HomeMy WebLinkAboutResolution No. PZ2019-35
CITY OF KENAI
PLANNING AND ZONING ADMINISTRATION
RESOLUTION NO. PZ2019-35
LANDSCAPE/SITE PLAN PERMIT
A RESOLUTION OF THE PLANNING AND ZONING ADMINISTRATION OF THE CITY OF
KENAI APPROVING THE ATTACHED LANDSCAPING/SITE PLAN:
WHEREAS, the attached Landscaping/Site Plan Review was:
• Received by: Wilma E. Anderson, Planning Assistant
• Submitted by: Sean Cude
• Submitted for: Peninsula Mini Storage, LLC
• Property Address: 1345 Bridge Access Road, 1249 Bridge Access Rd., 1217 Bridge
Access Rd., 514 Van Antwerp Ave.
**Preliminary plat under review to combine these parcels
• Legal Description: Lot 7A, Block 1, Bridge Road Subd. Lockwood Addn. Lot 7A,
Block 1, Bridge Road Subdivision Lockwood Addition, Lots 4, 5, and 6 and Tract A,
Block 1, Bridge Road Subdivision No. 2
**Preliminary plat under review to combine these parcels into Tract A-1, Block 1, Bridge
Road Subdivision 2019 Replat
• Parcel No.: 04901323, 04901323, 04901306, 04901305, 04901309
**Preliminary plat under review to combine these parcels
WHEREAS, the City of Kenai Planning and Zoning Administration finds this plan provides for
orderly and safe development within the City commensurate with protecting the health, safety,
and welfare of its citizens, and provides adequate and convenient open spaces, light and air in
order to avoid congestion of commercial and industrial areas; and,
WHEREAS, the plan appears to provide for landscaping and/or the retention of natural
vegetation in conjunction with commercial and industrial development within the City; and,
WHEREAS, the purpose of landscaping is to visually enhance the City's appearance and
reduce erosion and stormwater runoff, and the plan appears to meet these criteria.
Resolution PZ2019-35
Page 2
NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING
ADMINISTRATION OF THE CITY OF KENAI THAT THE LANDSCAPING/SITE PLAN IS
APPROVED SUBJECT TO THE FOLLOWING CONDITIONS OF APPROVAL:
1. Development of the property shall conform to all federal, State of Alaska, and local
regulations.
2. All required landscaping as presented in the approved landscaping plan shall be
installed within two (2) years of the approved landscaping plan (by September 25, 2021).
3. 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
(by September 25, 2022).
4. No snow may be stored in such a manner that would block visibility for ingress and
egress to the parcel.
5. Any plants and grass used must be appropriate for the climate (rated as hardy for USDA
Climatic Zone 3) and not deemed an invasive species as defined by the Alaska
Cooperative Extension Service.
6. If construction of the project has not started within one year of the approval of the
landscaping/site plan (September 25, 2020), the approval may be revoked by the
Administrative Official after providing at least thirty (30) Day notice unless extended for
good cause.
7. Approval of this landscaping/site plan is contingent upon approval of the preliminary plat
for Tract A-1, Block 1, Bridge Road Subdivision 2019 Replat.
Reviewed and approved this 25th day of September 2019.
__________________________
Elizabeth Appleby, City Planner
STAFF REPORT
To: Planning & Zoning - File
Date: September 30, 2019
Subject: Resolution PZ2019-35 – Landscaping/Site Plan
Applicant: Peninsula Mini Storage, LLC
47 Spur View Drive
Kenai, AK 99611
Requested Action: Landscaping/Site Plan
Legal Description: Lot 7A, Block 1, Bridge Road Subdivision Lockwood Addition
Lots 4, 5 and 6 and Tract A, Block 1, Bridge Road Subdivision No.
2
**Preliminary plat under review to combine these parcels into Tract
A-1, Block 1, Bridge Road Subdivision 2019 Replat
Property Address: 1345 Bridge Access Road, 1249 Bridge Access Rd., 1217 Bridge
Access Rd., 514 Van Antwerp Ave.
**Preliminary plat under review to combine these parcels
KPB Parcel No: 04901323, 04901304, 04901306, 04901305, 04901309
**Preliminary plat under review to combine these parcels
Lot Size: 3.367 acres (146,667 square feet);1.54 acres (67,082 square
feet); 1.54 acres (67,082 square feet); 1.54 acres (67,082 square
feet); and 5.01 acres (218,236 square feet)
**Preliminary plat under review to combine these parcels into one
parcel of 11.457 acres (499,067 square feet)
Existing Zoning: Heavy Industrial
Current Land Use: Mini Storage Units and Office
Land Use Plan: Industrial
PZ2019-35 Staff Report Page 2
GENERAL INFORMATION
Kenai Municipal Code (KMC) 14.25.020(b) stipulates that approved landscaping site plans are
required for the following:
b) Commercial, industrial and multifamily development;
The applicant has submitted building permit applications to construct four (4) additional mini-
storage buildings on subject property. The buildings located at 1345 Bridge Access Road will
encompass approximately 3,600 square feet for each building. The building located at 1217
Bridge Access Road will encompass approximately 18,774 square feet; and the building located
at 514 Van Antwerp Avenue will encompass approximately 9,212 square feet.
The parcels are within the Heavy Industrial (IH) Zone and a mini-storage facility is a permitted use
in this zone. The parcels contains approximately 11.457 acres and there are nine (9) existing mini
storage buildings on the property. A preliminary plat shows the four parcels combined into one
parcel to be known as Tract A-1, Bridge Road Subdivision 2019 Replat. On September 11, 2019,
the Planning and Zoning Commission for the City of Kenai passed Resolution PZ2019-36
recommending that the Kenai Peninsula Borough approve the original preliminary plat of Bridge
Road Subdivision 2019 Replat. All four parcels have the same owner.
ANALYSIS
KMC 14.25 outlines landscaping/site plan regulations. The intent of these regulations is to provide
for orderly and safe development of the City of Kenai and to have landscaping that retains natural
vegetation in conjunction with development. The City Planner deemed the application to be
complete and in accordance with KMC 14.25.030 – Landscaping/site plan-Submittal
requirements.
Performance criteria for landscaping/site plans are outlined in KMC 14.25.040 and KMC
14.25.045. These criteria are reviewed and summarized as follows:
• Variety of techniques to address perimeter/buffer/interior/street right-of -way/parking lot
landscaping;
o The landscape/site plan indicates that there is an existing grassy area along the
southeast boundary of the property. The applicant intends to plant three (3)
evergreen trees in that grassy area. The remainder of the perimeter will be
existing vegetation.
• A use compatible with surrounding properties;
o This property is within the Heavy Industrial Zone. The use as a mini-storage facility
is a permitted use in the Heavy Industrial Zone. The businesses surrounding the
subject parcel are industrial and consist of a transmission repair shop (Duke’s
Transmission); a trucking facility (Carlile Trucking); a natural gas storage facility
(Cook Inlet Natural Gas Storage Alaska); and two vacant parcels. The building for
Alaska Rubber is in the process of being constructed on the adjacent parcel which
will become Lot 4A, Bridge Road Subdivision 2019 Replat.
PZ2019-35 Staff Report Page 3
• Additional permits or approvals;
o The Building Official for the City of Kenai has issued the applicant building permits
for the construction of two (2) additional mini-storage buildings.
• Parking lots must comply with KMC 14.20.250;
o Kenai Municipal Code KMC14.20.250 provides that no less than four (4) parking
spaces be provided on the premises. The site plan indicates that there will be 8
parking spaces available for customers. It is recommended that the handicapped
parking be moved next to the building and the additional parking be provided where
the handicapped parking are now located. Parking is available for patrons of the
mini-storage facility in front of the individual storage units. KMC 14 .25.045(d)(2)
exempts property zoned Heavy Industrial from paving requirements.
• Snow storage and drainage must be referenced on the site plan;
o Snow storage shall be located on the western boundary of Tract A-1, Bridge Road
Subdivision 2019 Replat (currently described as Tract A, Bridge Road Subdivision
No. 2).
• Dumpsters must be screened with a sight-obscuring structure;
o The dumpster is located between the office area and Building No. 1 and must be
screened with a sight-obscuring structure.
• Ingress and egress should route traffic away from residential streets;
o This parcel can be accessed from Bridge Access Road and Beaver Loop Road.
Both of these roads are paved and maintained by the State of Alaska. Residential
streets will not be affected.
• Trees, shrubs, and plants should be appropriate for the climate and not invasive;
o The landscape/site plan denotes that grass will be planted on an approximately
1,200 square foot area in front of the office. In addition, three evergreen trees will
be planted within the grassy area.
CONDITIONS OF APPROVAL
Based on the application and a review of the criteria required to approve the landscaping/site
plan, the application meets the intent of landscaping/site plan requirements and performance
criteria. The plan is approved as submitted with the following conditions of approval:
1. Development of the property shall conform to all federal, State of Alaska, and local
regulations.
2. All required landscaping as presented in the approved landscaping plan shall be installed
within two (2) years of the approved landscaping plan (by September 25, 2021).
PZ2019-35 Staff Report Page 4
3. 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
(by September 25, 2022).
4. No snow may be stored in such a manner that would block visibility for ingress and egress
to the parcel.
5. Any plants and grass used must be appropriate for the climate (rated as hardy for USDA
Climatic Zone 3) and not deemed an invasive species as defined by the Alaska
Cooperative Extension Service.
6. If construction of the project has not started within one year of the approval of the
landscaping/site plan (September 25, 2020), the approval may be revoked by the
Administrative Official after providing at least thirty (30) day notice unless extended for
good cause.
7. Approval of this landscaping/site plan is contingent upon approval of the preliminary plat
for Tract A-1, Block 1, Bridge Road Subdivision 2019 Replat.
ATTACHMENTS
A. Resolution No. PZ2019-35
B. Landscaping/Site Plan Application
'Utt~ (Q/t~ a Pa~~ e~ tt1!tA a fu.trv-e 11
210 Fidalgo Ave, Kenai, Alaska 99611-7794
Telephone: (907) 283-7535 I Fax : (907) 283-3014
www. kenai.city
LANDSCAPE/SITE PLAN APPLICATION (KMC14.25)
Please submit a completed Landscape/Site Plan application to City Hall (address and fax above).
Please contact the City of Kenai with questions on this application.
PROPERTY OWNER
Fax Number:
PROPERTY JNFORMA TION
Property Tax ID#:
Site Street Address: I'S Lf 5
Zoning: I
PROPOSED USE
Describe the project or proposed use of the property. In general terms, what are you proposing
to do? (use additional pages if necessary): "'
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CITY OF KENAI
DATE e/z1{ 1&..
PLANNING DEPARTMENT Page 1of4
City of Kenai Landscape/S ite Plan Application
CURRENT LAND USE
Describe current use of property covered by this application:
Adjacent prope~ current land uses--
I North: H-; \corr $~op / dtl \\ \ N3 <' l~ stvr~ e.
South: E NStctv-Cjv\ . .S +a.c.·,\\ ~
I East: t l'{S k'(" 5 ~S. ,Ctt.c: \ \ ~
West: Ct:l.:f hs \e. h~~.S fOr\u_1icoH J .l-r u.c rz\t\~ ~t11..c~\1 +y
The following is a list of required items and performance criteria. Please review the applicable
section of the Kenai Municipal Code (KMC) 14.25 -Landscaping/Site Plan Regulations. Please use
additional sheets of paper if necessary. Incomplete applications may not be accepted. Your
application may include text describing your intentions to supplement your drawing.
KMC 14.25.030. Landscaoing/site plan -Submittal reauirements
0 11x17 inch plan at a minimum scale of 1 inch= 20 feet. I
0 Planting details and plants to be used in the project (sci en tific or common names of I vegetation to be used).
0
0
0
0 r o
0
0
0
0
05/22/2108
Nonl iving landscaping materials to be used.
Location of a ll planting areas and relationship to building. parking areas , and driveways.
Location of on-site snow storage areas.
Drainage patterns and features which may affect drai nage.
Buildi ng height. dimensions, and loc ations.
Ingress and egress locations.
Storm water pollution prevention plans (SWPPP) when they are requi red for the project.
Retention basins/ponds must comply with KMC 14.25.025.
Any additional inform at ion to determine if sta ndards and conditions have been m et.
P age 2 of 4
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I
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City of Kenai Landscape/Site Plan Application
KMC 14.25.040. KMC 14.25.045. Landscaoinafsite Dian -Perfonnance criteria
Variety of techniques to address perimeter/buffer, interior, street right-of-way , and
parking Jot landscaping:
• Perimeter/Buffer Landscaping -involves the land areas adj acent to the lot lines
within the property boundary and serves to separate and minim'ze the impact
between adjacent uses. Landscaping adjacent to residential zones must meet
the minimum standards outlined in KMC 14.25.040(b).
0 • Interior Landscapi ng -involves areas exclusive of the perimeter and parking lot
areas.
• Parking Lot Landscaping -involves areas adjacent to or with in parking Jots and
access drives.
• Street-Right-of-Way Landscaping -softens the impact of land uses along
rights-of-way, but does not obscure land uses from sight Landscaping beds
must be a minimum of 10 feet in width along the entire length of the property
lines which adjoin street rights-of-way, exclusive of ingress/egress openings.
0 Commercial/Industrial use must be compatible with surroundi ng properties , land use
plan , and not be hazardous to the health, safety and welfare of citizens.
0 The site plan shall list any additional permits or approva ls which may be required for
completion of the project.
0 Parking lots must comply with KMC 14.20.250.
Snow storage and drainage must be referenced on the site plan . Snow cannot be
0 placed on required parking spaces. No snow may be stored in such a manner that
would block visibility for ingress and egress.
Dumpsters must be screened with a sight-obscuring structure made of wood or
0 concrete. City Administration may approve other screening m aterials p ri or to
construction.
0 Ingress and egress should ro ute traffic away from res idential streets.
Trees, shrubs, and plants should be appropriate for the climate (rated as hard for USDA
0 Climatic Zone 3) and not an invasive species as defined by the A laska Coope rative
Extension Service.
Timina Reauirements in KMC 14.25
0 All requ :red landscaping as presented in the landscaping/site p lan must be installed
within 2 years after approval of the plan.
0
100% ground cover of planting and continuous ma intenance so t here will be no
exposed soil within three years of planting . Flower beds may be considered ground
cover (KMC 14.25 .040(3)).
0
If the project has not started within 1 year of app roval of the landscaping/site plan , the
approval may be revoked after providing at least 30 days' notice unless extended for
good cause (KMC 14.25.080).
05/22/2108 Page 3 of 4
City of Kenai Landsca p e/Site Pl a n Application
AUTHORITY TO APPLY FOR A LANDSCAPE/SITE PLAN:
I hereby certify that (I am) (I have been authorized to act for) owner of the property desc ribed
above. I certify that the information prov ided is accurate to the best of my knowledge.!
understand that a site visit mav be required to process this application . City of Kenai
personnel are authorized to access the above-refe renced property for the purpose o f
p rocessing this application.
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05/22/2108 Page 4 of 4
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