HomeMy WebLinkAboutResolution No. PZ2024-02KENAI
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2024-02
A RESOLUTION RECOMMENDING THAT PRELIMINARY PLAT FOR CINDERELLA
SUBDIVISION GLOVER REPLAT ATTACHED HERETO BE APPROVED.
PROPERTY ADDRESSES: 306 Princess Street and 307 Crystal Street
LEGAL DESCRIPTIONS: Lot 1A, Enchanted Forest 2011 Replat
Lot 6, Cinderella Subdivision
KPB PARCEL NUMBERS: 04505027 and 04505015
WHEREAS, the City of Kenai received a preliminary plat from Peninsula Survey, LLC on behalf
of the property owners, Jeffrey Glover and Kristen Glover for a parcel merger of Lot 1A, Enchanted
Forest 2011 Replat and Lot 6, Cinderella Subdivision; and,.
WHEREAS, the preliminary plat, subject to the listed conditions, generally meets Kenai Municipal
Code (KMC) preliminary plat requirements and development requirements for the Rural
Residential 1 (RR-1) zoning district; and
WHEREAS, the existing street names are referenced correctly; and,
WHEREAS, the merged parcels will have access from Princess Street, a city -maintain road and
if improved in the future, there will be an additional access off of Crystal Street; and
WHEREAS, City water and sewer lines are available to the parcel; and,
WHEREAS, an installation agreement is not required; and,
WHEREAS, the Planning and Zoning Commission finds:
1. Pursuant to KMC 14.10.070 Subdivision design standards, the preliminary plat, subject to
the listed conditions, conforms to the minimum street widths, provides utilities/access
easements, provides a satisfactory building site, and the on -site water and sewer systems
will be subject to the regulatory requirements of the Public Works Department; and,
2. Pursuant to KMC 14.10.080 Minimum improvement required, the preliminary plat is
eliminating a lot line and existing improvements are in place for the development of this
replat and therefore, an installation agreement is not required; and,
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the subject zoning district; and,
Resolution No. PZ2024-02
Page 2 of 2
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat meets City
standards for minimum lot width and access/utility easements. Compliance with the
maximum lot coverage, maximum height, and setbacks will be reviewed during the
building permit review.
NOW, THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION
OF THE CITY OF KENAI, ALASKA:
Section 1. That the preliminary plat of Cinderella Subdivision Glover Replat for a parcel
merger of Lot 1A, Enchanted Forest 2011 Replat and Lot 6, Cinderella Subdivision be approved
subject to the following conditions.
1. Remove the building setbacks on the preliminary plat as all development will be subject
to the setback requirements of the zoning district.
2. Remove Note 1 from the preliminary plat.
3. Add a note that states the following, "When an improvement district is formed, the real
property involved will be part of the improvement district without further action by the then
owner of the property in question".
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 24TH DAY OF JANUARY, 2024.
Jeff wait, ,Ghdirperson ra
ATTEST:
Meghan Thibodeau, -De City Clerk
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STAFF REPORT
�. PLANNING &ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Linda Mitchell, Planning Director
DATE: January 19, 2024
SUBJECT: Resolution No. PZ2024-02 — Preliminary Plat— Cinderella Subdivision Glover
Replat
Request The applicant is proposing a preliminary plat to merge two (2) parcels.
Staff Adopt Resolution No. PZ2024-02 recommending approval of
Recommendation Preliminary Plat — Cinderella Subdivision Glover Replat for a parcel
merger of Lot 1A, Enchanted Forest 2011 Replat and Lot 6, Cinderella
Subdivision.
Applicant: Peninsula Surveying, LLC
Attn: Jason Schollenberg
10535 Katrina Boulevard
Ninilchik, AK 99639
Property Owner: Jeffrey Glover and Kristen Glover
Legal Descriptions: Lot 1A, Enchanted Forest 2011 Replat
Lot 6, Cinderella Subdivision
Property Addresses: 306 Princess Street
307 Crystal Street
KPB Parcel Nos.: 04505027 and 04505015
Combined Area: 2.195 acres
Zoning District: Rural Residential 1 (RR-1)
Surrounding Uses: North — Single -Family Dwelling and Vacant Lot; South — Vacant Lot;
West — Single -Family Dwelling and Vacant Lot; East — Single -Family
Dwelling
F
SUMMARY
The City received a preliminary plat from Peninsula Surveying, LLC on behalf of the property
owners for a parcel merger of Lot 1A, Enchanted Forest 2011 Replat and Lot 6, Cinderella
Subdivision. The subject parcels are located near the northeast intersection of Princess Street
and Kaknu Street. One (1) of the parcel has a single-family dwelling and the other is vacant. The
proposed parcel merger will be surrounded by single-family dwellings and vacant lots. The lot
area for the combined parcels will be approximately 2.195 acres.
Kenai Municipal Code (KMC) Chapter 14.10 Subdivision Regulations states preliminary plats or
replats must first be submitted to the City for review and provide recommendation to the Kenai
Peninsula Borough Planning Commission.
ANALYSIS
The proposed parcel merger meets the preliminary plat requirements and development
requirements for the Rural Residential 1 (RR-1) zoning district. The existing parcels were created
through recorded plats, Enchanted Forest 2011 Replat and Cinderella Subdivision (see attached).
The new consolidated lot has access off of Princess Street, a city -maintained road, and if
improved in the future, there will be an additional access off of Crystal Street. City water and
sewer lines are available to serve the new lot along Princess Street. An installation agreement is
not required.
The Public Works Director did comment about the need for a cul-de-sac at the end of Crystal
Street for consistency with KMC 14.10.070 where a dead-end street should terminate into an
open space (i.e., cul-de-sac). The recorded plat, Enchanted Forest 2011 Replat should have
required a dedicated right-of-way along the east property line of Lot 1A, Enchanted Forest 2011
Replat to continue Crystal Street down to Kaknu Street. Requiring a half cul-de-sac is not practical
since the property to the east, Government Lot 38 (305 Hutto Street) has an over -sized detached
accessory structure where the other half of the cul-de-sac would be required. Staff finds that an
exception to the standard to require a dead-end street to terminate into a cul-de-sac is not required
since the Enchanted Forest 2011 Replat approved the surrounding dedicated rights -of -way as -is.
This replat is to remove a lot line (i.e., parcel merger) between parcels with existing dedicated
rights -of -way. Therefore, staff does not find that a dedication of a half cul-de-sac at the end of
Crystal Street should be required.
Staff is requiring the removal of the indicated building setbacks indicated on the preliminary plat
to be consistent with Kenai Peninsula Borough Section 20.30.250 Building Setbacks —Within
cities that building setbacks as depicted or noted on record plats shall not be carried forward on
a new subdivision plat located within a municipal zoning district. It is a good practice to not indicate
the building setbacks on a plat to avoid a stricter development requirement than the Kenai Zoning
Code should code be amended in the future.
Staff finds that the proposed preliminary plat meets the following Title 14 of Kenai Municipal Code
(KMC) sections and aligns with the intent of the Kenai Zoning Code.
1. Pursuant to KMC 14.10.070 Subdivision design standards, the preliminary plat, subject to
the listed conditions, conforms to the minimum street widths, provides utilities/access
easements, provides a satisfactory building site, and the on -site water and sewer systems
will be subject to the regulatory requirements of the Public Works Department.
Resolution No. PZ2024-02
Preliminary Plat
Cinderella Subdivision Glover Replat Page 2 of 3
2. Pursuant to KMC 14.10.080 Minimum improvement required, the preliminary plat is
eliminating a lot line and existing improvements are in place for the development of this
replat. Therefore, an installation agreement is not required.
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the subject zoning district.
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat meets City
standards for minimum lot width and access/utility easements. Compliance with the
maximum lot coverage, maximum height, and setbacks will be reviewed during the
building permit review.
STAFF RECOMMENDATION
Staff finds that the proposed preliminary plat for Cinderella Subdivision Glover Replat to merge
Lot 1A, Enchanted Forest 2011 Replat and Lot 6, Cinderella Subdivision meets the general
standards of Kenai Municipal Code, Chapter 14.10 Subdivision Regulations and Chapter 14.24
Development Requirements Table, and hereby recommends that the Planning and Zoning
Commission recommends approval of Resolution No. PZ2024-02 to Kenai Peninsula Borough,
subject to the following conditions.
1. Remove the building setbacks on the preliminary plat as all development will be subject
to the setback requirements of the zoning district.
2. Remove Note 1 from the preliminary plat.
3. Add a note that states the following, "When an improvement district is formed, the real
property involved will be part of the improvement district without further action by the then
owner of the property in question".
ATTACHMEN's .
Aerial Map
Preliminary Plat, Cinderella Subdivision Glover Replat
Application with Certificate of Plat
Enchanted Forest 2011 Replat
Cinderella Subdivision
Resolution No. PZ2024-02
Preliminary Plat
Cinderella Subdivision Glover Replat Page 3 of 3
Resolution PZ2024-02
Preliminary Plat
Cinderella Subdivision Glover Replat
KPNAI 306 Princess St. and 307 Crystal St.
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75 150
Map for Reference Only
NOT A LEGAL DOCUMENT
300 Feet
Date Printed: 1/19/2024
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RECEIVED,
CITY OF KEK
NOV
r Preliminary Plat PlanningZonin
,r Submittal Forty:
2023 City of Kenai
Planning and Zoning Department
210 Fidalgo, Avenue
9 Kenai, AK 99s11
(907) 283-8200
lanning@kenai.cdy
www.kenaixity/planning
Name:
Peninsula Surveying, LLC
Mailing Address:
10535 Katrina Blvd
City: I Ninilchik
State:
1AK.
I Zip Code:
199639
Phone Number(s):
(907)306-7065
Email:
jason@psninsulasurveying.com
Name:
Jeffrey and Kristen Glover
Mailing Address:
306 Princess St
City:
Kenai
I State:
I AK
jZip Code: 199611
Phone Number(s):
(907)406-9125
Email: kdsten@fiveintow.com
Kenai Peninsula Borough Parcel #: 04505015, 04505027
Current City Zoning: Rural Residential
Use: Q Residential ❑Recreational ❑ Commercial
❑ Other:
Water: ❑ On Site E City ❑ Community
Sewer. ❑ On Slte L City ❑ Community
Preliminary Plat Name: Cinderella Subdivision Glover Replat
Revised Preliminary Plat Name:
Vacation of Public Right -of -Way: ❑ Yes 9 No
Street Name (if vacating ROW):
Exceptions Required and Requested:
Comments:
Certificate to Plat d (1) 24" x 36" Plat 0 (2) 11" x 17" Plats
Signature:
Date: 11/21/2023
Print Name: I
Ja n Schollenberg
Title/Business:
Peninsula Surveying, LLC
Stewart Title of the Kenai Peni=44 Inc.
35681 Kenai Spur Hwy., Unit B
Soldotna, AK 99669
Tel: (907) 260-8031 Fax: (907) 260-8036
CERTIFICATE TO PLAT
Peninsula Surveying
10535 Katrina Blvd
Ninilchik, AK 99639
Attention: Jason Schollenberg
Gentlemen:
File Number: 23536
Premium: $350.00
Tax:
This is a certificate as of November 13, 2023 at 8.00 A.M. for a plat out of the following property:
Lot Six (6), CINDERELLA SUBDIVISION, according to Plat No. K-1347, Kenai Recording District, Third Judicial
District, State of Alaska.
and
Lot One W (1A), ENCHANTED FOREST 2011 REPLAT, according to Plat No. 2011-81, Kenai Recording District,
Third Judicial District, State of Alaska.
The Company certifies that record title is vested in
Jeffrey Glover and Kristen Glover, husband and wife as to Lot 6 and Jeffrey D. Glover and Kristen Glover,
husband and wife as to Lot 1A
an estate In fee simple, free from all liens, encumbrances, and objections except for as follows:
1. RESERVATIONS and exceptions as contained in U.S. Patent, and/or acts authorizing the issuance
thereof.
2. RESERVATIONS AND EXCEPTIONS as contained in Mineral Patent from the United States of America to
the State of Alaska
Recorded: September 27, 1982
Volume/Page: 1941764
FURTHER, no other examination of the excepted title to minerals has been made herein and no insurance
nor responsibility therefore is implied or assumed.
3. TAXES AND ASSESSMENTS, if any due the taxing authority indicated
Taxing Authority: City of Kenai
4. TAXES AND ASSESSMENTS, if any, due the taxing authority indicated:
Taxing Authority: KENAI PENINSULA BOROUGH
5. EASEMENTS, SET -BACKS AND DEDICATIONS as delineated on Plat No. K 1347.
6. EFFECT of the notes on said Plat No. K-1347.
7. EASEMENTS, SET -BACKS AND DEDICATIONS as delineated on Plat No. 2011-81.
8. EFFECT of the notes on said Plat No. 2011-81.
9. DEED OF TRUST, including terms and provisions thereof, to secure an indebtedness of the amount
Certificate to Plat K61 File No.: 23535
herein stated and for any other amounts payable under the terms thereof:
Amount:
$332,835.00
Dated:
October 7, 2021
Recorded:
October 15, 2021
Serial No.:
2021-011552-0
Trustor:
Jeffrey D. Glover and Kristen Glover, husband and wife
Trustee:
Alyeska Title Guaranty Agency
Beneficiary:
Wells Fargo Bank, N.A.
(Affects Lot 1 A)
Stewart Title of the Kenai Peninsula. Inc.
By
Terri Cotterell
Authorized Signator
NOTE: We will update this certificate to comply with Kenai Peninsula Borough Ordinance 90-38 upon notification
from surveyor.
Certificate to Plat K131 File No.: 23535
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