HomeMy WebLinkAboutResolution No. PZ2021-10CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. 2021-10
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI
GRANTING A CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT.
APPLICANT: Kenai Landing, Inc.
REPRESENTATIVE: Jonathan Faulkner
PROPERTY ADDRESS: 2101 Bowpicker Lane
LEGAL DESCRIPTION: Tract A, Kenai Landing Cottages Subdivision
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04910123
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on March 12, 2021; and,
WHEREAS, the applicant has demonstrated with plans and other documents that the
prerequisites of a Conditional Use Permit have been met pursuant to Kenai Municipal Code
14.20.150; and,
WHEREAS, the City of Kenai Planning and Zoning Commission conducted a duly advertised
public hearing on April 28, 2021, following requirements outlined in Kenai Municipal Code
14.20.280 for public hearings and notifications.
WHEREAS, the Planning and Zoning Commission finds:
1. KMC 14.20.150(d)(1) The use is consistent with the purpose of this chapter and the
purposes and intent of the zoning district;
Criteria Met: The Kenai Municipal Code 14.22.010 -Land Use Table provides that a
planned unit residential development is a conditional use for the Heavy Industrial zoning
district. The proposed street network is anticipated to be sufficient to accommodate the
traffic generated from 60 residential units in Phase A. In addition, a conditional use permit
for a PUD must also meet the conditions cited in 14.20.170 Planned Unit Residential
Development.
b) Planned Unit Residential Development shall be subject to the following
standards:
(1) The proposed development shall meet the applicable conditions specified in
KMC 14.20.150.
Resolution No. PZ2021-10
Page 2of6
Staff Res ponse: The planned unit residential development and the associated 60 dwelling
units meet the intent of KMC14.20.150, given compliance with the staff recommended
specific conditions set forth below.
(2) A detailed development plan shall be submitted to the Commission including a
site plan drawn to scale. The site plan shall include, but not be limited to, the
topography and drainage of the proposed site, the location of all existing and
proposed structures, designated areas of common open space, internal and
external circulation patterns, and location of the required parking spaces. A general
floor plan of the principal buildings, together with any requested information, shall
also be submitted to the Commission. A development schedule shall also be
submitted for the purpose of coordinating the development and open space
components of the Planned Unit Residential Development.
Staff Res ponse: A detailed development plan has been submitted by the applicant and
includes exhibits for .a site plan, utilities, parking, phasing, development areas, open space
plans, and general floor plans.
(3) The minimum parcel size allowed for a Planned Unit Residential Development
shall be two and one-half (2.5) acres, inclusive of any dedicated right-of-way or
public use easement which may exist within the boundaries of the site.
Staff Res ponse: This application meets this standard with an approximately 13 acre
project site for Phase A.
(4) The maximum number of dwelling units per acre allowable within the gross area
of a Planned Unit Residential Development shall be as follows:
Zoning District (Gross Dwelling Units/Acre
Area)
Rural Residential Six (6)
Suburban Residential Subject to Commission
Determination
Urban Residential Subject to Commission
Determination
Staff Res ponse: The Heavy Industrial zoning district is not specified in this standard's
table, therefore, the dwelling units per acre are subject to Commission determination.
Staff considers this application meeting this standard with a 4.59 dwelling units/acre, less
than the 6 dwelling units per acre of the low-density Rural Residential zoning district, a
zoning district that generally does not have as much intensity of use as the Heavy
Industrial district.
(5) The allowable land use activities shall include the following:
Resolution No. PZ2021-10
Page 3 of 6
(A) Residential uses including single-family, duplex, multiplex, and townhouse
dwelling units;
(8) Any principal, secondary, or conditional uses permitted within the zoning
district in which the Planning Unit Residential Development is to be established.
Staff Res ponse: This standard is met with the inclusion of single-family, duplex, multiplex,
and townhouse dwelling units.
(6) The building coverage within the Planned Unit Residential Development shall
not exceed thirty percent (30%) of the site area in the RR and RS zones or forty
percent (40%) of the site if located in the RU zone.
Staff Res ponse: Phase A lot coverage is approximately 10% of the 13. 05 acre project site,
therefore, this standard is met as substantially lower than 30% lot coverage.
(7) The following design standards shall govern the Planned Unit Residential
Development:
(A) The development requirements of the specific zoning district, except as
otherwise allowed, shall apply to all portions of the development;
Staff Res ponse: Prior to issuance of a Building Permit, conditions listed under 14.20.160
Townhouses must be reviewed and approved by the Planning Director. Adjustments to
criteria regarding lot width, lot size, and setbacks will be considered due to the nature of
the project, including the Condominium approach in lieu of fee simple lots. This condition
of approval is noted below.
(B) All areas not devoted to building or associated parking areas shall be left in its
natural state, appropriately landscaped, utilized for an active or passive recreation
area, or developed for a purpose specified in a submitted site development plan;
Staff Res ponse: Exhibits have been provided demonstrating the reserved usable open
space, which includes a dock, promenade, plaza, and natural spaces. A detailed
landscape/site plan is required as a condition of approval as noted below.
(C) A minimum of thirty percent (30%) of the site shall be reserved as usable open
space. Any portion of this open space may be reserved in common for the benefit
of the residents within the Planned Unit Residential Development.
Staff Res ponse: Approximately 34% of the project site is reserved as usable open space.
(D) Residential and nonresidential uses within the Planned Unit Residential
Development shall be separated by a buffer strip, landscaped area, fence, or other
manner deemed appropriate by the Commission.
Staff Res ponse: This application does not have any non-residential uses.
(E) Any use developed along the perimeter of the Planned Unit Residential
Development shall be consistent with principal uses allowed in the abutting zoning
districts.
Resolution No. PZ2021-10
Page 4of6
Staff Res ponse: Neighboring parcels are also zoned heavy industrial, and the residential
use of the PUD is considered compatible with the lodging and event uses on the adjacent
property to the south. This application does not have development planned for the
northern perimeter of the subject parcel.
(8) The developer or subdivider of any Planned Unit Residential Development
including common open area, property, or amenities, shall have evidence that
compliance with Uniform Common Interest Ownership Act, AS 34.08, has been
made prior to the sale of any townhouse dwelling units.
Staff Res ponse: This standard has been added as a condition of approval of the
Conditional Use Permit application as set forth below.
2. KMC 14.20.150(d)(2) The value of the adjoining property and neighborhood will not be
significantly impaired;
Criteria Met. The surrounding neighborhood consists of City leased land, North Pacific
Seafoods, and open space to the north, Cannery Lodge to the south, the Kenai River to
the east, and Hillcorp and residential to the west. Generally speaking, new residential
construction of this nature, tends to increase neighborhood property values and should
not negatively impair the value of adjacent properties.
3. KMC 14.20.150(d)(3) The proposed use is in harmony with the Comprehensive Plan;
Criteria Met. The Land Use Plan in the City's Comprehensive Plan designates this
property as Industrial, which may include warehousing, trucking, packaging, distribution,
production, manufacturing, processing, marine-related industry and storage, and similar
industrial activities. As noted in the Comprehensive Plan, the decline of the commercial
fishing industry has affected operations of some fish processing plants, a past use of
the subject property. Kenai Municipal Code 14.22.010 -Land Use Table provides that
a Planned unit residential development is a conditional use for the Heavy Industrial
zoning district, and a development option that can meet the current demands for
multiple types of housing, along with outdoor amenities, in the City of Kenai.
Below are additional goals/objectives from the Comprehensive Plan that support this PUD
application:
• Q-9 Encourage healthy lifestyles by providing opportunities and/or facilities for
outdoor activities.
• LU-14 Ensure a pattern of connecting streets and blocks that allows people to get
around easily by foot, bicycle or car when approving new developments, both
commercial and multifamily.
• LU-10 Encourage creative subdivision design for residential areas.
PR-4 Support projects that provide additional quality outdoor and indoor recreation.
4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed
use;
Resolution No. PZ2021-10
Page 5 of 6
Criteria Met. Existing public sewer and water utilities are located on Bridge Access Road
and are approximately two miles away from the subject property, and therefore, are not a
viable option for this project. The PUD Phase A will have access to water, sewer, waste
removal, and road maintenance provided by the commercial condominium. Natural gas
service will be provided by Enstar and electricity by Homer Electric Association. Kenai
Municipal Code 14.20.250(b)(8) requires that there are two parking spaces available for
each unit for a total of 120 parking spaces for the 60 units. The attached application meets
this requirement by providing a garage and surface parking for at least two vehicles per
each dwelling unit with an additional 20 spaces dedicated to transient, RV, and boat
launch parking. While primarily provided by a private entity, staff believes the services and
facilities are adequate to serve the development.
5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or
welfare;
Criteria Met: A planned unit residential development of 60 dwelling units for Phase A will
not be harmful to the public safety, health and welfare. Staff believes that services are
available to adequately serve this development. The applicant has provided the City with
a draft site plan, which indicates that there will be sufficient parking available for residents
and guests. The subject property is transitioning away from a traditional heavy industrial
zoning use, and therefore, industrial impacts on public safety, health and welfare do not
have to be considered in evaluating this project.
6. KMC 14.150(d)(6) Any and all specific conditions deemed necessary by the Commission
to fulfill the above-mentioned conditions should 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 .
See Conditions of Approval as set forth below.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA:
Section 1. That a conditional use permit is granted to Kenai Landing, Inc. forthe use of a planned
unit residential development with 60 dwelling units on Tract A, Kenai Landing
Cottages Subdivision located at 2101 Bowpicker Lane.
Section 2. That the conditional use permit is subject to the following conditions:
1. Further development of the property shall conform to all federal, State of Alaska,
and local regulations.
2. Prior to issuance of a Building Permit, a landscape/site plan must be reviewed
and approved by the Planning Director.
3. Prior to issuance of a Building Permit, conditions listed under 14.20.170 Planned
Unit Residential Development must be reviewed and approved by the Planning
Director.
4. Prior to issuance of a Building Permit, conditions listed under 14.20.160
Townhouses must be reviewed for conformity by the Planning Director. However,
Resolution No. PZ2021-10
Page 6 of 6
due to the unique nature of the project and its status as a condominium, the
criteria under 14.20.160 regarding lot width, lot size, and setbacks is hereby
modified according to the attached Table A as organized by Development Area
and represented on the Home Port master plan.
5. Prior to beginning construction of the project, a building permit must be issued by
the Building Official for the City of Kenai.
6. Applicant will provide a copy of DEC compliance certification on the water/sewer
system.
7. Approval and issuance of the Conditional Use Permit for the Planned Unit
Residential Development results in expiration of PZ2020-35 granting a
Conditional Use Permit for two, two unit townhouses and one three unit
townhouse on the subject property.
8. A yearly Conditional Use Permit report must be submitted to the City of Kenai
prior to the 31st day of December of each year.
9. The applicant will meet with City staff for on-site inspections when requested.
10. If there is a change of use for the above described property a new Conditional
Use Permit must be obtained, pursuant to 14.20.1 SO(i)(S).
11. Pursuant to KMC 14.20.150(i)(2), this permit shall expire automatically upon
termination or interruption of the use for a period of at least one year.
12. Failure to provide documentation to the City for meeting these conditions shall be
grounds for the suspension or revocation of the conditional use permit.
13. The developer or subdivider of any Planned Unit Residential Development
including common open area, property, or amenities, shall have evidence that
compliance with Uniform Common Interest Ownership Act, AS 34.08, has been
made prior to the sale of any townhouse dwelling units.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,
ALASKA, this 28th day of April, 2021 .
Resolution No. PZ2021-10
Table A: Condition #4 Standards Table
Front Street Lofts Range Highliner Row Cannery South Cannery North Plaza
Minimum Declared Unit Size 1080 square feet 1500 square feet 2000 square feet 1000 square feet 900 square feet 900 square feet
Unit width 20' 20' 20' 20' 20' 20'
Front Setbacks 14' from Street 20' 14' from street 14' from street 14' 10' from other Units
Back Setbacks O' from Public Promenade 10' from Alley 10' from Alley 10' from Alley 10' 10' from Alley
Side Setbacks Zero Lot line Common wall: 10' 10' !Zero Lot line. 10' for 10' Zero Lot line. 10' for end units
~nd units
Rear Alley Access No Yes Yes Yes No Yes
Commons & Open Space Adjacent Yes Yes No No No No
Will Meet All Fire Code yes yes yes yes yes yes
STAFF REPORT
TO: Planning and Zoning Commission
FROM: Ryan Foster, Planning Director
DATE: April 23, 2021
SUBJECT: Resolution PZ2021-10 – Conditional Use Permit – Planned Unit
Development at 2101 Bowpicker Lane
Applicant: Kenai Landing, Inc.
2101 Bowpicker Lane
Kenai, AK 99611
Legal Description: Tract A, Kenai Landing Cottages Subdivision
Property Address: 2101 Bowpicker Lane
KPB Parcel No: 04910123
Lot Size: 49 acres (2,134,440 square feet)
Existing Zoning: Heavy Industrial (IH)
Current Land Use: Lodging and Event Center
Land Use Plan: Heavy Industrial
GENERAL INFORMATION
A planned unit residential development (PUD) is listed as a conditional use within the Heavy
Industrial (IH) district in Kenai Municipal Code 14.22.010, Land Use Table. The applicant, Kenai
Landing, Inc., has submitted an application for a conditional use permit to construct 60 dwelling
units of Phase A at 2101 Bowpicker Lane. In order to construct the proposed dwelling units, a
conditional use permit, including conditions cited in 14.20.170 Planned Unit Residential
Development, must be granted by the City of Kenai Planning and Zoning Commission.
Application, Public Notice, Public Comment
Kenai Municipal Code 14.22.010 – Land Use Table provides that a Planned unit residential
development is a conditional use. Accordingly, on March 12, 2021, an application for a conditional
Page 2 of 8
use permit for was submitted by Kenai Landing, Inc. Planning staff reviewed the application and
deemed it to be complete.
Pursuant to Kenai Municipal Code 14.20.280(c) notices of the public hearing for the conditional
use were mailed to property owners within a three hundred-foot (300’) periphery of the subject
property. City staff published notice of the public hearing in the Peninsula Clarion. The applicant
submitted an Affidavit of Posting verifying a sign was placed on the parcel with information on the
public hearing for the conditional use request.
ANALYSIS
Kenai Municipal Code 14.20.150(d) – Review Criteria for Conditional Use Permits
Pursuant to KMC 14.20.150(a), the intent of a conditional use permit is to allow some uses that
may be compatible with the designated principal uses in specific zoning districts provided certain
conditions are met. KMC 14.20.150(d)-Conditional Use Permits Review Criteria states six
conditions that the Planning and Zoning Commission must deem to exist when establishing
findings prior to issuing a conditional use permit:
Criteria #1: The use is consistent with the purpose of this chapter and the purposes
and intent of the zoning district.
Applicant Response: For Tract A; the purpose and intent of the zoning district was
influenced by the historical presence of the Wards Cove Cannery that pre-dated the
incorporation of the city of Kenai. Applicant's proposed mix of residential with light
commercial and retail activity is consistent with the historic purpose of Tract A that existed
when the zoning district was formed. The intent of Tract A's zoning district has always
been to encourage large scale investment, to accommodates a range of residential and
commercial uses, and to avoid heavy industrial uses that impact the environment or
surrounding lands too adversely. Thus, the proposed PUD is consistent with the purpose
and intent of the IH zoning district here.
Staff Response: The Kenai Municipal Code 14.22.010 – Land Use Table provides that a
planned unit residential development is a conditional use for the Heavy Industrial zoning
district. The proposed street network is anticipated to be sufficient to accommodate the
traffic generated from 60 residential units in Phase A. In addition, a conditional use permit
for a PUD must also meet the conditions cited in 14.20.170 Planned Unit Residential
Development.
b) Planned Unit Residential Development shall be subject to the following
standards:
(1) The proposed development shall meet the applicable conditions specified in
KMC 14.20.150.
Staff Response: The planned unit residential development and the associated 60 dwelling
units meet the intent of KMC14.20.150, given compliance with the staff recommended
specific conditions set forth below.
Page 3 of 8
(2) A detailed development plan shall be submitted to the Commission including a
site plan drawn to scale. The site plan shall include, but not be limited to, the
topography and drainage of the proposed site, the location of all existing and
proposed structures, designated areas of common open space, internal and
external circulation patterns, and location of the required parking spaces. A general
floor plan of the principal buildings, together with any requested information, shall
also be submitted to the Commission. A development schedule shall also be
submitted for the purpose of coordinating the development and open space
components of the Planned Unit Residential Development.
Staff Response: A detailed development plan has been submitted by the applicant and
includes exhibits for a site plan, utilities, parking, phasing, development areas, open space
plans, and general floor plans.
(3) The minimum parcel size allowed for a Planned Unit Residential Development
shall be two and one-half (2.5) acres, inclusive of any dedicated right-of-way or
public use easement which may exist within the boundaries of the site.
Staff Response: This application meets this standard with an approximately 13 acre
project site for Phase A.
(4) The maximum number of dwelling units per acre allowable within the gross area
of a Planned Unit Residential Development shall be as follows:
Zoning District (Gross
Area)
Dwelling Units/Acre
Rural Residential
Six (6)
Suburban Residential
Subject to Commission
Determination
Urban Residential
Subject to Commission
Determination
Staff Response: The Heavy Industrial zoning district is not specified in this standard’s
table, therefore, the dwelling units per acre are subject to Commission determination.
Staff considers this application meeting this standard with a 4.59 dwelling units/acre, less
than the 6 dwelling units per acre of the low-density Rural Residential zoning district, a
zoning district that generally does not have as much intensity of use as the Heavy
Industrial district.
(5) The allowable land use activities shall include the following:
(A) Residential uses including single-family, duplex, multiplex, and townhouse
dwelling units;
Page 4 of 8
(B) Any principal, secondary, or conditional uses permitted within the zoning
district in which the Planning Unit Residential Development is to be established.
Staff Response: This standard is met with the inclusion of single-family, duplex, multiplex,
and townhouse dwelling units.
(6) The building coverage within the Planned Unit Residential Development shall
not exceed thirty percent (30%) of the site area in the RR and RS zones or forty
percent (40%) of the site if located in the RU zone.
Staff Response: Phase A lot coverage is approximately 10% of the 13.05 acre project site,
therefore, this standard is met as substantially lower than 30% lot coverage.
(7) The following design standards shall govern the Planned Unit Residential
Development:
(A) The development requirements of the specific zoning district, except as
otherwise allowed, shall apply to all portions of the development;
Staff Response: Prior to issuance of a Building Permit, conditions listed under 14.20.160
Townhouses must be reviewed and approved by the Planning Director. Adjustments to
criteria regarding lot width, lot size, and setbacks will be considered due to the nature of
the project, including the Condominium approach in lieu of fee simple lots. This condition
of approval is noted below.
(B) All areas not devoted to building or associated parking areas shall be left in its
natural state, appropriately landscaped, utilized for an active or passive recreation
area, or developed for a purpose specified in a submitted site development plan;
Staff Response: Exhibits have been provided demonstrating the reserved usable open
space, which includes a dock, promenade, plaza, and natural spaces. A detailed
landscape/site plan is required as a condition of approval as noted below.
(C) A minimum of thirty percent (30%) of the site shall be reserved as usable open
space. Any portion of this open space may be reserved in common for the benefit
of the residents within the Planned Unit Residential Development.
Staff Response: Approximately 34% of the project site is reserved as usable open space.
(D) Residential and nonresidential uses within the Planned Unit Residential
Development shall be separated by a buffer strip, landscaped area, fence, or other
manner deemed appropriate by the Commission.
Staff Response: This application does not have any non-residential uses.
(E) Any use developed along the perimeter of the Planned Unit Residential
Development shall be consistent with principal uses allowed in the abutting zoning
districts.
Page 5 of 8
Staff Response: Neighboring parcels are also zoned heavy industrial, and the residential
use of the PUD is considered compatible with the lodging and event uses on the adjacent
property to the south. This application does not have development planned for the
northern perimeter of the subject parcel.
(8) The developer or subdivider of any Planned Unit Residential Development
including common open area, property, or amenities, shall have evidence that
compliance with Uniform Common Interest Ownership Act, AS 34.08, has been
made prior to the sale of any townhouse dwelling units.
Staff Response: This standard has been added as a condition of approval of the
Conditional Use Permit application as set forth below.
Criteria #2: The value of the adjoining property and neighborhood will not be
significantly impaired.
Applicant Response: Cannery Lodge is a successful lodging and event venue that is the
only adjacent landholder to the proposed PUD to the south of Tract A. Its owner, PRL
(Ron Hyde) is supportive of this PUD as it represents the least likely use to impair the
value of his investment and most likely to enhance it, especially when compared to other
possible permitted uses in the IH zone. Traffic, for example, will increase but not as
intensely as commercial traffic associated with a large fish processing or manufacturing
facility. The PUD, therefore, is more likely to enhance the value of like property that
surrounds the PUD.
Staff Response: The surrounding neighborhood consists of City leased land, North Pacific
Seafoods, and open space to the north, Cannery Lodge to the south, the Kenai River to
the east, and Hillcorp and residential to the west. Generally speaking, new residential
construction of this nature, tends to increase neighborhood property values and should
not negatively impair the value of adjacent properties.
Criteria #3: The proposed use is in harmony with the Comprehensive Plan.
Applicant Response: The Comprehensive Plan recognizes a history of mixed use on Tract
A, a significant component of which was seasonal residential lodging for hundreds of
fishermen, engineers and cannery workers, The Comprehensive Plan emphasizes
harmony of adjacent uses and this PUD application advances that objective. Finally, it
brings valuable land into production in a manner that reflects its highest and best economic
use, and highest potential assessed value.
Staff Response: The Land Use Plan in the City’s Comprehensive Plan designates this
property as Industrial, which may include warehousing, trucking, packaging, distribution,
production, manufacturing, processing, marine-related industry and storage, and similar
industrial activities. As noted in the Comprehensive Plan, the decline of the commercial
fishing industry has affected operations of some fish processing plants, a past use of
the subject property. Kenai Municipal Code 14.22.010 – Land Use Table provides that
a Planned unit residential development is a conditional use for the Heavy Industrial
zoning district, and a development option that can meet the current demands for
multiple types of housing, along with outdoor amenities, in the City of Kenai.
Page 6 of 8
Below are additional goals/objectives from the Comprehensive Plan that support this PUD
application:
Q-9 Encourage healthy lifestyles by providing opportunities and/or facilities for
outdoor activities.
LU-14 Ensure a pattern of connecting streets and blocks that allows people to get
around easily by foot, bicycle or car when approving new developments, both
commercial and multifamily.
LU-10 Encourage creative subdivision design for residential areas.
PR-4 Support projects that provide additional quality outdoor and indoor
recreation.
Criteria #4: Public services and facilities are adequate to serve the proposed use.
Applicant Response: Yes, the commercial condominium, will provided water, waste, road
maintenance and other services to unit owners. Primary physical and legal access is
provided via Cannery Road, an existing public road. HEA will provide power and Enstar
will provide natural gas. Thus, a combination of both public and private services offered
through the commercial condo association create an adequate base of service.
Staff Response: Existing public sewer and water utilities are located on Bridge Access
Road and are approximately two miles away from the subject property, and therefore, are
not a viable option for this project. The PUD Phase A will have access to water, sewer,
waste removal, and road maintenance provided by the commercial condominium. Natural
gas service will be provided by Enstar and electricity by Homer Electric Association. Kenai
Municipal Code 14.20.250(b)(8) requires that there are two parking spaces available for
each unit for a total of 120 parking spaces for the 60 units. The attached application meets
this requirement by providing a garage and surface parking for at least two vehicles per
each dwelling unit with an additional 20 spaces dedicated to transient, RV, and boat
launch parking. W hile primarily provided by a private entity, staff believes the services and
facilities are adequate to serve the development.
Criteria #5: The proposed use will not be harmful to the public safety, health or
welfare.
Applicant Response: There are no elements of the PUD use which are deemed harmful
to the public health, safety and welfare- certainly none that increase risks to the public
over the historic industrial fish processing use. Harmful effects, if any, simply reflect those
associated with living in a residential mixed use waterfront environment.
Staff Response: A planned unit residential development of 60 dwelling units for Phase A
will not be harmful to the public safety, health and welfare. Staff believes that services are
available to adequately serve this development. The applicant has provided the City with
a draft site plan, which indicates that there will be sufficient parking available for residents
and guests. The subject property is transitioning away from a traditional heavy industrial
zoning use, and therefore, industrial impacts on public safety, health and welfare do not
have to be considered in evaluating this project.
Page 7 of 8
Criteria #6: Specific conditions deemed necessary.
Applicant Response: N/A
Staff Response: See Conditions of Approval as set forth below.
RECOMMENDATIONS
City staff find that the applicant meets the criteria for issuance of a Conditional Use Permit as
set forth in Kenai Municipal Code 14.20.150 and Kenai Municipal Code 14.20.170 Planned unit
residential development, and hereby recommends that the Planning and Zoning Commission
approve the Conditional Use Permit application, subject to the following conditions:
1. Further development of the property shall conform to all federal, State of Alaska, and
local regulations.
2. Prior to issuance of a Building Permit, a landscape/site plan must be reviewed and
approved by the Planning Director.
3. Prior to issuance of a Building Permit, conditions listed under 14.20.170 Planned Unit
Residential Development must be reviewed and approved by the Planning Director.
4. Prior to issuance of a Building Permit, conditions listed under 14.20.160 Townhouses
must be reviewed and approved by the Planning Director. Adjustments to criteria
regarding lot width, lot size, and setbacks will be considered due to the nature of the
project, including the Condominium approach in lieu of fee simple lots.
5. Prior to beginning construction of the project, a building permit must be issued by the
Building Official for the City of Kenai.
6. Applicant will provide a copy of DEC compliance certification on the water/sewer system.
7. Approval and issuance of the Conditional Use Permit for the Planned Unit Residential
Development results in expiration of PZ2020-35 granting a Conditional Use Permit for
two, two unit townhouses and one three unit townhouse on the subject property.
8. A yearly Conditional Use Permit report must be submitted to the City of Kenai prior to the
31st day of December of each year.
9. The applicant will meet with City staff for on-site inspections when requested.
10. If there is a change of use for the above described property a new Conditional Use Permit
must be obtained, pursuant to 14.20.150(i)(5).
11. Pursuant to KMC 14.20.150(i)(2), this permit shall expire automatically upon termination
or interruption of the use for a period of at least one year.
12. Failure to provide documentation to the City for meeting these conditions shall be grounds
for the suspension or revocation of the conditional use permit.
Page 8 of 8
13. The developer or subdivider of any Planned Unit Residential Development including
common open area, property, or amenities, shall have evidence that compliance with
Uniform Common Interest Ownership Act, AS 34.08, has been made prior to the sale of
any townhouse dwelling units.
ATTACHMENTS
A. Resolution No. PZ2021-10
B. Application
C. Site Plan/Exhibits
D. Elevation/Floor Plan Drawings
E. DEC Documentation
_____________________________________________________________________________________
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. 2021-10
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI
GRANTING A CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT.
APPLICANT: Kenai Landing, Inc.
REPRESENTATIVE: Jonathan Faulkner
PROPERTY ADDRESS: 2101 Bowpicker Lane
LEGAL DESCRIPTION: Tract A, Kenai Landing Cottages Subdivision
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04910123
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on March 12, 2021; and,
WHEREAS, the applicant has demonstrated with plans and other documents that the
prerequisites of a Conditional Use Permit have been met pursuant to Kenai Municipal Code
14.20.150; and,
WHEREAS, the City of Kenai Planning and Zoning Commission conducted a duly advertised
public hearing on April 28, 2021, following requirements outlined in Kenai Municipal Code
14.20.280 for public hearings and notifications.
WHEREAS, the Planning and Zoning Commission finds:
1. KMC 14.20.150(d)(1) The use is consistent with the purpose of this chapter and the
purposes and intent of the zoning district;
Criteria Met: The Kenai Municipal Code 14.22.010 – Land Use Table provides that a
planned unit residential development is a conditional use for the Heavy Industrial zoning
district. The proposed street network is anticipated to be sufficient to accommodate the
traffic generated from 60 residential units in Phase A. In addition, a conditional use permit
for a PUD must also meet the conditions cited in 14.20.170 Planned Unit Residential
Development.
b) Planned Unit Residential Development shall be subject to the following
standards:
(1) The proposed development shall meet the applicable conditions specified in
KMC 14.20.150.
Resolution No. PZ2021-10
Page 2 of 6
Staff Response: The planned unit residential development and the associated 60 dwelling
units meet the intent of KMC14.20.150, given compliance with the staff recommended
specific conditions set forth below.
(2) A detailed development plan shall be submitted to the Commission including a
site plan drawn to scale. The site plan shall include, but not be limited to, the
topography and drainage of the proposed site, the location of all existing and
proposed structures, designated areas of common open space, internal and
external circulation patterns, and location of the required parking spaces. A general
floor plan of the principal buildings, together with any requested information, shall
also be submitted to the Commission. A development schedule shall also be
submitted for the purpose of coordinating the development and open space
components of the Planned Unit Residential Development.
Staff Response: A detailed development plan has been submitted by the applicant and
includes exhibits for a site plan, utilities, parking, phasing, development areas, open space
plans, and general floor plans.
(3) The minimum parcel size allowed for a Planned Unit Residential Development
shall be two and one-half (2.5) acres, inclusive of any dedicated right-of-way or
public use easement which may exist within the boundaries of the site.
Staff Response: This application meets this standard with an approximately 13 acre
project site for Phase A.
(4) The maximum number of dwelling units per acre allowable within the gross area
of a Planned Unit Residential Development shall be as follows:
Zoning District (Gross
Area)
Dwelling Units/Acre
Rural Residential
Six (6)
Suburban Residential
Subject to Commission
Determination
Urban Residential
Subject to Commission
Determination
Staff Response: The Heavy Industrial zoning district is not specified in this standard’s
table, therefore, the dwelling units per acre are subject to Commission determination.
Staff considers this application meeting this standard with a 4.59 dwelling units/acre, less
than the 6 dwelling units per acre of the low-density Rural Residential zoning district, a
zoning district that generally does not have as much intensity of use as the Heavy
Industrial district.
(5) The allowable land use activities shall include the following:
Resolution No. PZ2021-10
Page 3 of 6
(A) Residential uses including single-family, duplex, multiplex, and townhouse
dwelling units;
(B) Any principal, secondary, or conditional uses permitted within the zoning
district in which the Planning Unit Residential Development is to be established.
Staff Response: This standard is met with the inclusion of single-family, duplex, multiplex,
and townhouse dwelling units.
(6) The building coverage within the Planned Unit Residential Development shall
not exceed thirty percent (30%) of the site area in the RR and RS zones or forty
percent (40%) of the site if located in the RU zone.
Staff Response: Phase A lot coverage is approximately 10% of the 13.05 acre project site,
therefore, this standard is met as substantially lower than 30% lot coverage.
(7) The following design standards shall govern the Planned Unit Residential
Development:
(A) The development requirements of the specific zoning district, except as
otherwise allowed, shall apply to all portions of the development;
Staff Response: Prior to issuance of a Building Permit, conditions listed under 14.20.160
Townhouses must be reviewed and approved by the Planning Director. Adjustments to
criteria regarding lot width, lot size, and setbacks will be considered due to the nature of
the project, including the Condominium approach in lieu of fee simple lots. This condition
of approval is noted below.
(B) All areas not devoted to building or associated parking areas shall be left in its
natural state, appropriately landscaped, utilized for an active or passive recreation
area, or developed for a purpose specified in a submitted site development plan;
Staff Response: Exhibits have been provided demonstrating the reserved usable open
space, which includes a dock, promenade, plaza, and natural spaces. A detailed
landscape/site plan is required as a condition of approval as noted below.
(C) A minimum of thirty percent (30%) of the site shall be reserved as usable open
space. Any portion of this open space may be reserved in common for the benefit
of the residents within the Planned Unit Residential Development.
Staff Response: Approximately 34% of the project site is reserved as usable open space.
(D) Residential and nonresidential uses within the Planned Unit Residential
Development shall be separated by a buffer strip, landscaped area, fence, or other
manner deemed appropriate by the Commission.
Staff Response: This application does not have any non-residential uses.
(E) Any use developed along the perimeter of the Planned Unit Residential
Development shall be consistent with principal uses allowed in the abutting zoning
districts.
Resolution No. PZ2021-10
Page 4 of 6
Staff Response: Neighboring parcels are also zoned heavy industrial, and the residential
use of the PUD is considered compatible with the lodging and event uses on the adjacent
property to the south. This application does not have development planned for the
northern perimeter of the subject parcel.
(8) The developer or subdivider of any Planned Unit Residential Development
including common open area, property, or amenities, shall have evidence that
compliance with Uniform Common Interest Ownership Act, AS 34.08, has been
made prior to the sale of any townhouse dwelling units.
Staff Response: This standard has been added as a condition of approval of the
Conditional Use Permit application as set forth below.
2. KMC 14.20.150(d)(2) The value of the adjoining property and neighborhood will not be
significantly impaired;
Criteria Met. The surrounding neighborhood consists of City leased land, North Pacific
Seafoods, and open space to the north, Cannery Lodge to the south, the Kenai River to
the east, and Hillcorp and residential to the west. Generally speaking, new residential
construction of this nature, tends to increase neighborhood property values and should
not negatively impair the value of adjacent properties.
3. KMC 14.20.150(d)(3) The proposed use is in harmony with the Comprehensive Plan;
Criteria Met. The Land Use Plan in the City’s Comprehensive Plan designates this
property as Industrial, which may include warehousing, trucking, packaging, distribution,
production, manufacturing, processing, marine-related industry and storage, and similar
industrial activities. As noted in the Comprehensive Plan, the decline of the commercial
fishing industry has affected operations of some fish processing plants, a past use of
the subject property. Kenai Municipal Code 14.22.010 – Land Use Table provides that
a Planned unit residential development is a conditional use for the Heavy Industrial
zoning district, and a development option that can meet the current demands for
multiple types of housing, along with outdoor amenities, in the City of Kenai.
Below are additional goals/objectives from the Comprehensive Plan that support this PUD
application:
Q-9 Encourage healthy lifestyles by providing opportunities and/or facilities for
outdoor activities.
LU-14 Ensure a pattern of connecting streets and blocks that allows people to get
around easily by foot, bicycle or car when approving new developments, both
commercial and multifamily.
LU-10 Encourage creative subdivision design for residential areas.
PR-4 Support projects that provide additional quality outdoor and indoor recreation.
4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed
use;
Resolution No. PZ2021-10
Page 5 of 6
Criteria Met. Existing public sewer and water utilities are located on Bridge Access Road
and are approximately two miles away from the subject property, and therefore, are not a
viable option for this project. The PUD Phase A will have access to water, sewer, waste
removal, and road maintenance provided by the commercial condominium. Natural gas
service will be provided by Enstar and electricity by Homer Electric Association. Kenai
Municipal Code 14.20.250(b)(8) requires that there are two parking spaces available for
each unit for a total of 120 parking spaces for the 60 units. The attached application meets
this requirement by providing a garage and surface parking for at least two vehicles per
each dwelling unit with an additional 20 spaces dedicated to transient, RV, and boat
launch parking. While primarily provided by a private entity, staff believes the services and
facilities are adequate to serve the development.
5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or
welfare;
Criteria Met: A planned unit residential development of 60 dwelling units for Phase A will
not be harmful to the public safety, health and welfare. Staff believes that services are
available to adequately serve this development. The applicant has provided the City with
a draft site plan, which indicates that there will be sufficient parking available for residents
and guests. The subject property is transitioning away from a traditional heavy industrial
zoning use, and therefore, industrial impacts on public safety, health and welfare do not
have to be considered in evaluating this project.
6. KMC 14.150(d)(6) Any and all specific conditions deemed necessary by the Commission
to fulfill the above-mentioned conditions should 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.
See Conditions of Approval as set forth below.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA:
Section 1. That a conditional use permit is granted to Kenai Landing, Inc. for the use of a planned
unit residential development with 60 dwelling units on Tract A, Kenai Landing
Cottages Subdivision located at 2101 Bowpicker Lane.
Section 2. That the conditional use permit is subject to the following conditions:
1. Further development of the property shall conform to all federal, State of Alaska,
and local regulations.
2. Prior to issuance of a Building Permit, a landscape/site plan must be reviewed
and approved by the Planning Director.
3. Prior to issuance of a Building Permit, conditions listed under 14.20.170 Planned
Unit Residential Development must be reviewed and approved by the Planning
Director.
4. Prior to issuance of a Building Permit, conditions listed under 14.20.160
Townhouses must be reviewed and approved by the Planning Director.
Resolution No. PZ2021-10
Page 6 of 6
Adjustments to criteria regarding lot width, lot size, and setbacks will be
considered due to the nature of the project, including the Condominium approach
in lieu of fee simple lots.
5. Prior to beginning construction of the project, a building permit must be issued by
the Building Official for the City of Kenai.
6. Applicant will provide a copy of DEC compliance certification on the water/sewer
system.
7. Approval and issuance of the Conditional Use Permit for the Planned Unit
Residential Development results in expiration of PZ2020-35 granting a
Conditional Use Permit for two, two unit townhouses and one three unit
townhouse on the subject property.
8. A yearly Conditional Use Permit report must be submitted to the City of Kenai
prior to the 31st day of December of each year.
9. The applicant will meet with City staff for on-site inspections when requested.
10. If there is a change of use for the above described property a new Conditional
Use Permit must be obtained, pursuant to 14.20.150(i)(5).
11. Pursuant to KMC 14.20.150(i)(2), this permit shall expire automatically upon
termination or interruption of the use for a period of at least one year.
12. Failure to provide documentation to the City for meeting these conditions shall be
grounds for the suspension or revocation of the conditional use permit.
13. The developer or subdivider of any Planned Unit Residential Development
including common open area, property, or amenities, shall have evidence that
compliance with Uniform Common Interest Ownership Act, AS 34.08, has been
made prior to the sale of any townhouse dwelling units.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,
ALASKA, this 28th day of April, 2021.
JEFF TWAIT, CHAIRPERSON
ATTEST:
______________________________________
JAMIE HEINZ, CMC, CITY CLERK
,·1,,11...,
To: Ryan Foster, Planning Director, City of Kenai
Fr: Jon Faulkner, Pres., KU
Re: Planned Unit Development Application
Date: March 12, 2021
Mr. Foster:
Please find attached here the Planned Unit Development (PUD) application from Kenai Landing,
Inc. (KU) for our Home Port project, located on the former Wards Cove Cannery site.
We are excited to engage the City of Kenai Planning and Zoning Commission in the creation of
''Home Port'', a residential waterfront community reminiscent of an Alaska fishing town. Kenai
has a rich fishing history which is worthy of recognition and Home Port draws upon this history
and that of other exceptional waterfront communities. Home Port will feature new residential
dwellings with architecture that is timeless in its simplicity. The mixture of proposed attached
and detached dwellings in Home Port will capture the atmosphere of a vibrant waterfront
community and significantly enhance the assessed valuation supporting Kenai's tax base.
We are committed to working with the staff and Commission to accomplish this vision. As the
owners ofland's End and the developer of the highly successful "Lodges" at Land's End in
Homer, our board has learned how to successfully implement large and complex projects. We
know the best projects involve vision and effort from an entire team, working from the initial
permits to the ongoing management of the commons years after the first foundation is poured.
We wish to thank you and your team of planners and volunteer Commissioners for assisting in
the launch of Home Port.
This PUD application coincides with an application to the Kenai Peninsula Borough (KPB) to
approve a subdivision of Tract A, in order to affect the removal of PRL's Cannery Lodge from the
condominium association (KLCCA). The PUD will proceed in tandem with this re-plat so that the
review and the subsequent conditions for the development and re-plat are coordinated. KU
understands our PUD approval must coincide with KPB approval and recording of the plat.
Upon the advice of expert counsel Mr. Jim Mccollum, the Home Port project will advance under
a "traditional" Condominium model as opposed to a "Site Condominium", which was better
suited to the prior development. This requires a re-statement of our Condominium Declaration
and we will keep you and the planning commission fully informed of these changes. We can
proceed with Phase One of Home Port using the recently approved CUP and our present
condominium structure, and then re-state a new condominium declaration to accommodate
the PUD and Plat once they are approved.
RECEIVED
CITY OF KENAI
DATE ·3-lvU
PLANNING DEPARTMENT
We have attached five pages of "Exhibits" to th ls application, which you have seen in draft
form. These consists of the following drawings created by Nelson Engineering, who has a long
history of successful projects on the Kenai Peninsula.
Exhibit 1:
Exhibit 2:
Exhibit 3:
Exhibit 4:
Exhibit 5:
KLI existing utility grid.
KLl's proposed phasing plan.
Home Port PUD prop·osed development areas.
Home Port proposed roads, alleys, parking and landscaping.
Homer Port proposed Master Plan.
The detailed plans prepared by Nelson Engineering address all the aspects of a required PUD
plan and application. The plans are intended to implement a variety of dwelling types allowed
under Kenai's zoning code, attached and detached residential. The dimensional standards
follow those set out in the codes where expressly provided. Where standards are absent or
inapplicable, we have proposed requirements that meet sound engineering and architectural
practice. An example of this is our one-way street alignment and the rear access for vehicles to
dwellings via alleyways which are located behind the dwellings. Or, in the case of Front Street
Lofts, which front on both Front Street and the waterfront Promenade, the provision for off-
street parking.
We have worked hard to coordinate a vast amount of detailed planning, engineering,
architectural ano market information into these plans and the application. If there is anything
that is unclear to you or that you have any concern with, please contact me to address the
issue. It is our goal to fully inform you and your staff in order to present a clear, compliant and
attractive plan to the Commission that will contribute to the growth of Kenai.
Respectfully Submitted,
President: Kenai Landing Inc., Developer of Home Port Master Planned Community
Name:
Mailing Address:
City:
Phone Number(s):
Email:
Name:
Mailing Address:
City:
Phone Number(s):
Email:
Conditional Use Permit
Application
Kenai Landing Inc
2101 Bowpicker Lane
Kenai State:
907-399-3410
Jonathan Faulkner
4621 west Hill Dr.
Homer State:
907-399-341 O and 907-235-6970
landsendJDF@gmail.com
Kenai Peninsula Borough Parcel# (Property Tax ID):
Physical Address: 2101 bow icker lane Kenai, AK 99611
Legal Description: Tract
Zoni ng : Hea Industrial (IN
Acres : act A: 50 acres
AK
AK
City of Kenai
P la nning and Zoning Department
210 Ftdalgo Avenue
Kenm, AK 99611
(907) 283-8 200
planning@kenai.city
www.kenai.ctty/planning
Zip Code: 99611
Zip Code: 99603
049-01-23, 049-01-23C012
How is this property currently being used? Tract a is mostly vacant and unoccupied
Conditional Use Requested for (attach additional sheets if necessary):
See Attached Addendum
Explain how the conditional use is consistent with purposes and intent of the zoning district of the property:
See Attached Addendum
Explain how the value of adjoining property and neighborhood will not be significantly impaired by the conditi onal
use:
See Attached Addendum
Use of surrounding property ~ north: City Leased land, North Pacific Seafoods, open space
Use of surrounding property -sout.h : Cannery Lodge
Use of surrounding property ~ east: Open Space, public lands, Kenai River
Use of surrounding property -west: HillCorp, residential, public lands
Explain how the conditional use is i n harmony with the City's Comprehensive Plan:
See Attached Addendum
Are public services and facilities on the property adequate to serve the proposed conditional use?
See Attached Addendum
Explain how the conditional use wilt not be harmful to public safety, health, or welfare:
See Attached Addendum
Are there any measures with access, screening , site development, building design, or busines.s operation that will
lessen potential impacts of the conditional use to neighbors?
See Attached Addendum
AUTHORITY TO APPLY FOR CONDITIONAL USE:
I hereby certify that (I am) (I have been authorized to act for) owner of the property described above and that I
petition for a conditional use permit in conformance with Title 14 of the Kenai Municipal Code. I understand that
payment of the application fee is nonrefundable and is to cover the costs associated with processing this
application, aRd that it does not assure approval of the conditional use. I also understand that assigned hearing
dates are tentative and may have to be post poned by Planning Department staff of the Planning and Zoning
Commission for administrative reasons. I understand that a site visit may be required to process this applicati on.
City of Kenai personnel are authorized to access the above*referenced property for the purpose of processing this
application.
Signature: ft Y.. ~,,-=.I -';;/ . . . .•t.4./ A .--_,,.._ -' r. ,t ..( , 4"'......, .. ,_;;:::, j(l."\ <!.\"' j.// ;-I Date: 13108/21
Print Name: /l}f onathan Fa61kner !Title/Business: 'l President KLI
..... Date Application Fee Received: For City Use Only
PZ Resolution Number:
Cond ,itional Use Permit
/ Application )
C HECKLIST
City of Kenai
Planning and Zoning Department
210 Fidalgo Avenue
Kenai, AK 996 11
(907) 283-8200
planni'lg@kenai.clty
www.kenai.city/ptanni ng
0 Evaluate uses allowed in your zoning district. Information on zoning is available at
kenai.citv/p lanninq /pa ge/zonin g.
E3 Submit completed application form. The application form must include an attached site
plan/floor plan with square footages of all structures on the property and parking areas. If
applicable, include a State Susiness License and a KPB Tax Compliance Form with the
application.
Intents of zoning districts are at kenai.munici pal.codes/KMC/14.20.
Information about the Comprehensive Plan is at kenai.city/p lann ing/page/comp rehensive·pl an .
[3 Pay the $265 fee as outlined in the Fee Schedule ($250 + 6% tax}.
ta City staff will evaluate your application following Kenai Municipal Code 14.20.230
(kenai.municip al.codes/KMC/14.20.150). Please answer questions from City staff about your
application.
Q Meet with Fire Marshall for inspection of premises (if necessary).
The Fire Marshal will contact you to arrange an inspection.
C3 Post sign on you r property and confirm the posting with the City. Planning staff will contact you l
and provide a sign stating a conditional use permit application has been submitted . The sign
must be posted at feast 1 O days before the Planning & Zoning Commission meeting.
IJt Attend Planning & Zoning Commission meeting (not mandatory, but recommended).
Attendance is beneficial so you are able to answer questions of the Commission.
121 15-day appeal period of the Plann ing & Zoning Commission's decision.
Thank you for choosing the City of Kenai!
Please contact the Planning & Zoning Department with application questions.
(
Addendum to Conditional Use Application
Home Port
A Planned Unit Development, by Kenai Landing, Inc.
This Conditional Use application, authorizing a Planned Unit Development (PUD)
is requested for the following purpose.
1. Kenai Landing, (KU) is applying for this PUD in order to develop its real estate holdings in an
economically sound, responsible, and legally compliant manner. The prior industrial use of this property,
salmon processing, is no longer viable. The uniqueness and value of this waterfront location suggest
that the PUD ordinance is the best approach for development and the Kenai zoning code permits a PUD
within this IH zone.
How is the PUD consistent with the purpose and intent of the zoning district of the property?
2. For Tract A; the purpose and intent of the zoning district was influenced by the historical presence of
the Wards Cove Cannery that pm-dated the incorporation of the city of Kenai. Applicant's proposed mix
of residential with light commercial and retail activity is consistent with the historic purpose ofTract A
that existed when the zoning district was formed. The intent of Tract A's zoning district has always been
to encourage large scale investment, to accommodates a range of residential and commercial uses, and
to avoid heavy industrial uses that impact the environment or surrounding lands too adversely. Thus,
the proposed PUD is consistent with the purpose and intent of the IH zoning district here.
How will the value of the adjacent property and neighborhoods not be impaired by the PUD?
3. Cannery Lodge is a successful lodging and event venue that is the only adjacent landholder to the
proposed PUD to the south of Tract A. Its owner, PRL (Ron Hyde) is supportive of this PUD as it
represents the !east likely use to impair the value of his investment and most likely to enhance it,
especially when compared to other possible permitted uses in the IH zone. Traffic,. for example, wm
increase but not as intensely as commercial traffic associated with a large fish processing or
manufacturing facility. The PUD, therefore, is more likely to enhance the val1..1e of like property that
surrounds the PUD.
How is the PUO application in harmony with the Comprehensive Plan?
4. The Comprehensive Plan recognizes a history of mixed use on Tract A, a significant component of
which was seasonal residential lodging for hundreds of fishermen, engineers and cannery workers, The
Comprehensive Plan emphasizes harmony of adjacent uses and this PUD application advances that
objective. Finally, it brings valuable land into production in a manner that reflects its highest and best
economic use. and highest potential assessed value.
Are public services in the property adequate to serve the needs of the proposed PUD?
s. Yes, the commercial condominium, will provided water, waste, road maintenance and other services
to unit owners. Primary physical and legal access is provided via .Cannery Road, an existing public road.
(
HEA will provide power and Enstar will provide natural gas. Thus, a combination of both public and
private services offered through the commercial condo association create an adequate base of service.
Explain how the PUD use will not be harmful to the public's health, safety and welfare.
6. There are no elements of the PUD use which are deemed harmful to the public health, safety and
welfare-certainly none that increase risks to the public over the historic industrial fish processing use.
Harmful effects, if any, simply reflect those associated with living in a residential mixed use waterfront
environment.
Are there any measures with access, screening, site development, building design, or business
operations that will lessen potential impacts of the PUD.
7. Yes~ KU and PRL are combining their legal access into one single point of ingress/ egress off of
Cannery Rd., thus eliminating their separate entrances at a cul-de-sac 011 Cannery Road. This is being
done as part of a re-plat that is coordinated among the City, KPB, PRL and the applicant. This will avoid
traffic conflicts and make both projects conform to KPB code.
The applicant's proposed phasing by subdivided Tracts will be a measured and prudent way for project
approvals to advance into the future. This will ensure timely compliance with PUD conditions and a
scaled approach to completion of common (shared) services as they are required to service the
development as permitted and constructed.
Finally, the applicant is proposing thatdensitles be approved according to separate "Development
Areas" which represent unique spaces within Home Port that have distinct attributes. KLI viewsthisas a
practical means to regulate the type of units, their size, setbacks and allowed density by each uniquely
defined area.
To:
Fr:
Re:
Date
Ryan :
Ryan Foster, Planning Director, City of Kenai
Jon Faulkner, President, KLI Cf]J(
Home Port CUP/ PUD UpdateJ Information
4/1/21
Thank you to you and your staff for your continued efforts with regard to our Home Port CUP I PUD
application. Your assistance has helped us prepare the best possible application to the Commission.
Following and attached are updated Exhibits and supplemental materials relating to KLl's application.
Hopefully, you will find this information responsive to requests presented in our prior correspondence.
You had requested a clear delineation of the December 2020 CUP relating to Phase One of Home Port,
already approved by the Commission. The best representation of that CUP is the Exhibit showing the
different Deve lopment Areas. "Cannery Row South" represents the area of Phase One approved by the
Commission.
One goal we have always had for Phase One is to include a detached SFR model, which the prior CUP
could not consider. So, assuming Commission support for the concept, we would like to have detached
SFR considered in Phase One, which is labelled in the attached Exhibit as "TBT".
The attached Excel spreadsheet shows in detail the square footages of various components of the
project, which is intended to provide a complete and comprehensive project analysis and description1 .
This Project Data Grid will allow staff and Commissioners to perform a multitude of calcu lations relating
to Phase One, including those specifically relating to DU/acre; building coverage calculations; minimum
30% open space requirements; etc. Thi s is consistent with our desired approach, which is to consider
both the individua l DAs, but also how they compliment the larger planned development. The project will
benefit from diversity in scale and siting, while maintaining overall continuity of arch itectural theme.
You requested that our plan address a parking plan and calculations per KMC 14.20.250:
https://kenai.municipal.codes/KMC/14.20.250. The attached Grid, which includes a parking count,
combined with the Master Plan, fu lfills this request .
Both the water and wastewater systems are fully compliant and perm itted, and we will work with staff
to ensure the precise documentation is submitted for verification. Often, these permits come in several
different formats which can be condensed into a si ngle communication by the permitting agency.
Floorplans for Phase One Duplex units are attached. Other models, including the Front Street Lofts, the
Plaza, and Highliner Row, will be close derivatives of these floorplans, although Front Street Lofts are
two story. These floorplans will be immediately supplemented as the arch itect prepares them.
1 All site area calculation are provided by Nelson Engineering
Page 2
KLI CUP/ PUD
4/1/21
Your prior correspondence raised a concern about different levels of detail between our proposed PUD
phases and the future development areas . It is KLl 's intent to submit only Area A for Planning
Commission consideration of the PUD, thus explaining the high level of detail as sociated with this
"Phase One ". Notably, this Area A (which we call Phase One) includes the area already approved by the
December 2020 CUP. Any detail we provide for future phases B,C,D and E is intended to show staff and
the Planning Comm ission our intent for tract designation by our pending subdivision and also to
delineate areas to be designated as "Future Development" or "Future CUP Consideration".
As we progress with staff recommendations, one practical request is to include a provision for staff
rev iew of minor plan adjustme nts or modifications that DO NOT increase cri t ical rat ios, DU calculations ,
parking or other substantive conditions.
Again, on behalf of KU , thank you for your hard work and assistance on this project. We look forward to
working with you, your staff, the Commission and other members of the public to make Home Port a
project of lasting value to the community.
Respectfully Submitted,
/
.. -·
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DATE: 04/01/21
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WASTE SYSTEM
A
W.E ;::1 ===' PUD PHASE A I I = IMMEDIATELY COMMITTED TO
·--....1. PUD PHASE A PUD -OPEN SPACE RECREATION -COMMUNITY WASTEWATER/PPA = AREA [193,430 SF /568,375 SF = 34"]
-PLAZA 30,480 SF
OPEN SPACE -11, 1 BO SF
s
0 60 120
-TIDELANDS OPEN SPACE -r===' PUD PHASE B -151,770 SF
r===I PUD PHASE c
PUD PHASE D
30 90
SCALE: 1 "=60' PUD PHASE E
HYDE/PRL
PRIVATE ROADWAYS UTIL ESMT SEE • NOTE 16
HOMEPORT -PHASING
HORIZ. SCALE· 1• . = 120' (11X17), 1" = 60' (22X34)
•
I
I A
UN!TtA
.-··
UN!TtC
A
(a.11DSF)
PHAIE1
_ .. -··
A
(mA30SF)
PHASE1
OPEN SPACE
FEaEATION .-··-·· .. .,,,,,,...... .
l/NITO~
~ 11111111
g 11111111
A.~~--
PROJECT NO.
2020069
DRAWN BY:
MZD
CHECKED BY:
MJD
DATE: 04/08/21
SCALES: NOTED
HORIZ. NOTED
VERT. NOTED
SHEEr: 1
1 OF 1
hw we"tarea
~ ~
~ ~ Jlk.
q: Jlk. ..
~ -··
&S
Jlk. /.. -· ' /
/
........
.. -· -··-.-··-··-··-. -
··-··-··-··---·
LEGEND
:====~I HIGHUNER ROW [15 U I THE PLAZA NITS, 30 PARKING SPACES]
;:::===::!I [H UNITS, 28 PARKING SPACES]
!~~ FRONT STREET LOFTS [13 UNITS CANNERY ROW ' 26 PARKING SPACES]
I NORTH [''nm· UNITS "ra • _ __.I CANNERY ROW SOUTH [10 • D PARKING SPACES]
I I THE RANGE UNITS, 20 PARKING SPACES]--
[8 UNITS, 22 PARKING SPACES] MR£Nlf APPROYED CUP
0 60 120
30 90
SCALE: 1 "=60'
UTIL ESMT SEE • NOTE 16
UN!TtA
.-··
UN!TtC
-· --··-UNIT2B .-·
~HIQHLIN ~ ROW
"' (62,285 SF)
"'
··-.. ..I
.-·
-·
-· .-·
FRONT
.. aTREEf.
LOFTS
(17,825 SF)
CANNERY
ROW
SOUTH
(17,295 SF)
~"
~ 11111111
g 11111111
A.~~--
PROJECT NO.
2020069
l/NITO~
DRAWN BY:
MZD
CHECKED BY:
MJD
DATE: 04/08/21
SCALES: NOTED
HORIZ. NOTED
VERT. NOTED
SHEET: 1
1 OF 1
/
/ -
0 liii ~~6~0-~120
30 90
SCALE: 1 "=60'
Jlk. Jlk.
Jlk. ..
-·· . -·
....._...__ ___ .......
··-··-··-··
LEGEND
~-....JI
~
PRIVATE ROADWAYS
PARKING
SIDEWALKS
LAN DSCA.PING
SNOW STORAGE/BIOINFlLTRA.llON AREA.
Jiik.
hw we"tarea .. ... Jiik.
.. --··-··-··--
HOMEPORT -ROADS SIDEWA
HORIZ. SCALE: 1· = 120' (11X17), '1" = 60' (22X~~S, LANDSCAPING, AND DRAINAGE
I
I
I
I
I
\
\
'C
~ 11111111
g 11111111
A. ~r---
PROJECT NO.
2020069
CHECKED BY:
MJD
DATE: 04/01/21
SCALES: NOTED
HORIZ. NOTED
VERT. NOTED
SHEET: 1
1 OF 1
I
I
I
I
I
hww~
..iM. .. ..
-··-··-··-··-··-··-··-. -/
.. -· -
N LEGEND W.E PEDESTRIAN PROMENA PRIVATE ROAD DE/COMMON AREAS
WAYS
PARKING
SIDEWALKS
REFUSE
DEVELOPMEl'IT AREAS
WASTEWATER A.REAS
RECREATION
HYDE/PRL
s
0 60 120
JO 90
SCALE: 1 "=60'
HOMEPORT-
HoR1z. SCALE: 1• _ 1 ~ASTER PLAN -2 0 (11X17), 1" _ , -SO (22X34)
Jiik.
area
Jiik.
UTIL ESMT S • EE NOTE 16
A.~.-----
PROJECT NO.
2020069
DRAWN BY: '.A------1
MZD CHECKED BY:
MJD
DATE: 04/08/21
SCALES: NOTED
HORIZ. NOTED
VERT. NOTED
SHEET: 1
1 OF 1
Category Description Area (SF)
Development Areas
Cannery Row South E 17,295
Cannery Row South W 14,340
Cannery Row North 16,870
The Plaza 39,695
Highliner Row 62,285
Front Street Lofts 17,825
The Range 32,630
The Bluffs 146,685
Roads
50' Public Access Rd ROW 36911
Homeport Way 22716
Homeport Way (Loop)48829
Alleyway (S)4343
Alleyway (N)4333
Alleyway (Highliner)7054
Cannery St 6443
Front St.10641
Highliner St.9712
The Ways 18318
Sidewalk/Walkways
Promenade and Pathways 14936
Plaza (20' Pedestrian Pathways)11710
Dock 9942
Highliner St 3707
Front St 2350
Parking Areas
Homeport Way Transient Parking 3000
Cannery South “Unit 12”400
North Plaza 8725
PPA Parking 3200
Cannery Row - Front Street Loft Parking 3500
Highliner Row - Front Street Loft Parking 6550
RV Parking & Overflow Parking 13000
Bio Swales (Estimated)
1 2000
2 4400
3 600
4 2700
5 1800
6 440
Reserve Areas
Water System Common Element (Future Phase) 17,144
Common Element Community Waste System (phase A)27,282
Common Element Waste System Reserve (Future phase) 27220
PUD Phases (Includes Roadways)
Phase A 374945
Phase A Open Space Recreation 193430
Phase B 190850
Phase C 182400
Phase D 299500
Phase E 816600
1
Home Port PUD
Total Acreage of Phase A 568,375 sq. ft. 13.05
Total Dwelling Units 60
Dwelling Units Per Acre 4.9
Total Phase One Open Space 193,430 sq.ft.34%
Total Lot Coverage--By Dev. Area Square Footage Lot Coverage Ratio by DA
Cannery Row South 31,635 9,695 31%Illiamna Model (20')Redoubt Model (24')
Cannery Row North 16,870 To be Determined 863 sf 1,030 sf
The Plaza 39,695 11,200 28%
Front Street Lofts 17,825 11,040 62%
Highliner Row 62,285 16,560 27%
The Range 32,630 7,680 24%
Total 200,940 56,175 28%
Phase A Lot Coverage With Open Space 10%
Phase A Lot Coverage Without Open Space 15%
Parking Requirements
Proposed Units Residential Parking met by private Parking met by private Location of
Parking Required garages within Unit designated spaces Designated spaces
(2 stalls per DU)
Development Areas
Cannery Row South 10 20 16 4 Unit Driveway off Alleyway
Cannery Row North To Be Determined To Be Determined To Be Determined Unit Driveway off Alleyway
Front Street Lofts 13 26 0 26 Cannery North Alleyway
The Plaza 14 28 14 14 South Side Highliner Street
Highliner Row 15 30 30 0 All Garages Within Units
The Range 8 16 8 8 Unit Driveway off 50' Access
Column Totals 60 120 68 52
Total Resident Parking Provided 120
Transient, RV and Boat Launch 20
Total All Shown 140
Building Footprints
UPUP HFDCB2451GA3JGARAGE BCONCRETEENTRY BTILET.O. DRIVEWAY TOBE 1" BELOWGARAGE SLAB, TYPSTAIRSCARPET4" CONC.STOOP,TYPGARAGE ACONCRETEV1LINE OFCONSTRUCTIONABOVEV1V1STUDY AVINYLENTRY AVINYLWHBLR6'-2"11'-7"12'-10"20'-0"50'-7 1/32"30'-7"2'-0"4'-6"8'-5"8'-6"16'-7"2'-0"7'-8"43'-2"38'-0"4'-6"7'-4 1/2"201'-8 21/32"6'-3"7'-1 1/2"3'-11 3/4"2'-11 1/2"12'-1 1/4"11 1/2"8'-5"
11 1/2"
3'-4"2'-10 1/2"4'-0 1/2"WHBLRSTAIRSCARPET9'-8"6'-5"CL6'-0"CL5'-6"
CL 10'-0"CL7 3/4"CLBONUS ROOMTILEMECHANICAL ACONCRETEELEVCONCRETE2'-0"3'-8"V1V1V1V1V1V1V1V1V1V1V1V1V1V2V2V2V2V3V3V3V3V3V4V312'-0"12'-0"1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1FIRST FLOOR PLANA2.1FIRST FLOOR PLAN LEGEND:FDFD(OPTIONAL)BENCHSTORAGECABINET5'-1"
2'-5 1/2"9'-4"9'-9"
UPDNDNUPHFDCB2451GA3JSIDE VENTEDFIREPLACE, TYPBEDROOM B1CARPETBATHROOM B1VINYLPANTRY BVINYLKITCHEN BVINYLLIVING ROOM BVINYLDINING ROOM BVINYLP.T. WOOD DECKAND RAILPOWDER AVINYLBEDROOM A1CARPETKITCHEN AVINYLDINING ROOM AVINYLLIVING ROOM AVINYLHALL ACARPETDECK A6'-2"11'-7"12'-10"20'-0"50'-7"30'-7"2'-0"4'-6"8'-5"8'-6"16'-7"2'-0"7'-8"42'-0"5'-1 1/4"6'-3"43'-2"
4'-7 1/2"3'-1"10"1'-6"6'-0 1/4"3'-8 3/4"
3'-7 1/2"3'-10 1/4"5'-1 3/4"9'-10 1/4"CL6'-5 1/2"5'-1 1/2"7'-4 1/2"CLCL4'-2"CL
6'-6 3/4"CL6'-9"6'-6"CLCL1'-0 3/4"
CL
9'-8"
2'-5"3'-8"
5'-5"4'-6"
6"2'-6"2'-4"2'-5"6'-9"3'-11"4'-0"4'-9 3/4"5'-11 3/4"3'-7 1/2"1'-4 1/4"8'-6 3/4"
CL
2'-11 1/2"
CL
6'-6"
CL EGRESSEGRESSV1 V1V1V1V1V1V1V1V1V1V1V1V3V3V2V3V3V3V3V3V3V32'-4"STAIRSVINYLSTAIRSCARPETSTAIRSVINYL1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1SECOND FLOOR PLANA2.2SECOND FLOOR PLAN LEGEND:
WDDNDNW D HFDCB2451GA3JBEDROOM A2CARPETMASTERBATH AVINYLHALL ACARPETMASTERBEDROOM ACARPETBEDROOM B2CARPETBATHROOM B2VINYLHALL BCARPETLAUNDRY BVINYLMASTERBATH BVINYLMASTERBEDROOM BCARPETBATH A2VINYLLAUNDRY AVINYL6'-2"11'-7"12'-10"20'-0"50'-7"30'-7"2'-0"4'-6"8'-5"8'-6"16'-7"2'-0"7'-8"42'-0"5'-1 1/4"6'-3"43'-2"20'-0 1/4"4'-3 1/4"3'-8 1/4"2'-2 1/4"11'-3 3/4"2'-0"
9'-11 1/2"CL 2'-6 1/2"5'-10 1/2"CL6'-5"CL6'-9"CL6'-6"CL6'-6"
CL
11"
CL 5'-1 3/4"CL6'-5 1/2"CLCL 2'-6 1/2"EGRESSEGRESS
3 1/2"V1V1V1V1V1V1V1V1V1V1V1V3V3V1V1V1V11'-0 1/2"2'-9 3/4"5'-6 1/4"TYPTYPV3V3V31231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS1THIRD FLOOR PLANA2.3THIRD FLOOR PLAN GENERAL SHEET NOTES:LEGEND:
HFDCB2451GA3J1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS1ROOF PLANA2.4ROOF PLAN GENERAL SHEET NOTES:LEGEND:
24513FIRST FLOOR40'-0"SECOND FLOOR50'-6"THIRD FLOOR61'-0"TOP PLATE70'-1 1/8"CONT RIDGE VENT,TYP1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1SOUTH ELEVATIONA3.1SOUTH ELEVATION
54321FIRST FLOOR40'-0"SECOND FLOOR50'-6"THIRD FLOOR61'-0"TOP PLATE70'-1 1/8"1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1NORTH ELEVATIONA3.2NORTH ELEVATION
JHGFDCBAFIRST FLOOR40'-0"SECOND FLOOR50'-6"THIRD FLOOR61'-0"TOP PLATE70'-1 1/8"1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1EAST ELEVATIONA3.3EAST ELEVATION
HGFDCBAJFIRST FLOOR40'-0"SECOND FLOOR50'-6"THIRD FLOOR61'-0"TOP PLATE70'-1 1/8"1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1WEST ELEVATIONA3.4WEST ELEVATION
UPUP HFDCB2451GA3JGARAGE BENTRY BSTAIRSGARAGE ASTUDY AENTRY AWHBLRWHBLRSTAIRSBONUS ROOMMECHANICAL AELEV1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118LANDS END
Kenai, Alaska
HOMEPORT CONDOMINIUMS - DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1FIRST FLOOR MECH., LIGHTING, & ELEC. PLANME2.1FIRST FLOOR MECHANICAL, LIGHTING, & ELECTRICAL PLAN(OPTIONAL)FDAAAAAAAAAAGASFMOFMOGFIFDWMOGFIWMOWMOWMOWMOWMOGFIPANEL3 333G3GFIGFIMPGPGASCSCWMOWMOGFIFMOAA3GGPMPGAGAGAPANEL3GASAAAAAAAA3DGFIGFISCSCWMOWMOWMOWMOSC33333333
MECH. & ELEC. LEGEND:ASC3GFIGGAGPMPPANELFMOWMOBFFMTUCVVTWHBLRFDGASBDUW
UPDNDNUPHFDCB2451GA3JBEDROOM B1BATHROOM B1PANTRY BKITCHEN BLIVING ROOM BDINING ROOM BPOWDER ABEDROOM A1KITCHEN ALIVING ROOM AHALL ADECK ASTAIRSSTAIRSSTAIRS1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1SECOND FLOOR MECH., LIGHTING, & ELEC. PLANME2.2SECOND FLOOR MECHANICAL, LIGHTING, & ELECTRICAL PLAN MECH. & ELEC. LEGEND:ASC3GFIGGAGPMPPANELFMOWMOBFFMTUCVVTWHBLRFDGASBDGFIFMOFMOGFIDDDGAVT
UW3SCBBBBBDBFAAPPTTTD
GADUCUCFMSC333DVTVBVTBAAGFIBFVAAATD
AGAUCUCFMGFIDUCUCASC33SCSCBBDDGAVTTPPPDWMODELEV(OPTIONAL)
WDDNDNW D HFDCB2451GA3JBEDROOM A2MASTERBATH AHALL AMASTERBEDROOM ABEDROOM B2BATHROOM B2HALL BLAUNDRY BMASTERBATH BMASTERBEDROOM BBATH A2LAUNDRY A1231 Gambell Ste. 400
Anchorage, Alaska 99501
907-349-1425Revisions:Job No.:Checked By:Drawn By:Drawing Date:PB3/12/21EJD2118HOMEPORT CONDOMINIUMS
Kenai, Alaska
DUPLEX
PRE-100% DRAWINGS GENERAL SHEET NOTES:1THIRD FLOOR MECH., LIGHTING, & ELEC. PLANME2.3THIRD FLOOR MECHANICAL, LIGHTING, & ELECTRICAL PLAN MECH. & ELEC. LEGEND:ASC3GFIGGAGPMPPANELFMOWMOBFFMTUCVVTWHBLRFDGASBDUWFMOFMOGFI3SC3BB3VT3GFIBFVGFIVBFABBBBBBVTD3
DGFIBFVVTBBBBB33ABGFIVBFBFSC3SC3BBB3ELEV(OPTIONAL)VTGFIVBFBFABB
-·-
THE STATE
01ALASKA
GovmtNOR BILL Vv'ALKER
Loren Leman, P.E.
Michael L. Foster & Associates
13135 Old Glenn Highway, Suite 200
Eagle River, Alaska 99577
Department of Environmental Conservation
Division of Water
Wastewater Discharge Authorization Program
5 5 5 Cordova Street
Anchorage, AK 99501
Main: (907)269·7519 Fax: (907)334-2415
December 14, 2016
Re: Kenai Landing-Final Operational Approval for this Seasons Construction Work and a Two Year
Extension for the Planned Subdivision with Wastewater Collection lines-This Work is the Completion of
the Connections of Existing Structures to the New Wastewater System at Kenai Landing
ADEC Plan Tracking Number 9796
APDES Permit Number: AKG572094
Dear Mr. Leman,
On December 1, 2016 the Department received the engineers inspection and documentation of the duplex
lift station and use of existing piping to connect in the Carmery Lodge and Restaurant. This completed the
existing facilities connection into the new wastewater treatment system that has been provided.
This facility is regulated under an Alaskan Pollution Discharge Elimination System (APDES) permit. The
system must be operated and monitored according to the requirements of the permit when the new
wastewater treatment system is needed and it is allowed to also use the existing onsite system when it is
able to meet the demands of the use for the systems. A Final Operational Approval is granted and may be
amended when the additional work is accomplished in the future. (After two years though a review to
assure that the unconstructed portion is current and still can be built without major modifications is
requested.)
The Department has reviewed the documentation and the record drawings with the current engineering
information identified and submitted for the completed construction to date and final operational approval
is issued. The "Certificate of Construction" so marked for the domestic wastewater system is enclosed.
Please use the referenced plan number in correspondence regarding this project.
This approval does not imply the granting of additional authorizations nor obligate any state, federal or
local regulatory body to grant required authorizations.
Any person who disagrees with this decision may request an adjudicatory hearing in accordance with 18
AAC 15.195-18 AAC 15.340 or an informal review by the Division Director in accordance with 18 AAC
15 .185. Informal review requests must be delivered to the Division Director, 410 Willoughby Avenue,
Suite 303, P.O. Box 111800, Juneau, Alaska 99801, within 15 days of receiving the decision. Guidance
information on the informal review process may be found at http://www.dec.state.ak.us/commish/Review-
Guidance.htm. Adjudicatory bearings requests must be delivered to the Commissioner of the
Department of Environmental Conservation, 410 Willoughby Avenue, Suite 303, P.O. Box 111800,
Juneau, Alaska 99801, within 30 days of the decision. If a hearing is not requested within 30 days, the
right to appeal is waived.
Thank you for your cooperation. If you have any questions please do not hesitate to contact me at 269-
7519.
Enclosure: As stated
Electronic Copy: John Faulkner
Respectfully,
f'
2/~~n,n-L~
William R. Rieth, P .E.
Environmental Engineer
'.~-"~ .:: ... ,----
STATE OF ALASKA
DEPARTMENT OF ENVIRONM~NTAL CONSERVATION
CONSTRUCTION AND OP.ERATION CERTIFICATE
tor
·,
. ·,
DOMESTIC WASTEWATER DISPOSAL SYSTEMS · · . . . .
. kE'.:t\11\I I.. ANDr'f.JG-SECOIJDAR'{ 1rR.1:.Af1M£/J'f' .$ Mob1F1cA'l'J0"1
. 'Po Cot.t.E:.CTloN S'(S'T'EM ON SJ'['IE.. .DIS.POSAL A1'JD A .
A. APPROVAL TO CONSTRUCT Dl'SPoSA(., rro WE:'T'LANJ)S -A[)r;c ·. pJ..,AN 'r~ACK lNG
Plans for.the construction or mo~t1Yc~~~ :3 79rP '5Eec)fl./ DA RY TR~A'T1Mt:::1V7) 6 R:AVt'l'.Y ·
,!: -. ·111 111 c 1: .. '. A· DI SPoSA L 'Tb WE. 7' Lt A IV l>.S · ~~ fg.f\ },,,/Er S LA dtJN;;;. er otJstr.t: DlsRt!Akfamestlc W!J.stewater disposal system . . . . '
lo~atea In k:.EJJA/ J...A\\./.D1 l\IG, Alaska, submitted In accordance w(th 18 AAC 72 .. 225,
. . · 4As5oC-JA7'e5;/t-JC
by. /.JOB EN Lg1AN P. £, -':l·J.,' m5f"-£R=r have been reviewed and are.
0 approved.
.. . . , · ' ~ condltlonaily approysd (se~ attach~d.condltlons). S.~E: J.., E.'T'_IJ'E~ o'r-
2~ r; ~ . E"1UV1. E'i.JGJN.'iii=:R A PRt/... l'l}Z.D/1
SY TITLE . DA TE .
I/ con~trtu::tion'has'not started wit!Jln ~o ya°~rs of the approval data, this cartlffcata Is V~ld and now pians and
spaciflc,attons, must be subrniffad for re vi ow and approval before con~tructlon. ·
9. APPROVED CHANGE ORDERS
..
Change {contract ardor no. or diucrlp.~vo ralersnae) Approved by
Tha construction of the domestic wasiswater disposal
s:istsm was cqmpieted on (date). Tlie systam is hereby
gr3.iited interim approval to ope.rats for so.days following ths.completlon data.
·? /JI/ ~ r::. n" _,; . W~[J.I~. ·
BY
s,,.t ~, z" 1 Y?
DATE
As-built pl3.ns submitted during tha in ta rim approval psrlod,.or an Inspection by tha .
Department. has confirr:nsd the system was constructed according t6 tha approved plans ..
The system Is he1·aby granted final approval to operate. ·
Z/d~f];~· E~ Qa.:li':j.201~
BY · · · TITLE . ,.,,.,.,,,
Willow Weimer
Department of Environmental Conservation
Division of Water
SSS Cordova
Anchorage, Alaska 99S01 November 8, 2016
Re: Assignment of Duly Authorized Representative, Permit Authorization #AKG572094
Ms. Weimer:
Pursuant to Section 1.12 of the above Permit Authorization, Kenai Landing Commercial Condominium
Association (KLCCA) hereby designates Marvin Troyer as the duly authorized representative of KLCCA
for all purposes allowed under 18 AAC 83.38S, including execution of monthly DMRs.
In accordance with Section 1.12.3.2, Marvin Troyer has responsibility for the overall operation of
KLCCA's wastewater facility.
In accordance with the intent and requirements of Section 1.12.5, Mr. Troyer agrees to this transfer of
authorization and acknowledges that in this capacity he wilt be signing documents that require the
following certification:
"I certify under penalty of law that this document and all attachments were prepared under my
direction or supervision In accordance with a system designed to assure that qualified personnel
properly gather and evaluate the information submitted. Based on my inquiry of the person or persons
who manage the system, or those persons directly responsible for gathering the information, the
information is, to the best of my knowledge and belief, true, accurate, and complete. I am aware that
there are significant penalties for submitting false Information, including the possibility of fine and
imprisonment for knowing violations."
Date It t./)U6
~I
Marvin Troyer
Regards, ~·. ~/) dL . ./ ~ ~v~;1/~J: fo, cc.,, ~aulkner, P. esident, KLCCA
Department of Environmental
Conservation
DIVISION OF WATER
Wastewater Discharge Authorization Program
610 University Avenue
Fairbanks, Alaska 99709-3643
Main: 907.451-2100
Toll free: 800.510.2332
Fax: 907.451.2187
May 27, 2015
Mr. Jon Faulkner
Kenai Landing Inc.
4786 Homer Spit Road
Homer, Alaska 99603
Re: Kenai Landing Commercial Condominium Association Wastewater Treatment Facility (WWTF)
Authorization
Dear Mr. Faulkner:
The Alaska Department of Environmental Conservation has completed its review of the Notice of Intent
for Kenai Landing Commercial Condominium Association WWTF and is issuing authorization
AKG572094.
A Discharge Monitoring Report form will be sent to you in the near future for use in reporting your
effluent monitoring results.
If you have any technical questions concerning this authorization, please contact Brian Doyle at
brian.doyle@alaska.gov or (907)465-5366.
Sincerely,
Brian Doyle
Environmental Program Manager
Wastewater Discharge Authorization Program
Enclosures: Authorization: AKG572094