HomeMy WebLinkAboutResolution No. PZ2021-33CITY OF KENAI
PLANNING AND ZONING ADMINISTRATION
RESOLUTION NO. 2021-33
A RESOLUTION OF THE PLANNING AND ZONING ADMINISTRATION OF THE CITY OF KENAI
APPROVING THE ATTACHED LANDSCAPING/SITE PLAN
APPLICANT: Kenai Landing, Inc.
PROPERTY ADDRESS: 2101 Bowpicker Lane
LEGAL DESCRIPTION: Tract A, Kenai Landing Cottages Subdivision
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04910123
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, meeting the intent of Kenai
Municipal Code 14.25.010(a)-Landscaping/Site Plan Regulations -Intent (Site Plans); and,
'('v'HE_REAS, ttie pl<m provides for l(;ln_dsyap.ing and/or th~ r~!~nti9n of natural veg~t~tion in
conjunction with commercial and industrial development within the City, meeting the intent of
Kenai Municipal Code 14.25.010(b) -Landscaping/Site Plan Regulations -Intent (Landscaping
Plans); and,
WHEREAS, the landscaping/site plan meets performance criteria outlined in Kenai Municipal
Code 14.25.040 -Landscaping/Site Plan Regulations -Landscaping plan -Performance criteria;
and,
WHEREAS, the landscaping/site plan meets performance criteria outlined in Kenai Municipal
Code 14.25.045 -Landscaping/Site Plan Regulations -Site plan -Performance criteria.
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 will conform to all federal, State of Alaska, and local
regulations.
2. No snow may be stored in such a manner that could block visibility for ingress
and egress to the parcel.
3. If construction of the project has not started within one year of the approval of the
landscaping/site plan (August 25, 2022), the approval may be revoked by the
Resolution No. PZ2021-33
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Administrative Official after providing at least thirty (30) Day notice unless
extended for good cause.
4. Any plants used for landscaping will be appropriate for the climate and not
invasive per the Alaska Cooperative Extension Service .
5. All required landscaping as presented in the approved landscaping plan shall be
installed within two (2) years of the approved landscaping plan (by August 25,
2023).
Reviewed and approved this 23rd day of August, 2021 .
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Submittal, Requirements
(Reference Attached SitellPlan And Numbering System)
Each number below correspo~ds to a unique l~ca ion or site con~ition listed on th~ attached site plan
and addresses the standards m 14.25.030 (a)-U) t1at are appropriate to each line-item.
Area 1: This area defines an 8-10' wide Pepmeter/Buffer landscaping area. A concrete block
retaining wall acts to provide vertical separatil" between the adjacent Cannery Lodge while
preventing erosion of the embankment that s~pports large Spruce, Aspen and Cottonwood trees. All
natural vegetation along the upper elevation df this wall will be retained in its natural state, and
augmented by a combination of either Mount&in Ash (Sorbus Americana), Elderberry (Sambucus
Racemosa}; or Cotoneaster Licidus. Rogusa or Sitka Rose are excellent candidates for this location
as well.
Area 2: This parking and perimeter area is flargely hidden from view as it is surrounded by a 10-
12' high concrete retaining wall, forming and 1 rlmeter buffer and vertical separation from Cannery
Lodge (KLI is at lower elevation). The Home Po side of this wall will receive a 4' elevated organic
bed planted with evergreen trees (Likely Whit Spruce) designed to obscure the wall and act as
natural buffer as the trees mature.
Area 3: This 4' wide curbside vegetation w II reside on a 2' elevated organic bed and consist of a
combination of Cotoneaster, Rogusa Rose orb rry-bush such as wild Raspberry or Current. It will act
as a mid-height natural border to the road, as ell as a visual screen for the wastewater pump
house and residence to the west-while provi ing seasonal fruit for picking.
Area 4: This roughly 20' x 60' area acts as seable greenspace between the Phase One duplex
units and will be planted with "Alaska Mix" gra sand contain a 2' high berm between the units
planted with flowing plants such as: Sitka or Ro usa Rose; Potentilla Fruiticosa; Golden Spirea;
Forsythia Ovata; or a dwarf evergreen such as Iugo Pine.
Area 5: This 100' x 2' strip marks the south rn border of Pedestrian access onto the Main Dock
and will be defined by a decorative stone or co crete stem-wall that supports an elevated planter.
Hardy and flowing perennial shrubs such as Po re ntilla or Spirea will be planted here.
Area 6: This marks the pedestrian pathway t o the main dock, which will be either paved or
covered with red brick, pavers, or similar durab e surface.
Area 7: These blue areas primarily act as p rking and vehicular maneuvering and will be paved.
Area 8: This yellow band depicts the perim ter fencing and lighting for the Main Dock and
Prominade, one potential prototype and graphi illustration of which is attached. The precise
boundary of this (yellow) is approximate as KLI ay restrict portions of the Main Dock.
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City of Kenai I 210 l=idalgo Ave, Kenai, AK 99611-77941907.283.7535 I www.kenai.city
STA FF REPORT
TO:
FROM:
DATE:
SUBJECT:
Applicant:
Submitted By:
Requested Action:
Legal Description:
Property Address:
KPB Parcel No:
Lot Size:
Existing Zoning:
Current Land Use:
Land Use Plan:
Planning and Zoning -File
Ryan Foster, Planning Director
August 25, 2021
PZ2021-33 -Landscaping Site Plan Administrative Approval
Kenai Landing, Inc.
2101 Bowpicker Lane, Unit 11
Kenai, AK 99611
Kenai Landing, Inc.
Jon Faulkner, President
4786 Homer Spit Rd.
Homer, AK 99603
Landscaping/Site Plan Approval
Tract A, Kenai Landing Cottages Subdivision
2101 Bowpicker Lane
04910123
49.02 Acres (approximately 2, 135,311 square feet)
Heavy Industrial (IH)
Currently vacant, under development
Industrial
GENERAL INFORMATION
The property owners were granted a Conditional Use Permit (Resolution PZ2021-10) for a
Planned Unit Development on the subject parcel. It is the intent of the property owner to ultimately
construct 60 dwelling units in Phase A of the project. The property owner has submitted an
application for a building permit to construct two duplex units at this time.
The property owners are in the process of subdividing Tract A, Kenai Landing Cottages
Subdivision. The Planning and Zoning Commission recommended approval of the preliminary
plat of Kenai Landing Subdivision 2021 Addition (PZ2021-22) by the Kenai Peninsula Borough.
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 Planning Director deemed the application to be
complete and in accordance with KMC 14.25.03 -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;
The applicant's application and site plan and Exhibit "A" indicate as follows:
Area 1: This area defines an 8-1 O' wide Perimeter/Buffer Landscaping area. A concrete
block retaining wall acts to provide vertical separation between the adjacent cannery
Lodge while preventing erosion of the embankment that supports large Spruce, Aspen
and Cottonwood trees. All natural vegetation along the upper elevation of this wall will be
retained in its natural state, and augmented by a combination of either Mountain Ash
(Sorbus Americana), Elderberry {Sambucus Racemosa); or Cotoneaster Licidus.
Ragusa or:Sitka Rose are excellent candidates for this location as well.
Area 2: This parking and perimeter area is largely hidden from view as it is surrounded
by a 10-12' high concrete retaining wall, forming and perimeter buffer and vertical
separation from Cannery Lodge (KU is at lower elevation). The Home Port side of this
wall will receive a 4' elevated organic bed planted with evergreen trees (Likely White
Spruce) designed to obscure the wall and act as natural buffer as the trees mature.
Area 3: This 4' wide curbside vegetation will reside on a 2' elevated organic bed and
consist of a combination of Cotoneaster, Ragusa Rose or berry-bush such as wild
Raspberry or Current. It will act as a mid-height natural border to the road, as well as a
visual screen for the wastewater pump house and residence to the west-while providing
seasonal fruit for picking.
Area 4: This roughly 20' x 60' area acts as useable greenspace between the Phase One
duplex units and will be planted with "Alaska Mix" grass and contain a 2' high berm
between the units planted with flowing plants such as: Sitka or Ragusa Rose; Potentilla
Fruiticosa; Golden Spirea; Forsythia Ovata; or a dwarf evergreen such as Mugo Pine.
Area 5: This 100' x 2' strip marks the southh n border of Pedestrian access onto the
Main Dock and will be defined by a decorative stone or cobcrete stem-wall that supports
an elevated planter. Hardy and flowing perennial shrubs such as Potentilla or Spirea will
be planted here.
• A use compatible with surrounding properties;
The adjacent parcel to the North is a fish processing plant; the property to the South is a
commercial lodge and event center (Cannery Lodge). The Kenai River is South of the
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The City of Kenai I www.kenai.city
subject parcel, and the property to the West is residential housing and a natural gas well
facility owned by Hilcorp Alaska LLC.
Additional permits or approvals;
The property owner has submitted a building permit application for the construction of the
two duplex units.
• Parking lots must comply with KMC 14.20.250, provides as follows:
Two (2) per dwelling unit for a total of eight parking spaces for the two duplexes. Each
dwelling unit contains an attached garage which will be considered as one parking
space.
Kenai Municipal Code 14.25.045(d)(2) provides that properties zoned Heavy Industrial
are exempt from paving requirement. The blue area (Area 7) on Exhibit A provides the
location of the area for parking and vehicular maneuvering and will be paved.
• Snow storage and drainage must be referenced on the site plan;
The applicant's site plan indicates that the Northwesterly corner adjacent to the Public
Access Easement will be used for snow storage.
• Dumpsters must be screened with a sight-obscuring structure;
The Homeport Master Plan indicates that there will be three dumpsters on the property .
The location of the dumpster nearest the proposed duplexes lies to the North at the
corner of Cannery right-of-way North and Front Street. The dumpsters will be fenced.
• Ingress and egress should route traffic away from residential streets;
Access to the parcel is via Bowpicker Lane. The residences located to the West of the
parcel are accessed via Old Cannery Road and Royal Street.
• Trees, shrubs, and plants should be appropriate for the climate and not invasive;
A portion of the natural vegetation on the parcel will be retained and supplemented by
additional plantings which are appropriate for the climate.
RECOMMENDATIONS
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 will conform to all federal, State of Alaska, and local
regulations.
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The City of Kenai I www.kenai.city
2. No snow may be stored in such a manner that could block visibility for ingress and
egress to the parcel.
3. If construction of the project has not started within one year of the approval of the
landscaping/site plan (August 25, 2022), the approval may be revoked by the
Administrative Official after providing at least thirty (30) Day notice unless extended for
good cause.
4. Any plants used for landscaping will be appropriate for the climate and not invasive per
the Alaska Cooperative Extension Service.
6. All required landscaping as presented in the approved landscaping plan shall be
installed within two (2) years of the approved landscaping plan (by August 25, 2023).
ATTACHMENTS
1. Resolution PZ2021-33
2. Application
3. Site Plans (Exhibit A)
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The City of Kenai I www.kenai.city