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HomeMy WebLinkAboutResolution No. PZ2018-08"Vt1/'e with a Pas~ City with a Future" 210 Fidalgo Avenue, Kena i, Alaska 99611-7794 Telephone : 907-283-7535 I Fax: 907-283-3 014 www .kenai.city CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2018-08 CONDITIONAL USE PERMIT A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT TO CONSTRUCT A RESIDENTIAL SIX-FAMILY DWELLING UNIT FOR SENIORS AGE 55 AND OLDER. APPLICANT: Kenai Peninsula Hous ing Initiatives PROPERTY ADDRESS: 2392 Redoubt Avenue LEGAL DESCRIPTION: Lot 1, Kenai Meadows KENAI PENINSULA BOROUGH PARCEL NO: 03901063 WHEREAS, an applicat ion meeting the requirements of Section 14.20.150 has been submitted and received on April 2, 2018; and, WHEREAS, the application affects land which is zoned as Rural Res idential (RR); and, WHEREAS, a duly advertised public hearing as required by Kenai Municipal Code 14.20.1 53 was conducted by the Planning and Zoning Commission on April 25, 2018; and, WHEREAS, the applicant has demonstrated with plans and other documents that the prerequisites of a Conditional Use Permit have been met; and, KMC 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 : (1) The use is consistent with the purpose of this chapter and the pu rposes and intent of the zoning district. The RR Zone is intended to provide for low density residential development in outlying and rural areas in a form which creates a stable and attractive residential environment. The Land Use Table provides that a five or six-family dwell in g is a conditional use ; therefore, a Conditional Use Permit must be granted to construct a six unit apartment community (Kenai Meadows Senior Apartments) in this zone. The proposed six-unit apartment community will offer two, one -bed room units ; and four, two -bedroom units. Staff finds that the proposed six-unit apartment community meets the intent of KMC14.20 .150 and the intent of the Rural Residential Zoning District with respect to the proposed use as a six-unit apartment community, given compliance with the staff Reso lution No . PZ2018-08 Conditional Use Permit Page 12 recommended specifi c conditions set forth below. (2) The value of the adjo ining property and neighborhood will not be significantly impaired . The surrounding neighborhood consists of both single-family dwellings and multi-family dwellings. There are currently two larger apartment complexes, which front Redoubt Avenue . In addition, there is a detached four-plex located on McKinley Avenue , which is accessed directly off Redoubt Avenue. The applicant states that an independent market analys is performed by the national firm Novagradac concluded the proposed development will offer value in the market and not negatively impact the surrounding properties It is the opinion of the staff that the six-unit apartment community will not significantly impair the neighborhood , and therefore, recommends approval of the Conditional Use Permit subject to the conditions as set forth below. (3) The proposed use is in harmony with the Comprehensive Plan . The Comprehensive Plan designates this property as Suburban Residential, which provides for single-family and multi-family residential uses that are urban or suburban in character. The area will typically be development at a higher density; lots are typically smaller; and public water and sewer are required or planned. There are three large subdivisions located along Redoubt Avenue; namely, Woodland Subdivision , Inlet View Subdivision, and Mommsen's Subdivision . The subject lot is larger than a majority of the lots in these subdivisions; the subj ect lot contains approximately 52,882 square feet, which is much larger than the required minimum lot s ize of 7,200 square feet as requ ired in the Rural Residential Zoning District. Water and sewer services are available along Redoubt Avenue. Redoubt Avenue provides access to the proposed complex, which is a paved City maintained road . Staff finds that the land use designation as a six-un it apartment community is compatible with the neighborhood ; and therefore, recommends approval of the Conditional Use Permit subject to the cond itions as set forth below. ( 4) Public services and facilities are adequate to serve the proposed use. The properties located along Redoubt Avenue are serv iced by water, sewer, natural gas, electricity, and telephone services. Redoubt Avenue is a paved road which is maintained by the City of Kena i. Kenai Municipal Code 14.20.250(b)(8) requ ires that there are two parking spaces available for each unit fo r a total of 12 parking spaces . The attached site plan designates 12 parking spaces for residents and guests of the s ix-unit apartment community. Staff finds that public services and facilities are adequate to serve the proposed use; and therefore, recommends approval of the Conditional Use Permit subject to the conditions as set forth below. (5) The proposed use will not be harmful to the public safety, health or we lfare. The use of a six-un it apartment community will not be harmful to the public safety, health and welfare. Re sol ution No. PZ2018-08 Conditional Use Permit Page 13 Staff beli eves th at public services are ava ilable to adequatel y serve t he six-unit apartment community. The applicant has provide d th e City with a site p lan, which indicates that there will be sufficient parking available for residents and guests of the complex. Access to the complex will be provided by Redoubt Avenue w hich is a City ma intained paved road; therefore , the proposed use will not be harmful to the public safety, health and welfare. 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: 1. Further development of the property shall conform to all Federal, State, and loca l regulations. 2. Prior to issuance of a Building Permit, a Landscape/Site p lan must be reviewed and approved by the City Planner. 3. Prior to beginning construction of the project. a building permit must be issued by the Building Official for the City of Kenai. 4 . A biennial fire inspection must be completed by the Fire Marshall for the City of Kenai. 5 . A yearly Conditional Use Permit report must be subm itted to the City of Kenai prior to the 3 1s1 day of December of each year. NOW, THEREFORE, BE IT R E SOLVED, BY THE PLANNING AND ZONING COM MISSION OF TH E CITY OF KENAI, ALASKA THAT THE APPLICANT HAS DE MONSTRATE D THAT T HE PROPOSED CONSTRUCTION OF A RESIDENTIAL SIX-FAMILY DWELLING UN IT FOR SENIORS AGE 55 AND OLDER MEETS THE CONDITIONS REQUIRED FOR SAID OPERATION AND THEREFORE THE COMMISSION DOES AUT HORIZE THE ADMINISTRATIVE OFFICIAL TO ISSUE THE APPROPRIATE PERMIT. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 25th day of April , 2018. JWil.~n ATTEST: