site plan: • Parking. o The proposed parking lot will serve as overflow parking for the Wellness Campus which consists of the Dena'ina Wellness Center, Na'ina Building, Tykotas Elder Center and Kenaitze Tribal Court building. The site plan discloses that there are thirty -eight (38) parking spaces in total; thirteen spaces are located on the North boundary and thirteen spaces are located on the South boundary. Six spaces are located in the middle of the parking lot. The spaces along the South boundary will have concrete wheel stops. The spaces along the North boundary will have post bollards. Snow storage. o Snow will be temporarily stored in 3 parking stalls on the East boundary of the parking lot until such time as it can be removed from the site. Dumpster. o A dumpster will not be required. Lighting. Lighting must be installed to provide illumination for safety and security of persons using the parking lot. Crosswalks. The crosswalk markings must be installed parallel to vehicular traffic on Upland Street. B. The value of the adjoining property and neighborhood will not be significantly impaired. The construction of the proposed over flow parking area will not significantly impair the surrounding neighborhood. The proposed parking lot will improve parking within Old Town Kenai by expanding off - street parking for the Kenaitze Indian Tribe. This will reduce parking demand loads for on- street parking and will enhance safety for pedestrian and vehicular movements. C. The proposed use is in harmony with the Comprehensive Plan. The 2003 Comprehensive Plan provides that the Mixed Use district fosters a compatible mix of retail, service, office, public, institutional recreational and multi - family residential uses. The district does not prescribe specific proportions for these uses, only that all these uses are desirable within the district. Mixed uses are particularly desirable in the Townsite Historic District and City Center overlay zone. The proposed parking lot is compatible with the 2003 Comprehensive Plan. The parking lot will foster development that is compatible with both office and service type uses that are provided by the Kenaitze Indian Tribe. D. Public services and facilities are adequate to serve the proposed use. The use of the subject parcel will not require the use of sewer or water services. New LED lighting will be installed to provide illumination for persons using the parking lot. E. The proposed use will not be harmful to the public safety, health or welfare. The proposed use of the subject parcel as a parking lot will not be harmful to the public safety, health or welfare; and, WHEREAS, any and all specific conditions deemed necessary by the Planning and Zoning Commission to fulfill the conditions as set forth below shall be met by the applicant. These may include, but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects related to the proposed use, as follows: All required landscaping as presented in the approved landscaping plan shall be installed within two (2) years of the approved landscaping plan 2. One hundred percent (100 %) of ground cover of the landscaping beds shall be planted and maintained so that there is no exposed soil within three years of the approved plan. 3. Snow storage shall be temporarily located on the subject parcel until such time as it can be removed from the site. No snow may be stored in such a manner that would block visibility for ingress and egress to the parcel. 4. If construction of the project has not started within one year of the approval of the landscaping /site plan, the approval may be revoked by the Administrative Official after providing at least thirty (30) Day notice unless extended for good cause. 5. All lighting shall be installed pursuant to the approved lighting plan. 6. The crosswalk shall be installed parallel to vehicular traffic on Upland Street. 7. The installation of tactile pads shall be required at all sidewalk landings. 8. The parking lot shall be asphalt paved and striped pursuant to the approved construction plans. NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA THAT THE APPLICANT HAS DEMONSTRATED THAT THE PROPOSED OVERFLOW PARKING LOT 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, this 24th of February, 2016. Jeff TWW, Chairperson F.IWI