HomeMy WebLinkAbout2024-03-13 Planning & Zoning PacketKenai Planning & Zoning Commission –
Regular Meeting
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March 13, 2024
Kenai Planning & Zoning Commission -
Regular Meeting
March 13, 2024 ꟷ 7:00 PM
Kenai City Council Chambers
210 Fidalgo Avenue, Kenai, Alaska
www.kenai.city
**Telephonic/Virtual Info on Page 2**
Agenda
A. CALL TO ORDER
1. Pledge of Allegiance
2. Roll Call
3. Approval of the Agenda and Consent Agenda (Public comments on Consent Agenda
Items limited to three (3) minutes per speaker; thirty (30) minutes aggregated)
*All items listed with an asterisk (*) are considered to be routine and non-controversial by the
Commission and will be approved by one motion. There will be no separate discussion of these
items unless a Commission Member so requests, in which case the item will be removed from the
Consent Agenda and considered in its normal sequence on the agenda as part of the General
Orders.
B. APPROVAL OF MINUTES
1. *Regular Meeting of February 14, 2024
2. *Regular Meeting of February 28, 2024
C. SCHEDULED PUBLIC COMMENT (Public comment limited to ten (10) minutes per
speaker)
D. UNSCHEDULED PUBLIC COMMENT (Public comment limited to three (3) minutes per speaker;
thirty (30) minutes aggregated)
E. CONSIDERATION OF PLATS
1. Resolution PZ2024-06 – Recommending Denial on Preliminary Plat – Mommsen’s 2024
Replat for a Parcel Merger of Lot 2 Block 4, and Lot 2 Block 3. Mommsen’s Additions No’s 1 &
2 in the Suburban Residential (RS) Zoning District.
2. Resolution PZ2024-07 – Recommending Approval on Preliminary Plat – Michael J. Pelch
Homestead Jr. Addition No. 4 for a Replat of Tracts G, A-1, A-2, and A-3, Michael J. Pelch
Homestead Jr. Addition No. 3 in the Rural Residential (RR) Zoning District.
F. PUBLIC HEARINGS
1. Resolution PZ2024-05 - Granting a Conditional Use Permit to Allow a Recreational Vehicle
(RV) Park on the Property Located at 813 Riverview Drive in the Central Commercial (CC)
Zoning District.
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Kenai Planning & Zoning Commission –
Regular Meeting
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March 13, 2024
G. UNFINISHED BUSINESS
H. NEW BUSINESS
1. *Action/Approval – Requesting an Excused Absence for the February 28, 2024 Regular
Meeting - Coston
I. REPORTS
1. Planning Director
2. Commission Chair
3. Kenai Peninsula Borough Planning
4. City Council Liaison
J. ADDITIONAL PUBLIC COMMENT (Public comment limited to five (5) minutes per speaker)
K. NEXT MEETING ATTENDANCE NOTIFICATION
1. Next Meeting: March 27, 2024
L. COMMISSION COMMENTS AND QUESTIONS
M. PENDING ITEMS
N. ADJOURNMENT
O. INFORMATIONAL ITEMS
The agenda and supporting documents are posted on the City’s website at www.kenai.city. Copies of
resolutions and ordinances are available at the City Clerk’s Office or outside the Council Chamber prior
to the meeting. For additional information, please contact the City Clerk’s Office at 907-283-8231.
Registration is required to join the meeting remotely through Zoom. Please use the link below to
register:
https://us02web.zoom.us/meeting/register/tZEuf-morTIuGtU-QXGmccVvTIOcp2EVObhe
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KENAI PLANNING & ZONING COMMISSION
REGULAR MEETING
FEBRUARY 14, 2024 – 7:00 P.M.
KENAI CITY COUNCIL CHAMBERS
210 FIDALGO AVE., KENAI, AK 99611
CHAIR JOE HALSTEAD, PRESIDING
Planning & Zoning Commission Meeting Page 1 of 8
February 14, 2024
MINUTES
A. CALL TO ORDER
A Regular Meeting of the Kenai Planning & Zoning Commission was held on February 14, 2024, in City
Hall Council Chambers, Kenai, AK. Chair Halstead called the meeting to order at approximately 7:00 p.m.
1. Pledge of Allegiance
Chair Halstead led those assembled in the Pledge of Allegiance.
2. Roll Call
There were present:
Joe Halstead, Chair Gwen Woodard
Glenese Pettey Sonja Barbaza
Jeff Twait Diane Fikes
A quorum was present.
Absent:
John Coston, Vice Chair
Also in attendance were:
Linda Mitchell, Planning Director
Alex Douthit, City Council Liaison
Meghan Thibodeau, Deputy City Clerk
3. Approval of Agenda and Consent Agenda
Chair Halstead noted there was a request from staff to include item H.1. on the Consent Agenda.
MOTION:
Commissioner Pettey MOVED to approve the agenda and consent agenda with the addition of item H.1.
to the Consent Agenda. Commissioner Woodard SECONDED the motion.
The items on the Consent Agenda were read into the record.
Chair Halstead opened the floor for public comment on consent agenda items; there being no one wishing
to be heard, the public comment period was closed.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
*All items listed with an asterisk (*) are considered to be routine and non-controversial by the Commission
and will be approved by one motion. There will be no separate discussion of these items unless a
Commission Member so requests, in which case the item will be removed from the Consent Agenda and
considered in its normal sequence on the agenda as part of the General Orders.
B. APPROVAL OF MINUTES
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Planning & Zoning Commission Meeting Page 2 of 8
February 14, 2024
1. *Regular Meeting of January 24, 2024
Approved by the consent agenda.
C. SCHEDULED PUBLIC COMMENTS - None.
D. UNSCHEDULED PUBLIC COMMENTS - None.
E. CONSIDERATION OF PLATS - None.
F. PUBLIC HEARINGS
1. Resolution No. PZ2024-03 - Granting a Conditional Use Permit to Allow Cabin Rentals
(i.e., Short-Term Rentals) for the 60-Unit Planned Unit Residential Development (PZ2021-
10) on the Property Located at 2101 Bowpicker Lane in the Heavy Industrial (IH) Zoning
District.
MOTION:
Commissioner Twait MOVED to approve Resolution PZ2024-03. Commissioner Woodard SECONDED
the motion.
Planning Director Mitchell presented her staff report with information provided in the packet, and
explained that the applicants have requested an amendment to their Conditional Use Permit (CUP)
PZ2021-10 for a 60-unit planned unit residential development (PUD). The amendment would authorize
the use of short-term rental of the entire dwelling. The criteria for CUPs were reviewed; it was noted the
application met the criteria and City staff recommends approval subject to the following conditions:
1. Any development or use of the property shall comply with all applicable Federal, State of Alaska,
and City regulations regardless of whether or not the requirements are listed as conditions for the
approval of the Conditional Use Permit.
2. Each short-term rental unit owner or operator must have a valid borough sales tax account.
Clarification was provided that the units are being sold to individual owners but are still governed by their
Declaration of Covenants, Conditions, and Restrictions (CC&Rs); this amendment would give the
individual owners the option to operate short-term rentals in their unit. There was discussion on
enforcement of the CC&R, and how the City addresses complaints of short-term rentals.
Steve Agni, property owner and applicant, clarified that he had believed short-term rentals were allowed
in the original CUP. He stated that having recorded CC&Rs that require proper management and
operations of short-term rentals will prevent issues such as disturbances.
Chair Halstead opened the floor for public hearing; there being no one wishing to be heard, the public
hearing period was closed.
In response to questions from the commission, Agni clarified that the CC&R includes provisions that
restrict quiet times, pets, open fires, music, and disturbances of neighbors. He explained the enforcement
process of the governing board and that there was onsite management of the property.
There was discussion on the original vision and development of the PUD and surrounding area. It was
noted that additional conditions added to the CUP would become City staff’s responsibility to enforce,
and the Commission can amend or revoke CUPs at a later time if issues arise.
Concerns were expressed that CC&R restrictions might not be known by owners, that the development
was not yet completed and not all potential owners are known, and that the Commission had not seen
the full CC&Rs.
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February 14, 2024
Clarification was provided that the CUPs run with the land, and currently the CC&R allows short-term
rental of the units but the City does not without the CUP in place.
Agni explained that unit owners are legally responsible for knowing CC&R contents, provided details from
the CC&R that specify restrictions on usage that apply to the units, and stated that these restrictions
address any potential disturbances and are enforceable.
In response to questions from the Commission, Agni provided further detail on the on-site management,
security and access to the PUD, and the governing board’s enforcement process.
VOTE:
YEA: Pettey, Woodard, Twait, Halstead, Barbaza
NAY: Fikes
ABSENT: Coston
MOTION PASSED.
Chair Halstead noted the 15-day appeal period.
2. Action/Approval - Recommending the Kenai City Council Enact Ordinance No. 3391-2024 -
Amending the Imagine Kenai 2030 Comprehensive Plan Land Use Plan Map for Certain Parcels
from Industrial to Mixed-Use.
MOTION:
Commissioner Pettey MOVED to recommend the Kenai City Council enact Ordinance No. 3391-2024.
Commissioner Woodard SECONDED the motion.
Director Mitchell presented a staff report as provided in the packet.
Chair Halstead opened the floor for public testimony; there being no one wishing to be heard, the public
testimony period was closed.
Commissioner Pettey spoke in support.
VOTE:
YEA: Fikes, Barbaza, Twait, Halstead, Pettey, Woodard
NAY: None
ABSENT: Coston
MOTION PASSED WITHOUT OBJECTION.
3. Action/Approval - Recommending the Kenai City Council Enact Ordinance No. 3392-2024 -
Amending the Kenai Zoning Code to Add a New Zoning District, Working Waterfront (WW) and
Amending the Official Zoning Map for Certain Parcels from Heavy Industrial (IH) to Working
Waterfront (WW) or Conservation (C) Zoning District.
MOTION:
Commissioner Pettey MOVED to recommend the Kenai City Council enact Ordinance No. 3392-2024.
Commissioner Woodard SECONDED the motion.
Director Mitchell presented a staff report as provided in the packet.
Chair Halstead opened the floor for public testimony; there being no one wishing to be heard, the public
testimony period was closed.
Discussion ensued.
MOTION TO AMEND:
Commissioner Twait MOVED to recommend to remove footnote #32 from Townhouses in the Land Use
Table. Commissioner Fikes SECONDED the motion.
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February 14, 2024
VOTE ON AMENDMENT:
YEA: Fikes, Woodard, Pettey, Halstead, Barbaza, Twait
NAY: None.
ABSENT: Coston
MOTION PASSED WITHOUT OBJECTION.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend Automotive Repair be changed to Not Permitted under the
Land Use Table. Commissioner Woodard SECONDED the motion.
Discussion ensued.
Motion was withdrawn with concurrence of the second.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Retail Marijuana Store be changed to Not Permitted
under the Land Use Table. Commissioner Twait SECONDED the motion.
Discussion ensued.
VOTE ON AMENDMENT:
YEA: Barbaza, Woodard, Twait, Pettey
NAY: Fikes, Halstead
ABSENT: Coston.
MOTION PASSED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Storage Yard be changed to Not Permitted under the
Land Use Table. Commissioner Twait SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Warehouses be changed to Not Permitted under the
Land Use Table. Commissioner Twait SECONDED the motion.
Discussion ensued.
Motion was withdrawn with concurrence of the second.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend the Assisted Living be changed to Not Permitted under the
Land Use Table. Commissioner Twait SECONDED the motion.
Discussion ensued.
VOTE ON AMENDMENT:
YEA: Woodard, Pettey, Barbaza, Twait
NAY: Halstead, Fikes
ABSENT: Coston
MOTION PASSED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Elementary Schools be changed to Not Permitted
under the Land Use Table. Commissioner Twait SECONDED the motion.
Discussion ensued. Commissioner Fikes spoke in opposition.
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February 14, 2024
VOTE ON AMENDMENT:
YEA: Twait, Woodard, Barbaza, Pettey, Halstead
NAY: Fikes
ABSENT: Coston
MOTION PASSED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Governmental Buildings be changed to Not Permitted
under the Land Use Table. Commissioner Woodard SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that High Schools be changed to Not Permitted under the
Land Use Table. Commissioner Twait SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Hospitals be changed to Not Permitted under the Land
Use Table. Commissioner Woodard SECONDED the motion.
Discussion ensued.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Animal Boarding/Commercial Kennel be changed to
Not Permitted under the Land Use Table. Commissioner Woodard SECONDED the motion.
Discussion ensued. Commissioner Twait and Chair Halstead spoke in opposition.
VOTE ON AMENDMENT:
YEA: Pettey, Barbaza
NAY: Halstead, Woodard, Twait, Fikes
ABSENT: Coston
MOTION FAILED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Communications Towers and Antenna(s), Radio/TV
Transmitters/Cell Sites be changed to Not Permitted under the Land Use Table. Commissioner Twait
SECONDED the motion.
VOTE ON AMENDMENT:
YEA: Barbaza, Fikes, Twait, Pettey
NAY: Halstead, Woodard
ABSENT: Coston.
MOTION PASSED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Day Care Centers be changed to Not Permitted under
the Land Use Table. Commissioner Twait SECONDED the motion.
Discussion ensued.
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February 14, 2024
VOTE ON AMENDMENT:
YEA: Pettey, Barbaza
NAY: Twait, Woodard, Halstead, Fikes
ABSENT: Coston
MOTION FAILED.
MOTION TO AMEND:
Commissioner Twait MOVED to recommend Day Care Centers be changed to Conditional Use under
the Land Use Table. Commissioner Pettey SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Twait MOVED to recommend that One-Family Dwelling be changed to Not Permitted
under the Land Use Table. Commissioner Woodard SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Twait MOVED to recommend that Two-, Three-Family Dwelling be changed to Conditional
Use under the Land Use Table. Commissioner Pettey SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend that Fraternal Organizations/Private Clubs/Social Halls and
Union Halls be changed to Not Permitted under the Land Use Table. Commissioner Twait SECONDED
the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
MOTION TO AMEND:
Commissioner Pettey MOVED to recommend Nursing, Convalescent or Rest Homes be changed to Not
Permitted under the Land Use Table. Commissioner Twait SECONDED the motion.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
VOTE ON MAIN MOTION AS AMENDED:
YEA: Twait, Woodard, Pettey, Barbaza, Fikes, Halstead
NAY: None
ABSENT: Coston
MOTION PASSED WITHOUT OBJECTION.
G. UNFINISHED BUSINESS – None.
H. NEW BUSINESS
1. Action/Approval - Granting a Home Occupation Permit to Allow a Home Office and Equipment
Storage for a Cleaning Service Business on a Property Located at 810 Set Net Drive in the
Rural Residential (RR) Zoning District.
Approved by the consent agenda.
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February 14, 2024
I. REPORTS
1. Planning Director– Planning Director Mitchell reported on the following:
Participated in the Kenai Central High School job shadow day.
Attended Realtor Association Event as a guest speaker.
Full-time Planning Technician position has been offered, new employee Brandon
McElrea will be starting February 26th.
Updated layout of online GIS map gallery.
Discussed annual CUP reports and whether they serve a purpose; proposed amending
code to remove requirement.
Last week for the Building Official.
Three CUPs, a home occupation and several plats are in progress.
Implementation of code enforcement software has been delayed.
City departments are preparing for annual budget process.
2. Commission Chair - Chair Halstead noted that he appreciated the good discussion.
3. Kenai Peninsula Borough Planning - Commissioner Fikes reported on recent actions of the
Kenai Peninsula Borough Planning Commission.
4. City Council Liaison - Council Member Douthit reported on recent City Council actions.
J. ADDITIONAL PUBLIC COMMENT
Jeanne Reveal, resident and Harbor Commissioner, thanked the Commission.
K. NEXT MEETING ATTENDANCE NOTIFICATION
1. Next Meeting: February 28, 2024
L. COMMISSION COMMENTS AND QUESTIONS
Commissioner Barbaza thanked the Commission and staff.
Commissioner Pettey thanked Planning Director and stated support for CUP annual report process
amendment for improving efficiency. Noted that it was a good discussion, and expressed
appreciation for the Joint Work Session with the Harbor Commission on the waterfront rezone.
Commissioner Fikes expressed appreciation for the input and discussion from the Commission, said
she supported lightening the load for staff, and thanked Planning Director Mitchell.
M. PENDING ITEMS – None.
N. ADJOURNMENT
O. INFORMATIONAL ITEMS – None.
There being no further business before the Planning & Zoning Commission, the meeting was adjourned
at 9:45 p.m.
I certify the above represents accurate minutes of the Planning & Zoning Commission meeting of
February 14, 2024.
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February 14, 2024
___________________________________
Meghan Thibodeau
Deputy City Clerk
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KENAI PLANNING & ZONING COMMISSION
REGULAR MEETING
FEBRUARY 28, 2024 – 7:00 P.M.
KENAI CITY COUNCIL CHAMBERS
210 FIDALGO AVE., KENAI, AK 99611
CHAIR JOE HALSTEAD, PRESIDING
Planning & Zoning Commission Meeting Page 1 of 3
February 28, 2024
MINUTES
A. CALL TO ORDER
A Regular Meeting of the Kenai Planning & Zoning Commission was held on February 28, 2024, in City
Hall Council Chambers, Kenai, AK. Chair Halstead called the meeting to order at approximately 7:00 p.m.
1. Pledge of Allegiance
Chair Halstead led those assembled in the Pledge of Allegiance.
2. Roll Call
There were present:
Joe Halstead, Chair Gwen Woodard
Glenese Pettey Diane Fikes
Jeff Twait
A quorum was present.
Absent:
Sonja Barbaza John Coston, Vice Chair
Also in attendance were:
Linda Mitchell, Planning Director
Alex Douthit, City Council Liaison
Meghan Thibodeau, Deputy City Clerk
3. Approval of Agenda and Consent Agenda
MOTION:
Commissioner Twait MOVED to approve the agenda and consent agenda. Commissioner Woodard
SECONDED the motion.
The items on the Consent Agenda were read into the record.
Chair Halstead opened the floor for public comment on consent agenda items; there being no one wishing
to be heard, the public comment period was closed.
UNANIMOUS CONSENT was requested.
There being no objection; SO ORDERED.
*All items listed with an asterisk (*) are considered to be routine and non-controversial by the Commission
and will be approved by one motion. There will be no separate discussion of these items unless a
Commission Member so requests, in which case the item will be removed from the Consent Agenda and
considered in its normal sequence on the agenda as part of the General Orders.
B. SCHEDULED PUBLIC COMMENTS - None.
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February 28, 2024
C. UNSCHEDULED PUBLIC COMMENTS - None.
D. CONSIDERATION OF PLATS - None.
E. PUBLIC HEARINGS
1. Resolution No. PZ2024-04 – Granting a Conditional Use Permit Amendment to Allow the
Use of On-Street Parking Spaces to Meet the Off-Street Parking Requirements for the
Performing Arts Center (PZ2023-01) on a Property Located at 475 Daubenspeck Road in
the Light Industrial (IL) Zoning District.
MOTION:
Commissioner Twait MOVED to approve Resolution PZ2024-04. Commissioner Fikes SECONDED the
motion.
Planning Director Mitchell presented her staff report with information provided in the packet, and
explained that the applicants have requested an amendment to their Conditional Use Permit (CUP)
PZ2023-01 for a performing arts center. The amendment would authorize the use of on-street parking
spaces to meet the minimum off-street parking requirements. The criteria for CUPs were reviewed; it
was noted the application met the criteria and City staff recommends approval subject to the original
conditions in the CUP (Resolution No. PZ2023-01).
Chris Parker with K+A Designstudios, applicant and project architect, noted that he was available for
questions.
Chair Halstead opened the floor for public hearing; there being no one wishing to be heard, the public
hearing period was closed.
In response to questions from the Commission, Parker clarified that the parking requirement is based on
the entire theater; that to build additional parking would require a significant budget increase due to the
high water table; that they do not intend to modify any existing on-street parking spaces and will be adding
two new driveways to the facility.
Director Mitchell provided clarification on additional public parking spaces to the south that would help
this use to meet parking requirements, and that these spaces are not designated for the dog park. Further
clarification was provided on the potential for future use of other on-street parking spaces.
VOTE:
YEA: Fikes, Twait, Woodard, Pettey, Halstead
NAY: None
ABSENT: Barbaza, Coston
MOTION PASSED WITHOUT OBJECTION.
Chair Halstead noted the 15-day appeal period.
F. UNFINISHED BUSINESS – None.
G. NEW BUSINESS
1. *Action/Approval - Granting a Home Occupation Permit to Allow an Assisted Living for Up
to Two (2) Persons on a Property Located at 5743 Kenai Spur in the Limited Commercial
(LC) Zoning District.
Approved by the Consent Agenda.
2. Discussion/Action – Annual Work Plan for Planning and Zoning Commission
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February 28, 2024
Planning Director Mitchell provided the Commission with a list of Planning & Zoning Commission goals
that have been drafted for FY2025. She explained their intent and current status, giving the Commission
the opportunity to review and recommended changes.
The Commission did not recommend additional goals or changes.
H. REPORTS
1. Planning Director – Planning Director Mitchell reported on the following:
Planning Technician Brandon McElrea started this week.
Online training courses from Michigan University have been emailed to all
commissioners.
2. Commission Chair – Chair Halstead expressed appreciation for staff.
3. Kenai Peninsula Borough Planning – Commissioner Fikes reported on recent actions of the
Kenai Peninsula Borough Planning Commission Meeting.
4. City Council – Council Member Douthit reported on recent actions of the City Council.
I. ADDITIONAL PUBLIC COMMENT – None.
J. NEXT MEETING ATTENDANCE NOTIFICATION
1. Next Meeting: March 13, 2024
Commissioner Pettey noted she would be absent for the March 13th regular meeting and the March 20th
City Council joint work session.
K. COMMISSION COMMENTS AND QUESTIONS
Commissioner Woodard noted that she found the previous work session helpful.
Commissioner Pettey expressed appreciation for Director Mitchell’s CUP process updates. Stated
support for the parking exception granted through PZ2024-04.
L. PENDING ITEMS – None.
M. ADJOURNMENT
N. INFORMATIONAL ITEMS – None.
There being no further business before the Planning & Zoning Commission, the meeting was adjourned
at 8:06 p.m.
I certify the above represents accurate minutes of the Planning & Zoning Commission meeting of
February 28, 2024.
___________________________________
Meghan Thibodeau
Deputy City Clerk
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_____________________________________________________________________________________
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2024-06
A RESOLUTION RECOMMENDING THAT PRELIMINARY PLAT FOR MOMMSEN’S 2024
REPLAT ATTACHED HERETO BE DENIED.
PROPERTY ADDRESSES: 1018 Third Street and 1019 Fourth Street
LEGAL DESCRIPTIONS: Lot 2 Block 4 and Lot 2 Block 3, Mommsen’s
Additions No’s 1 & 2 Replat
KPB PARCEL NUMBERS: 03913109 and 03913116
WHEREAS, the City of Kenai received a preliminary plat from McLane Consulting, Inc. on behalf
of the property owners, Emmet F. Heidemann & Corinne Heidemann Revocable Trust Declaration
And Kenai Peninsula Borough for a parcel merger of Lot 2 Block 4 and Lot 2 Block 3, Mommsen’s
Additions No’s 1 & 2 Replat; and,
WHEREAS, the preliminary plat does not meet the Kenai Municipal Code (KMC) preliminary plat
requirements; and,
WHEREAS, the preliminary plat does meet the development requirements for the Suburban
Residential (RS) zoning district; and
WHEREAS, the existing street names are referenced correctly; and,
WHEREAS, the merged lot will have access from Third Street or Fourth Street, unimproved rights-
of-way; and
WHEREAS, City water and sewer lines are available to the lot; and,
WHEREAS, an installation agreement is not required; and,
WHEREAS, the Planning and Zoning Commission finds the proposed preliminary plat does not
meet all of the following Title 14 of Kenai Municipal Code (KMC) sections:
1. Pursuant to KMC 14.10.070 Subdivision design standards, the preliminary plat does not
conform to the requirements outlined in subsections (e)(1) and (e)(2) KMC 14.10.070(e)
Lots as follows.
(e) Lots.
X
K~NAI
Page 14
Resolution No. PZ2024-06
Page 2 of 3
(1) The lot arrangement and design shall be such that all lots will provide
satisfactory and desirable building sites, properly related to topography and
the character of surrounding development.
(2) All sidelines of lots shall be at right angles to straight street lines and
radial to curved street lines, except where a variation to this rule will provide
a better street and lot layout. Lots with double frontage shall be avoided.
The preliminary plat would merge two (2) lots and create a double frontage lot. The above-
mentioned code section does not prohibit a double frontage lot as there are
circumstances, where a double frontage lot may be supported to either provide additional
access or the topography creates a hardship in developing the lot. Approximately two-
thirds (2/3) of Fourth Street right-of-way is undeveloped and no building permits have been
issued for a dwelling unit on the west side of Fourth Street. Approximately two-thirds (2/3)
of Third Street is a gravel road with only two (2) properties having legally constructed
dwelling units. City water lines runs between the proposed lots to be merged. The nearest
sewer line is approximately 450 feet away. It is beyond the 200 feet distance, where
connection to the City’s sewer system is required. The development of a dwelling unit on
the subject lot merger along Third Street and Fourth Street would require a septic system
and access improvements unless the City creates an improvement district and assess
each lot accordingly. The existing lot sizes of the proposed lots to be merged are sufficient
to be developed as-is. The lot merger would create a double frontage lot but also have a
20-foot utility easement down the middle of the proposed lot merger due to the existing
water line, which makes the buildable area limited to either side of the utility easements.
Furthermore, a double frontage lot off Third Street and Fourth Street would create an
inconsistent street frontage of development along Third Street and Fourth Street. With a
double frontage lot, a dwelling unit can be situated along Third Street or Fourth Street.
The development of the block face along Third Street or Fourth Street can either be
dwelling units or rear yards. There are several property owners who owns a lot on Third
Street and Fourth Street and this may set a precedence on mergers and create double
frontage lots in this neighborhood and potentially change the character of the future
development of these two (2) block faces along Third Street and Fourth Street between
Redoubt Avenue and Florida Avenue.
2. Pursuant to KMC 14.10.080 Minimum improvement required, the preliminary plat is
eliminating a lot line with the 20-foot utility easement to remain down the center of the lot
merger for the existing water line. In the Mommsen’s Additions No’s 1 & 2 Replat, there is
a note about assessment that all lots in each subdivision shall be subject to the
assessment for any of the improvements of water, sewer, sidewalks, or drainage, when
installed at a future time by the City of Kenai or the developer. 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.
Page 15
Resolution No. PZ2024-06
Page 3 of 3
NOW, THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION
OF THE CITY OF KENAI, ALASKA:
Section 1. That the preliminary plat of Mommsen’s 2024 Replat for a lot merger of Lot 2 Block
4 and Lot 2 Block 3, Mommsen’s Additions No’s 1 & 2 Replat be denied as it does not meet all of
the requirements of KMC Section 14.10.070 Subdivision Design Standards.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 13TH DAY OF FEBRUARY, 2024.
JOE HALSTEAD, CHAIRPERSON
ATTEST:
______________________________________
Meghan Thibodeau, Deputy City Clerk
Page 16
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Page 17
STAFF REPORT
PLANNING & ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Linda Mitchell, Planning Director
DATE: March 8, 2024
SUBJECT: Resolution No. PZ2024-06 – Preliminary Plat – Mommsen’s 2024 Replat
Request The applicant is proposing a preliminary plat to merge two (2) lots.
Staff
Recommendation
Adopt Resolution No. PZ2024-06 recommending denial of Preliminary
Plat – Mommsen’s 2024 Replat for a lot merger of Lot 2 Block 4 and Lot
2 Block 3, Mommsen’s Additions No’s 1 & 2 Replat
Applicant: McLane Consulting, Inc.
Attn: James Hall
P.O. Box 468
Soldotna, AK 99669
Property Owners: Emmet F. Heidemann & Corinne Heidemann Revocable Trust
Declaration
Kenai Peninsula Borough
Legal Descriptions: Lot 2 Block 4 and Lot 2 Block 3, Mommsen’s Additions No’s 1 & 2
Replat
Property Addresses: 1018 Third Street
1019 Fourth Street
KPB Parcel Nos.: 03913109 and 03913116
Combined Area: 0.517 acre
Zoning District: Suburban Residential (RS)
Surrounding Uses: North –Vacant; South – Vacant; West – Single-Family Dwelling; East –
Vacant
Ki;NAI
Page 18
Resolution No. PZ2024-06
Preliminary Plat
Mommsen’s 2024 Replat Page 2 of 4
SUMMARY
The City received a preliminary plat from McLane Consulting, Inc. on behalf of the property owners
for a parcel merger of Lot 2 Block 4 and Lot 2 Block 3, Mommsen’s Additions No’s 1 & 2 Replat.
The subject parcels are located near the north intersections of Florida Avenue and Third Street,
and Florida Avenue and Fourth Street. Both lots are vacant. The proposed lot merger will be
adjacent to a single-family dwelling to the west and vacant lots. The lot area for the combined lots
would be approximately 0.517 acre.
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. The design and layout of all subdivisions shall conform
with the requirements of KMC Section 14.10.070 Subdivision Design Standards.
ANALYSIS
The proposed lot merger does not generally meet the subdivision design standards when it comes
to the lot design as outlined in subsections (e)(1) and (e)(2) KMC 14.10.070(e) Lots, as follows.
(e) Lots.
(1) The lot arrangement and design shall be such that all lots will provide
satisfactory and desirable building sites, properly related to topography and the
character of surrounding development.
(2) All sidelines of lots shall be at right angles to straight street lines and radial to
curved street lines, except where a variation to this rule will provide a better street
and lot layout. Lots with double frontage shall be avoided.
The preliminary plat would merge two (2) lots and create a double frontage lot. The above-
mentioned code section does not prohibit a double frontage lot as there are circumstances, where
a double frontage lot may be supported to either provide additional access or the topography
creates a hardship in developing the lot. Approximately two-thirds (2/3) of Fourth Street right-of-
way is undeveloped and no building permits have been issued for a dwelling unit on the west side
of Fourth Street. Approximately two-thirds (2/3) of Third Street is a gravel road with only two (2)
properties having legally constructed dwelling units. City water lines runs between the proposed
lots to be merged as shown in Figure 1 on the next page. The nearest sewer line is approximately
450 feet away. It is beyond the 200 feet distance, where connection to the City’s sewer system is
required. The development of a dwelling unit on the subject lot merger along Third Street and
Fourth Street would require a septic system and access improvements unless the City creates an
improvement district and assess each lot accordingly. Staff finds that the existing lot sizes of the
proposed lots to be merged are sufficient to be developed as-is. The lot merger would create a
double frontage lot but also have a 20-foot utility easement down the middle of the proposed lot
merger due to the existing water line, which makes the buildable area limited to either side of the
utility easements.
Furthermore, staff finds that a double frontage lot off Third Street and Fourth Street would create
an inconsistent street frontage of development along Third Street and Fourth Street. With a double
frontage lot, a dwelling unit can be situated along Third Street or Fourth Street. The development
of the block face along Third Street or Fourth Street can either be dwelling units or rear yards.
There are several property owners who owns a lot on Third Street and Fourth Street and this may
set a precedence on mergers and create double frontage lots in this neighborhood and potentially
Page 19
Resolution No. PZ2024-06
Preliminary Plat
Mommsen’s 2024 Replat Page 3 of 4
change the character of the future development of these two (2) block faces along Third Street
and Fourth Street between Redoubt Avenue and Florida Avenue.
Figure 1 City Water and Sewer Lines
One of the property owners of the lot merger, Emmet F. Heidemann & Corinne Heidemann
Revocable Trust Declaration owns four (4) contiguous properties south the subject lot, 1018 Third
Street. A parcel merger for lots along the same street frontage would maintain the streetscape of
the neighborhood and increase the lot size. The lot merger would not provide usable access along
Fourth Street since it would need to be improved. Staff finds the lot merger would create a
variation that will not result in a better street or lot layout. Therefore, staff finds that the proposed
preliminary plat to merger Lot 2 Block 4 and Lot 2 Block 3, Mommsen’s Additions No’s 1 & 2
Replat does not conform with the requirements of subsections (e)(1) and (e)(2) KMC 14.10.070(e)
Lots.
Staff finds that the proposed preliminary plat does not meet all of the following Title 14 of Kenai
Municipal Code (KMC) sections.
1. Pursuant to KMC 14.10.070 Subdivision design standards, the preliminary plat does not
conform to the requirements outlined in subsections (e)(1) and (e)(2) KMC 14.10.070(e)
Lots.
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Page 20
Resolution No. PZ2024-06
Preliminary Plat
Mommsen’s 2024 Replat Page 4 of 4
2. Pursuant to KMC 14.10.080 Minimum improvement required, the preliminary plat is
eliminating a lot line with the 20-foot utility easement to remain down the center of the lot
merger for the existing water line. In the Mommsen’s Additions No’s 1 & 2 Replat, there is
a note about assessment that all lots in each subdivision shall be subject to the
assessment for any of the improvements of water, sewer, sidewalks, or drainage, when
installed at a future time by the City of Kenai or the developer. 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 Mommsen’s 2024 Replat to merge Lot 2 Block 4
and Lot 2 Block 4 of Mommsen’s Additions Nos 1 & 2 Replat does not meet all of the requirements
of KMC Section 14.10.070 Subdivision Design Standards, and hereby recommends that the
Planning and Zoning Commission recommends denial of Resolution No. PZ2024-06 to Kenai
Peninsula Borough.
ATTACHMENTS
Aerial Map
Preliminary Plat, Mommsen’s 2024 Replat
Application with Certificate of Plat
Mommsen’s Additions No’s 1 & 2 Replat
Page 21
Kl;NAI
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PZ2024-06 -Preliminary Plat
Mommsen's 2024 Replat
1018 Third St. and 1019 Fourth St.
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Page 22
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Page 23
El ED
Cl E
McLAN E
JAN 2 3 2024
CONSUL TING, INC.
P.O. Box 468 Soldotna, Alaska 996 6
(907) 283-4218 fax (907) 283-3265
To: City of Kenai
Planning Department
210 Fidalgo Ave
Kenai, AK 99611
We are sending you: 00 Attached
Copies Description
-.:--=-------------------,
DATE: 1/23/2024 JOB # 242003
ATTENTION: Planning Dept.
RE: Mommsen's 2024 .Replat
Prelirn"Plat
From: James Hall
□ Under separate Cover
Via: Email
1 Plat Ci ty of Kenai / KPB Submittal Form
1 Preliminary Plat-Full Scale
2 Prelim inan1 Plat-11x17
1 Certificate to Plat
Reason for Transmittal Checked Below:
00 FOR APPROVAL O As REQUESTED
~ FOR YouR USE D APPROVED As NOTED
Remarks:
0 APPROVED AS SUBMITTED 0 REVIEW/COMMENT
0 RETURNED FOR CORRECTIONS
Copy to: File Signed: James ------------------~--------
Page 24
Stewart Title of the 'l(piai tPeninsu(a, Inc.
Mclane Consulting, Inc.
PO Box468
Soldotna, AK 99669
Attention: James Hall
Gentlemen:
35681 Kenai Spur Hwy., Unit B
Soldotna, AK 99669
Tel: (907) 260·8031 Fax: (907) 260-8036
CERTIFICATE TO PLAT
File Number: 23606
Premium: $250.00
Tax:
This is a certificate as of December 15, 2023 at 8 :00 A. M. for a plat out of the following property:
PARCEL 1:
Lot Two (2), Block Four (4), MOMMSEN'S ADDITION NO. 1, REPLAT OF ADDITION NOS. 1 AND 2, according to
Plat No. K-1355 , Kenai Recording District, Third Judicial District, State of Alaska.
PARCEL 2:
Lot Two (2), Block Three (3), MOMMSEN'S ADDITION NO. 2, REPLAT OF MOMMSEN'S ADDITION NOS. 1 AND
2, according to Plat No. K-1355, Kenai Recording District, Third Judicial District, State of Alaska.
The Company certifies that record title is vested in
Emmet F. Heidemann & Corinne Heidemann Revocable Trust Declaration dated October 7, 2005, as to Parcel 1
and Kenai Peninsula Borough, an Alaska municipal corporation as to Parcel 2
an estate in fee simple, free from all liens, encumbrances, and objections except for as follows:
1 . RESERVAilONS and exceptions as contained in U.S. Patent, and/or acts authorizing the issuance
thereof.
2. TAXES AND ASSESSMENTS, if any due the taxing authority indicated
Taxing Authority: City of Kenai
3. TAXES AND ASSESSMENTS, if any, due the taxing authority indicated:
Taxing Authority: KENAI PENINSULA BOROUGH
4. EASEMENT for electric lines or system and/or telephone lines together with right to enter, maintain, repair
and clear shrubbery :
Recorded: June 5, 1958
Volume/Page: Misc. 2/34
Granted To : Kenai Power Corporation
Affects: General Easement, no definite location disclosed
assigned to the City of Kenai by Instrument recorded December 31, 1963 in Book 11 at Page 188.
5. EASEMENTS, SET-BACKS AND DEDICATIONS as delineated on Plat No. K-1355.
EFFECT of the notes on said Plat No. K-1355.
6 . COVENANTS, CONDITJQNS AND RESTRICTIONS , including the tenns and provisions thereof, but
deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on
race, color, religion, sex, handicap, familial status or national origin to the extent such Covenant, condition
or restriction violates 42 USC 3604 (c), as contained in an instrument
Certificate to Plat KB1 File No.: 23606
Page 25
Recorded: April 3, 1964
Volume/Page: 13/48
AND AMENDMENTS thereto:
Recorded: May 23, 1966
Volume/Page: 22/62
Recorded:
Volume/Page:
Recorded:
Volume/Page:
Recorded:
Volume/Page:
June 10, 1966
22/146
September 16, 1966
23/200
June 24, 1975
85/364
7. RESERVATION of oil, gas and mineral rights constructive notice of which is given by recital in deed:
Recorded: April 19, 1966
Volume/Page: 38/112
FURTHER, no other examination of the excepted title to minerals has been made herein and no insurance
nor responsibility therefore is implied or assumed.
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 9D-38 upon notification
from surveyor.
Certificate to Plat KB1 FIie No.: 23606
Page 26
City of Kenai
i p '/
Planning and Zoning Department
Preliminary Plat 210 Fldalgo Avenue
Kenai, AK 99611
.J. "-Submittal Form (907) 283-8200
plan n ing@kenai. city
www. kenai . cityfplan ning
~~(~ ...... ~]
Name: Mclane Consulting
Mailing Address: POBOX468 City: I Soldotna State: IAK IZip Code: 199669
Phone Number(s): 907-283-4218
Email: JHALL@MCLANECG.COM
W~l•l'J'NI==,
Name: Heidemann
Malling Address: 1018 Third st City: I Kenai State: IAK IZip Code: I 99611
Phone Number(s):
Email:
I . •-~--·-~-., • ,.~ 71 I.ti
Kenai Peninsula Borough Parcel #: 03913109 & 03913116
Current City Zoning: SUBURBAN RESIDENTIAL
Use: !l Residential □ Recreational □ Commercial
□ Other:
Wat.er: D On Site Ii City □ Community
Sewer: □ On Site ■ City D Comrrunity
.... ,~ --N l~~A~~i~f nrori,
Preliminary Plat Name: MOMMSEN'S 2024 REPLAT
Revised Preliminary Plat Name:
Vacation of Public Right-of-Way: □Yes ii No
Street Name (if vacating ROW):
Exceptions Required and Requested:
Comments:
--~, .. ·1 U-'~
■ Certificate to Plat ~ (1) 24" x 36" Plat 11 (2) 11" x 17" Plats
·~~tfmi.:;• ~-ff_ l ~--, ~·
Signature: ?"" -. -~~ I Date: II 7 0L 2A ~c./
Print Name: £ ..... ..,,.£_,'(""'" -;N 4 lk',... ITitJe/Business: .;,,
Page 27
City of Kenai
J(? Planning and Zoning Department
Preliminary Plat 210 Fidalgo Avenue
Kenal, AK 99611 Submittal Form (007) 283-8200 I
planning@kenal "city
·www.ken.ai.cify/planning
~~W!.li.t..11
,.._ -~.::•'~., -
Name: Mclane Consulting
Mailing Address: POBOX468 City: I Soldotna State: !AK !Zip .Code: 199669
Phone Number(s): 907-283-4218
Email: JHALL@MCLANECG.COM
-
t;,1:s1.eu:,::1~•w1e1mm1~ :.a _. ..
Name: Heidemann f /4,,,.; A-.~ .. 1~'-S-.,.,j l.
Mailing Address: 1018 Third St City: I Kenai State: I AK JZi p Code: I 99611
Phone Number(s): lt:/VA/ Q-ik, G, J;IJ,A,... ffj&9 9U7Jlyzto6
Emai l: #lllfl4~ #4,UJ
!.,!.l:l.1!:a::al:.a.nJlll11::le1 •Jm•••lll[.lt'II -.-
Kenai Peninsula Borough Parcel #: 03913109 & 03913116
C urrent City Zoning: SUBURBAN RESIDENTIAL
Use-: !l Residential □ 'Recreational □ Commercial
□ Other:
W ater: □ On Site II City □ Community
Sewer: □ On Site ■City □ Community
~1"1::1•1:l1l1f~ ' Preliminary Plat Name: MOMMSEN'S 2024 REPLAT
Revised Preliminary Plat Name:
Vacation of Public Right-of-Way: □Yes ii No
Street Name Qf vacating ROW):
Exceptions Required and Requested:
Comments:
(;::12'•1Vn:.J::::f1](;1f'•••-=rn•~ .
■ Certificate to Plat ~ (1) 24• X 38" Rat ■ (2) 11" x 17'' Plats
., §Jl't])'.:l;!' }f.J~.-f~
S ignature: -,4'£.._ / ✓~ I Date: I //t t l 'l Y
Pr int Name: ;/,t1/ICCJJ ~ #fclClU.ll. !Title/Business: .KPP l.1,,-,lut-.MJfW,..
Page 28
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Page 29
_____________________________________________________________________________________
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2024-07
A RESOLUTION RECOMMENDING THAT PRELIMINARY PLAT FOR MICHAEL J. PELCH
HOMESTEAD JR. ADDITION NO. 4 ATTACHED HERETO BE APPROVED.
PROPERTY ADDRESSES: 3713 and 3936 Beaver Loop Road
LEGAL DESCRIPTION: Tracts G, A-1, A-2, and A-3, Michael J. Pelch
Homestead Jr. Addition No. 3
KPB PARCEL NUMBERS: 04949047, -48, -49, and -53
WHEREAS, the City of Kenai received a preliminary plat from McLane Consulting, Inc. on behalf
of the property owner, Michael J. Pelch Jr. for a replat of Tracts G, A-1, A-2, and A-3, Michael J.
Pelch Homestead Jr. Addition No. 3; and,
WHEREAS, the preliminary plat meets the minimum lot width and minimum lot depth
requirements as outlined in Kenai Municipal Code (KMC) Section 14.10.070(d)(2); and,
WHEREAS, the existing street names are referenced correctly; and,
WHEREAS, the proposed tracts and lots will have access from Beaver Loop Road (paved and
City-maintained road), Pelch Drive/Oneday Lane (gravel and not City-maintained road), and Nogo
Avenue (undeveloped road); and,
WHEREAS, City water and sewer lines are not available to the tracts and lots; 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 for replat
into seven (7) lot subdivision, subject to the listed conditions, conforms to the minimum
street widths, provides utilities/access easements, provides a satisfactory and desirable
building sites, and the on-site water and wastewater systems will be subject to the
regulatory requirements of ADEC.
2. Pursuant to KMC 14.10.080 Minimum improvement required, the preliminary plat is a
replat of a subdivision that had dedicated rights-of-way and determined acceptable
access, subject to the listed conditions. Therefore, an installation agreement is not
required.
~
Ki;NAI
Page 30
Resolution No. PZ2024-07
Page 2 of 2
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the RR zoning district.
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat for a seven (7)
lot subdivision meets City standards for minimum lot width/depth 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 preliminary plat Michael J. Pelch Homestead Jr. Addition No. 4 for a replat of
Tracts G, A-1, A-2, and A-3, Michael J. Pelch Homestead Jr. Addition No. 3 into seven (7) lots to
be approved subject to the following conditions.
1. Further development of the property will conform to all federal, State of Alaska, and local
regulations.
2. Remove Note 6 on the preliminary plat as the State no longer maintained the right-of-way
affecting the preliminary plat and renumber accordingly.
3. The developer will install a T-shaped turnaround, also known as a hammerhead, as an
acceptable alternative for emergency service vehicles or other large trucks to complete a
turnaround.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 13TH DAY OF MARCH, 2024.
JOE HALSTEAD, CHAIRPERSON
ATTEST:
______________________________________
Meghan Thibodeau, Deputy City Clerk
Page 31
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Page 32
STAFF REPORT
PLANNING & ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Linda Mitchell, Planning Director
DATE: March 8, 2024
SUBJECT: Resolution No. PZ2024-07 – Preliminary Plat – Michael J. Pelch Homestead
Jr. Addition No. 4
Request The applicant is proposing a preliminary plat to replat Tracts G, A-1, A-
2, and A-3, Michael J. Pelch Homestead Jr. Addition No. 3.
Staff
Recommendation
Adopt Resolution No. PZ2024-07 recommending approval of
Preliminary Plat – Michael J. Pelch Homestead Jr. Addition No. 4 for a
replat of four (4) lots into seven (7) lots.
Applicant: McLane Consulting, Inc.
Attn: James Hall
P.O. Box 468
Soldotna, AK 99669
Property Owner: Michael J. Pelch Jr.
Legal Description: Tracts G, A-1, A-2, and A-3, Michael J. Pelch Homestead Jr. Addition
No. 3
Property Addresses: 3713 and 3936 Beaver Loop Road
KPB Parcel Nos.: 04949047, -48, -49, and -53
Zoning District: Rural Residential (RR)
Land Use Plan: Low Density Residential (LDR)
Surrounding Uses: Gravel Pits, Residential, and Vacant Lots
SUMMARY
The City received a preliminary plat from McLane Consulting, Inc. on behalf of the property owner
for a replat of Tracts G, A-1, A-2, and A-3, Michael J. Pelch Homestead Jr. Addition No. 3 into
seven (7) lots. The subject tracts are located along Beaver Loop Road between Ames Road and
Ki;NAI
Page 33
Resolution No. PZ2024-07
Preliminary Plat
Michael J. Pelch Homestead Jr. Addition No. 4 Page 2 of 3
Hollier Street, and near the intersection of Beaver Loop Road and Pelch Drive. The subject tracts
are vacant and proposed use is residential as noted on the plat application.
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 replat meets the minimum lot size requirement of 20,000 square feet for the Rural
Residential (RR) zoning district. The proposed lots and tracts range in size from approximately
1.165 acres to 61.924 acres, with majority of the parcels having lot sizes less than 3.5 acres. The
minimum lot width is 60 feet and Tract A-5 would not meet the City’s definition of lot width;
however, PZ2018-22 for Preliminary Plat, Michael J. Pelch Homestead Jr. Addition No. 3
identified Tract A-2 (proposed as Tract A-5) as a flag lot pursuant to Kenai Peninsula Borough
Code as it has an access portion less than 60 feet wide and greater than 20 feet wide but does
not exceed 150 feet in length. As a result, a note was added to identify any flag lots. This note is
carried over to the proposed preliminary plat as Note 7.
City water and sewer services are not available in this area. Property owner(s) will need to install
private wells and septic systems. The septic systems must meet the regulatory requirements of
the State of Alaska, Department of Environmental Conversation (ADEC).
Access to the proposed Tracts A-4, A-5, A-6, and A-7 is provided via Beaver Loop Road, which
is a paved and City-maintained road. Ownership of Beaver Loop Road was transfer from the State
to the City in 2020; therefore, Note 6 should be removed.
Access to Lot 4 is provided via Oneday Lane, a gravel but not City-maintained road. Access to
Lot 5 is provided via Nogo Avenue, an undeveloped road. Lots 4 and 5 requires access to its
adjacent road/street from Pelch Drive, a gravel but not a City-maintained road. In Resolution No.
PZ2018-22, an alternative to a cul-de-sac option was granted at the end of Pelch Drive to install
a T-shaped turnaround, also known as a hammerhead, for emergency service vehicles or other
large trucks to complete a turnaround. This condition should be carried over to the proposed
preliminary plat (see Condition No. 3).
All rights-of-way within the proposed preliminary plat were previously dedicated and an installation
agreement was not required at that time. The Public Works Director reviewed the preliminary plat
and had no comments. Therefore, staff finds that an installation agreement is not required for the
proposed preliminary plat.
Staff finds that the preliminary plat for a replat of Tracts G, A-1, A-2, and A-3, Michael J. Pelch
Homestead Jr. Addition No. 3 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 for replat
into seven (7) lot subdivision, subject to the listed conditions, conforms to the minimum
street widths, provides utilities/access easements, provides a satisfactory and desirable
building sites, and the on-site water and wastewater systems will be subject to the
regulatory requirements of ADEC.
Page 34
Resolution No. PZ2024-07
Preliminary Plat
Michael J. Pelch Homestead Jr. Addition No. 4 Page 3 of 3
2. Pursuant to KMC 14.10.080 Minimum improvement required, the preliminary plat is a
replat of a subdivision that had dedicated rights-of-way and determined acceptable
access, subject to the listed conditions. 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 RR zoning district.
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat for a seven (7)
lot subdivision meets City standards for minimum lot width/depth 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 Michael J. Pelch Homestead Jr. Addition No. 4
to replat Tracts G, A-1, A-2, and A-3, Michael J. Pelch Homestead Jr. Addition No. 3 into seven
(7) lots meets the general standards of Kenai Municipal Code (KMC), 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. PZ2024-07 for a
replat of Tracts G, A-1, A-2, and A-3, Michael J. Pelch Homestead Jr. Addition No. 3 to Kenai
Peninsula Borough, subject to the following conditions.
1. Further development of the property will conform to all federal, State of Alaska, and local
regulations.
2. Remove Note 6 on the preliminary plat as the State no longer maintained the right-of-way
affecting the preliminary plat and renumber accordingly.
3. The developer will install a T-shaped turnaround, also known as a hammerhead, as an
acceptable alternative for emergency service vehicles or other large trucks to complete a
turnaround.
ATTACHMENTS
Aerial Map
Preliminary Plat, Michael J. Pelch Homestead Jr. Addition No. 4
Application with Certificate of Plat and Supplement Document
Final Plat, Michael J. Pelch Homestead Jr. Addition No. 3
Resolution No. PZ2018-22
Page 35
K~NAI
PZ2024-07 -Preliminary Plat
Michael J. Pelch Homestead Jr.
Addition No. 4
Zoning
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ENGINEERING - TESTING
SURVEYING - MAPPING
P.O. BOX 468
SOLDOTNA, AK. 99669
VOICE: (907) 283-4218
FAX: (907) 283-3265
WWW.MCLANECG.COM
MICHAEL J. PELCH HOMESTEAD JR.
ADDITION No.4
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NOTES
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Page 37
RFrE VE D
CITY C,-KENAI
FEB o 2024
Pl
McLAf~lE
ming
~-
---~ -·----..... ---
LETIER-OFTRAlf,fSMITTAL I ,=f
CONSUL TING, INC.
P.O. Box 468 Soldotna, Alaska 99669
(907) 283-421 B fax (907} 283-3265
To:
Ci tv of Kenai
Planning and Zoning Department
210 Fidalgo Avenue
Kenai, Alaska 99611
We are sending you: ~ Attached
Co oies Descri otion
-.. -, I
. ~ _) I
DATE: FEBRUARY 1, 2024 JOB# 242004
ATTENTION: Platting and Zoning De partment
Michael J. Pelch Homestad Jr Addition
No.4
RE:
KBP File 2024-xxx
PREUM
From: James Hall
□ Under separate Cover
Via: Delivered
1 Blackline Prelim Plat full size
2 Prelim Plat 11x17" size
Reason for Transmittal Checked Below:
~ FOR APPROVAL O As REQUESTED
00 FOR YOUR USE O APPROVED As NOTED
Remarks:
CfP was emailed February 1st, 2024.
□ APPROVED AS SUBMITTED 0 REVIEW/COMMENT
□ RETURNED FOR CORRECTIONS
Copy to: _F_il_e _________________ Signed: ~J~a_mc_s _____ _
Page 38
City of Kenai
(? p nmn and Zoning Department
Preliminary Plat 210 Fidalgo Avenue
Kenai, AK B9611
Submittal Form (007) 283-8200
pfanning@kenai.city
WWW kerrai.cityfplanning
~.ri1.ff..,_•1,,111ri:;,1:"•eJ.tillll
Name: Mclane Consulting
Mailing Address: POBOX468 City: I Soldotna State: j AK jZip Code: j 99669
Phone Number(s): 907-28~4218
Email: JHALL@MCLANECG.COM
~ 1~~0•··•1.•1~;J
Name: MICHAEL PELCH
Mailing Address: 3230 HARLOW RD City:I EUGENE State: (OR JZip Code: 197401
Phone Number(s): Si/I ~'{.s O'J'6'7
Erm.ii: .J ~ P~ l c;l.1 £Et, Co 1Jl<.AS-t, N~+
:l:i II ii
Kenai Peninsula Borough Parcel#: 04949047, 048, 049 &. 053
Current City Zoning: RR
Use: !I Residential □ Recreational □ Commercial
□ other:
Water: l!I On Site □ City D Community
Sewer; l!JOnSite □City D Community
:l -l•l ·-
Preliminary Plat Name: MICHAEL J. PELCH HOMESTEAD JR ADDITION No.4
Revised Preliminary Plat Name:
Vacation of Public Right-of-Way: □Yes ■No
Street Name (if vacating ROW}:
Exceptions Required and Requested:
Comments:
L . ::;: ' --~ II Certificate to Plat II (1) 24" x 36" Plat II (2) 11" )( 1 r Plats
I -
Signature: 111,, b c.c; Q ,I p..,, lic."1 I Date: 1,-~1-z'1
Print Name: M i l 11 t4. t ' J ..P,? 'C, l1 I Title/Business: O£v1~h. .,_,
Page 39
Stewart Pit{e of the 'l(enai <Peninsu(a, Inc.
35681 Kenai Spur Hwy., Unit B
Mclane Consulting, Inc.
PO Box468
Soldotna, AK 99669
Attention: James Hall
Gentlemen:
Soldotna, AK 99669
Tel: (907) 260-8031 Fax: (907) 260-8036
CERTIFICATE TO PLAT
This is a certificate as of January 15, 2024 at 8:00 A.M. for a plat out of the following property:
File Number: 23666
Premium: $250.00
Tax:
Tracts "G", "A" One (A-1), "A" Two (A-2), and "A" Three (A-3), MICHAEL J. PELCH HOMESTEAD JR.
ADDITION NO. 3, according to Plat No. 2019-48, Kenai Recording District, Third Judicial District, State of Alaska.
The Company certifies that record title is vested in
Michael J. Pelch Jr.
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. TAXES AND ASSESSMENTS, if any due the taxing authority indicated:
Taxing Authority: City of Kenai
3. TAXES AND ASSESSMENTS, if any, due the taxing authority indicated:
Taxing Authority: KENAI PENINSULA BOROUGH
4. RESERVATION OF EASEMENT for highway purposes, and any assignments or uses thereof for
recreational, utility or other purposes, as disclosed by Public Land Order No. 601, dated August 10, 1949
and amended by Public Land Order No. 757, dated October 10, 1959; Public Land Order No. 1613, dated
April 7, 1958; and Department of the Interior Order No. 2665, dated October 16, 1951, Amendment No. 1
thereto, dated July 17, 1952 and Amendment No. 2 thereto, dated September 15, 1956, filed in the
Federal Register.
5. AN OIL AND GAS ·LEASE affecting the above interest under the terms, covenants and conditions therein
provided:
Dated:
Lessor:
Lessee:
Recorded:
Volume/Page:
July 6, 1983
Michael John Pelch, et al
James W. White, et al
September 26, 1986
297/6
FURTHER, no other examination of the excepted title to minerals has been made herein and no insurance
nor responsibility therefore is implied or assumed.
6. KENAI PENINSULA BOROUGH PLAT WArvER RESOLUTION 93-05:
Recorded: February 9, 1993
Serial No.: 1993-0830
7. EASEMENTS, SET-BACKS AND DEDICATIONS as delineated on Plat No. 2019-48.
Certificate to Plat KB 1 File No.: 23666
Page 40
8. EFFECT of the notes on said Plat No. 2019-48.
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 KB1 File No.: 23666
Page 41
,--¾ CORNER
,w _ FOUND 3-f ~ ~ I AL. MONUMENT
i--l'i ~1994 6089-S
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SECTION 35
SECTION 2
S89"51 '03"E
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2571.34'
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¾ CORNER
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BRASS CAP
IN MON BOX,
NO LID,
ILLEGIBLE
FOUND C1/4
SECTION 2
3-l" AL.
,---------------,------1914 ,------------------------, .
\
NOGO AVENUE 30 R/W •34 FOUND CE 1/15 EXISTING GRAVEL . I
I
: 3-f ALUMINUM ACCESS RD. PRIVATE /
MONUMENT EASEMENT PER BOOK /. • MONUMENT
610-S 1982
30' R/W I
: 10' UTILITY EASEMENT 4537 -S 2018 297, PAGE 6 KRD /. ~ GRANTED PER THIS
KN 83-537
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36
VICINITY MAP
Scale 1 '' = 1 Mile
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NOTES
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1. WATER SUPPLY AND SEWAGE DISPOSAL SYSTEMS SHALL BE
PERMITTED ONLY IN CONFORMANCE WITH APPLICABLE
REQUIREMENTS OF 18 AAC 72 AND 18 AAC 80.
2. NO PERMANENT STRUCTURE SHALL BE CONSTRUCTED OR
PLACED WITHIN A UTILITY EASEMENT WHICH WOULD INTERFERE
WITH THE ABILITY OF A UTILITY TO USE THE EASEMENT.
3. NO DIRECT ACCESS TO STATE MAINTAINED ROWS PERMITTED
UNLESS APPROVED BY STATE OF ALASKA DEPARTMENT OF
TRANSPORTATION AND PUBLIC FACILITIES.
4. DEVELOPMENT MUST MEET THE CITY OF KENAI CHAPTER 14
ZONING CODE REQUIREMENTS.
5. NO STRUCTURES ARE PERMITTED WITHIN THE PANHANDLE
PORTION OF FLAG LOTS A-2
6. ANY PERSON DEVELOPING THE PROPERTY IS RESPONSIBLE FOR
OBTAINING ALL REQUIRED LOCAL, STATE, AND FEDERAL
PERMITS, INCLUDING A U.S. ARMY CORPS OF ENGINEERS
WETLAND DETERMINATION IF APPLICABLE.
7. EXCEPTION GRANTED TO BLOCK LENGTH (KPB 20.30.170) BY
PLANNING COMMISSION MEETING AU(:,IJST' 12., Zo)'I.
LEGEND
EE) FOUND PRIMARY MONUMENT AS DESCRIBED 'U.,
o FOUND 5/8" REBAR D/W
• SET 5/8"x30" REBAR w/ 2"
STAINLESS STEEL CAP 4637-S "B.0.8."
GRAPT-TTC SCALE
0 1()0 200
(/) 1 inch = 200 ft
A-1
TRACT A
KN 2007-150
CERTIFICATE OF ACCEPTANCE
f-
w
0
w
0
1
S1/16
FOUND 2-r
BRASS CAP IN
MON BOX
237-S 1987
THE UNDERSIGNED OFFICIAL IDENTIFIED BY NAME AND TITLE IS AUTHORIZED TO ACCEPT AND
HEREBY ACCEPTS ON BEHALF OF THE CITY OF KENAI FOR PUBLIC PURPOSES THE REAL
PROPERTY TO BE DEDICATED BY THIS PLAT INCLUDING EASEMENTS, RIGHTS-OF-WAY (PELCHY
DRIVE, ON EDA Y LANE, NOGO A VENUE, HOLLIER STREET),
ALLEYS, AND OTHER PUBLIC AREAS SHOWN ON THIS PLAT. THE
ACCEPTANCE OF LANDS FOR PUBLIC USE OR PUBLIC PURPOSE DOES NOT OBLIGATE THE PUBLIC
OR ANY GOVERNING BODY TO CONSTRUCT, OPERATE, OR MAINTAIN IMPROVEMENTS.
PAUL OSTRANDER
CITY MANAGER
CITY OF KENAI
DATE
CERTIFICATE OF OWNERSHIP AND DEDICATION
WE HEREBY CERTIFY THAT WE ARE THE OWNERS OF THE REAL PROPERTY SHOWN
AND DESCRIBED HEREON AND WE HEREBY ADOPT THIS PLAN OF SUBDIVISION AND
BY OUR FREE CONSENT DEDICATE ALL RIGHTS-OF-WAY AND PUBLIC AREAS TO
PUBLIC USE AND GRANT ALL EASEMENTS TO THE USE SHOWN.
MICHAEL J PELCH JR., OWNER OF MICHAEL J. PELCH HOMESTEAD JR.
ADDITION No.2 TRACT A (KN 2011-31) AND f¼'lfl.CE(.., 2
PER PLAT WAIVER 93-05 KRD
3230 HARLOW RD., EUGENE, OR 97401
~~:ER FORMER LOT 6 (KN2011-31)
609 AMES RD.
KENAI, AK 99611
NOTARY'S ACKNOWLEDGEMENT NOTARY'S ACKNOWLEDGEMENT
FOR: MICHAEL J PELCH JR.
ACKNOWLEDGED BEFORE ME THIS
/'/ DAY OF ,1~_, 2019
MY COMMISSION EXPIRES : -~j-=f /z3
FOR: NICHOLAS JOHN MILLER
ACKNOWLEDGED BEFORE ME THIS
_j_Cf_ ___ DAY OF b~. ~1:~ /,, A
MY C MISSION XPIRES : _/9~!°1
//.~
N€tARY PUBLIC FOR THE NOTARY BLIC FOR THE
STATE oF ~A=LA~s=KA=+--,......,...,.. ________ sTATE OF ALASKA
STAIE OF ALASKA.
POWER POLE
EXISTING DRIVEWAY
NOTARY PUBLIC
.,.,_AHall
Caiiill I ,~.bl7,W
"BASIS OF BEARINGS" soo·o3•oo"w
EAST LINE OF SEC.2
State of Alaska
NOTARY PUBLIC
Cody Mclane
My Commission Expi/113 Dot 13, 2019
400 '
N89"52'01 "W UNSUBDIVIDED 2571.34'
1250.30'
NOGO AVENUE 30' R/W 688.32' 30' R/W HEREBY DEDICATED .,;../ ,1 561.98' /
~~i~0A~i~QiM ________ / ______ A!c?~~~NiD.G~~;J}TE -7 -~Ifs LOT 1 /////~ /
MONUMENT EASEMENT PER BOOK ;?> ii 11 ';, / i CORNER I
4637-S 2018 1 O' UTILITY EASEMENT 297, PAGE 6 KRD -,, ~ (;; < 2.381 AC / FOUND 2-f'
GRANTED PER THIS 1 1lc a;:! / / BRASS CAP IN
PLAT 6 0' R/W c..,"-10' UTILITY EASEMENT ~ / MON BOX, NO
TRACT G
HEREBY DEDICATED / GRANTED PER THIS PLAT c/ LID,_!LLEGIBLE
,. /I ~c,, ,,.'' / "-,
,, ..., a"' "i , .,,,a
,z'l,').., / V .,_. :;:, / io "' / / I I
.,y ~c, ' // ::0 (o' / "'j7
.;:, <::)~ C <:) ,_I/ '\ / / c_D)O,· At°'' / ""'() ~t,.;f 'V
' <:) "~
S44'50'38"E
60.00' ' ~6
'o() '\,., :'\· 'V
,,o '--LOT 2 ~~' 1.500 AC ~oc
'-. . / '-. •
' . v,
.,,_o,
,,'<,
' ' "' V· ""o 'o'::J
V A • :1"'
Rl')..'l, 60' R/W -~
<jC) HEREBY DEDICATED
~
/
·a~ /":,
LOT 3 V•,,
1.500 AC
10' UTILITY EASEMENT I • a
GRANTED PER THIS
LAT ,
'\: /
Q .
/
"' /
10' UTILITY EASEMENT
PER KN 2011-31
TRACT A-1
3.398 AC 3: • g
LOT 1
LOT 2
LOT 3
LOT 4
N
0
z
z
0
F
0
0
<t
et: --,
0
<{ w_
f-n
Ul I w_
2-00
IN
z "'
I 33•
I
I
I
_j
I
I
!S1
-I ~
0,
I co
I i::I
,◄I
lo
-I~
j
I I'll
I I
i llQ_
i
,)I
I ◄
-I
;,.
(!)
0 "' "'
1 0' UTILITY EASEMENT
GRANTED PER THIS "'-
G
1:l ---g
(J) :r: u
__J w
Q_
13:
PLAT "' /
/
/
/
/ /
/ ,
/ S, 100
/ V•
/ /
/
&1. /
/1// --~ '1/ ,'l,'l,
' -0°'
"'":, / "'":, !o' C,
o,°' . "J;
CURVE TABLE
1:,8/.',9'
N89"56' 43"W
CURVE # DELTA RADIUS LENGTH TANGENT CHORD BEARING CHORD LENGTH
C1 19·07'24" 430.00 143.52 72.43 N 15" 25' 28" E 142.85'
C2 33"39'19" 370.00 217.34 111.90 N 28. 19' 43" E 214.22'
WASTEWATER DISPOSAL
FOR LOTS 1-3, 6A & TRACT A-1, A-2, A-3
SOIL CONDITIONS, WATER TABLE LEVELS, AND SOIL SLOPES IN
THIS SUBDIVISION HAVE BEEN FOUND SUITABLE FOR
CONVENTIONAL ONSITE WASTEWATER TREATMENT AND DISPOSAL
SYSTEMS SERVING SINGLE-FAMILY OR DUPLEX RESIDENCES AND
MEETING THE REGULA TORY REQUIREMENTS OF THE KENAI
PENINSULA BOROUGH. ANY OTHER TYPE OF ONSITE WASTEWATER
TREATMENT AND DISPOSAL SYSTEM MUST BE DESIGNED BY A
PROFESSIONAL ENGINEER, REGISTERED TO PRACTICE IN ALASKA,
AND THE DESIGN MUST BE APPROVED BY THE ALASKA
DEPARTMENT OF ENVIRONMENTAL CONSERVATION.
1:3 AlJ0.2.0l:3
Stan A. Mclane C.E. 7863 AK Date
WASTEWATER DISPOSAL -FOR TRACT G
THIS TRACT IS AT LEAST 200,000 SQUARE FEET OR NOMINAL
5 ACRES IN SIZE AND CONDITIONS MAY NOT BE SUITABLE FOR
ONSITE WASTEWATER TREATMENT AND DISPOSAL. ANY
WASTEWATER TREATMENT OR DISPOSAL SYSTEM MUST MEET
THE REGULATORY REQUIREMENTS OF THE ALASKA DEPARTMENT
OF ENVIRONMENTAL CONSERVATION.
LOT 5 --;
75.00' 300.00'
s39·55'43"E 375.00'
4' NON-EXCLUSIVE d : \
' 0
0
I")
~
0
0
(/)
TRACT A-2
2.203 AC 3:
' o-00 . 0 n .
00 .o
I
I
JOINT DRIVEWAY <t b
EASEMENT PER Q I 0
2012-005585-o 2 I ~
TRACT A-3
3.54b AC
0 r0
0
(/)
LOT 6A I
2.583 AC 1
1 0' UTILITY EASEMENT : '!
PER KN 2011-31 -----------; 8
I~
0 Ii.ii
FOUND 2-f I
M E R L O T 6 BRASS CAP I 33'
165.00'
1221.59'
375.00'
IN MON BOX I
237-S 1987
.../1
TRACT A -KN 2007-150
LOT DETAIL -SCALE: 1" = 100'
Plat#
r,e no.;
Rec Dist
-=--'~' __,-[ ..... 3~-20 J5__ Date
Time
PLAT APPROVAL
THIS PLAT WAS APPROVED BY THE KENAI
PENINSULA BOROUGH PLANNING COMMISSION
AT THE MEETING OF AU:T2, 2019.
72tt?t"')/~ h,~ //-.5-1'1"
AUTHORIZED ~CIAL
MICHAEL J. PELCH HOMESTEAD JR.
ADDITION N o.3
(RESUBDIVISION OF MICHAEL J. PELCH HOMESTEAD JR.
ADDITION Na.2 TRACT A AND LOT 6 (KN 2011-31) AND A
REMAINDER OF PARCEL 2 PER PLAT WAIVER 93-05 KRD,
LOCATED WITHIN THE SE1 / 4, LYING NORTH OF BEAVER LOOP
ROAD, SECTION 2, T.5N., R.11W.)
MICHAEL J PELCH JR., OWNER
3230 HARLOW RD., EUGENE, OR 97401
NICHOLAS JOHN MILLER, OWNER
609 AMES RD., KENAI, AK 99611
85.616 AC. M/L SITUATED IN THE SE1/4 OF SEC.2, T.5N.,
R.11W., S.M., AK, THE CITY OF KENAI, AND THE KENAI
PENINSULA BOROUGH, IN THE KENAI RECORDING DISTRICT.
c.n.ui.tlnglnc
ENGINEERING -TESTING
SURVEYING -MAPPING
P.O. BOX468
SOLDOTNA, AK. 99669
VOICE: (907) 283-4218
FAX: (907) 283-3265
WWW.MCLANECG.COM
KPB FILE No. 201 B-1 24
PR □.JECT No. 182013
SCALE 1" == zoo' DATE :AUG. 201B BOOK No.: 1B-05 DRAWN BY: JAH
Page 42
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. 2018 -22
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI RECOMMENDING THAT THE SUBDIVISION PLAT MICHAEL J. PELCH
HOMESTEAD JR. ADDITION NO. 3 ATTACHED HERETO AS EXHIBIT "A" BE
APPROVED SUBJECT TO THE CONDITIONS OUTLINED BELOW.
WHEREAS, the City of Ke nai received the plat attached as Exhibit A from Mclane Consu lting;
and,
WHEREAS, the plat meets the requirements of the for the Rural Residential Zone, pending the
approval of flag lots for A-2 and A-3 and their denota tion on the plat; and,
WHEREAS, the plat accurately represents street names and surrounding properties; and,
WHEREAS, the new road designated as Pelch Drive wou ld not be maintained by the City of
Kenai, but Pelch Drive was found to meet turning-radius requirements for emergency vehicles
with a T-shaped hammerhead turnaround; and,
WHEREAS, City water and sewer services are not available and an instal lat ion agreement is not
required; and ,
WHEREAS , the property owners shall install private well and septic systems conforming to State
of Alaska regulations .
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA TO RECOMMEND APPROVAL OF THE SUBDIVISION PLAT
ATTACHED AS EXHIBIT "A", SUBJECT TO THE FOLLOWING CONDITIONS:
1. Further development of the property shall conform to all Federal, State of Alaska , and local
regulations.
2. Delineate the twenty-foot (20') building front setback on the proposed plat.
3. Delineate the ten-foot ( 1 O') utility easement for Lots 1, 2, and 3 on the proposed plat.
4. Amend the tit le block to read as follows: Resubdivision of Michael J. Pelch Homestead Jr.
Addition No. 2, Tract A and Lot 6 (KN2011-32), and a portion of the Southeast one-quarter
(SE¼), lyi ng North of Beaver Loop Road, Section 2, T5N, R11W.
5. Add note from Michael J. Pelch Homestead Jr. Addition No . 2 plat that "No access to state
maintained rights-of-way permitted unless approved by the State of Alaska Department of
Transportation".
6. Add note that Tracts A-2 and A-3 are specified as flag lots.
Page 43
Resolution No. PZ2018-22
Page 2 of 2
7. The developer will install a T-shaped turnaround, also known as a hammerhead, as an
acceptable alternative for emergency service vehicles or other large trucks to complete a
turnaround .
8 . Pelch Drive will not be maintained by the City of Kenai unless it is engineered and
constructed to City standards.
9 . As City water and sewer services are not available in this area, private well and septic
systems shall be installed by certified installers and approved by the State of Alaska,
Department of Environmental Conservation .
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
this 26 th day of September, 2018 .
AIT, CHAIRPERSON
ATTEST:
Page 44
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NOTARY'S ACXNOJTEDCENENT
'"" ACl<'-0'1!1.fOC(O l'IO'~ M[ n«S --O•YOF'~.201R
~,, CC-..1,(JJ:•.r.,I [l(Pll;i[",; =---
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TRJ.Cf G
~~J~~"'
..
'1're:,.,.
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CT A-4 T.:RAt'T J.-3
•. ~-82~ _A~ 1.771 AC
,-
C.I 1•,l"'~• uo.110 ,~~1
c.J ••t1.,.i •• <-M.llll •u~i -.i.•J
"'·
VSIEIAtEA DISPOSAi, -FOR TRACT G
TI4£'i( l 0T$ .Mf_ Al l.[MT lOOOOII ~di: FtET CR ~ & Atl!'t.1i W SIU Ille) COHDlflOHS MA.T Nill
SUIT.c.lk.f P'OII ~TE 1¥,1,StDL\Tt:A fRi.ATMOIT NCI 019'0'iAL.
M'!' WA,Sl('JjJ.Ttft Tlft:ATMOIT OR DIS?OSH. SVS'lt),o MUST
'4Ctr ~t 1m,.t.Ar01v ~~o.om or TH£ o\ll'SIU.
t,£PAATMENl(1F[H'M'Ol's~NTALC1)N"SDI\Wt~.
~
LOT DET.Alt -SCA.l.B: 1 = .1 0
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JttiSPLA,TW,i,S,l,Pf'RC'IC) BYD'£«NAI
PDIIHSUU,9QflQOGHJ>t.,\MatC~
.. , nc: .. ct-.c ____ --
MlCHAEL J . PELCH BOIIESTUD JR .
ADDmON N'o.3
(ll'CWilOl'dS/OH Of" M!CH,o,E\. J. PtLCH HOMES'TIAO ,.R
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Page 45
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2024-05
A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR A RECREATIONAL
VEHICLE (RV) PARK WITH A MAXIMUM OF FIVE (5) RV SPACES.
APPLICANT: Travis Lofstedt
PROPERTY OWNER: Harborside Cottages, LLC
PROPERTY ADDRESS: 813 Riverview Drive
LEGAL DESCRIPTION: Lot 6A Block 19, Kenai Townsite 2018 Addition
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04710319
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on February 1, 2024; and,
WHEREAS, the applicant has demonstrated 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 March 6, 2024, 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;
Findings: The proposed use is consistent with the purpose of the Kenai Zoning Code and
Land Use Table. The land use table indicates a RV Park is a conditional use; therefore, a
conditional use permit may be granted for a RV Park subject to meeting conditions listed
in KMC for a Conditional Use Permit and Recreational Vehicles.
The CC Zone is established to provide for an area of concentrated
commercial development. Regulations applying to this zone are designed
to encourage a compact group of business of the type which are mutually
beneficial and located close enough together to encourage walk-in trade.
The subject property is surrounded by the Peninsula Oilers Baseball Club’s parking lot to
the north, a single-family dwelling to the east, eroding bluff lot/Kenai River to the south,
and Kenai Bible Church’s parking lot and vacant lot to the west. The proposed use would
~
Kl;NAI
Page 46
Resolution No. PZ2024-05
Page 2 of 5
be consistent with the development of this area and the zoning district as this would further
promote the concentrated commercial development/activity in this area. A RV Park within
this area would provide mutual benefits to nearby businesses and encourage walkability.
As noted by the applicants, the noise level would be consistent with what has been onsite
since 1995 with quiet hours between 10 p.m. and 8 a.m. and Kenai Joe’s at the end of the
[Cook Drive] street. Furthermore, the applicant states the traffic patterns would be less
as RV residence would stay longer than the short-term tourist [they] hosted in the past.
2. KMC 14.20.150(d)(2) The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired;
Findings: The economic and noneconomic value of adjacent properties would not be
significantly impaired by the proposal. As noted by the applicant, the property would add
value to the property by upgrading landscaping. The proposed landscape plan provides a
minimum 4-foot landscape islands separating each RV space with bushes/shrubs and a
minimum 5-foot landscape buffer between the properties to the west and east of the
subject property. There is existing screening between the subject property and abutting
properties to the west and east. Outside Way between the subject property and Kenai
Bible Church’s parking lot is undeveloped with trees and vegetation. There is an existing
6-foot tall fence followed by the neighboring detached garage between the subject
property and the single-family dwelling to the west. The existing screening would minimize
the impact of the proposed use on surrounding uses. The applicant has indicated that the
RV park would have visitors stay longer periods than the previous use, seasonal vacation
rentals. Staff is proposing the following condition for minimum standards for
perimeter/buffer and interior landscaping since there are not required minimum standards
for perimeter/buffer and interior landscaping between commercial and residential uses in
a commercial zone.
Provide a minimum 4-foot landscape island between the RV spaces and a minimum
5-foot perimeter/buffer landscape strip from the interior lot lines to ensure RV space
occupants and abutting properties are protected from noise and privacy.
A landscaping/site plan has been submitted and will be finalized upon the decision of this
CUP to ensure conditions are reflected accordingly.
3. KMC 14.20.150(d)(3) The proposed use is in harmony with the Comprehensive Plan;
Findings: The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject
property with the Mixed Use (MU) land use classification. The MU Land Use Classification
is defined in the Comprehensive Plan:
Mixed use is intended for a compatible mix of residential, retail, service,
office, public, institutional and recreational uses. Uses are co-located in an
integrated way that supports sustainable forms of transport such as public
transport, walking and biking, and increases neighborhood amenities.
Compatibility issues are addressed through careful site layout and building
design.
Page 47
Resolution No. PZ2024-05
Page 3 of 5
The proposed use would be consistent with the development of the surrounding area. The
applicant indicated that they will upgrade the landscaping to improve the aesthetics but
also provide buffer between the RV spaces and abutting properties. Staff finds the
proposed use does not require additional mitigation measures or buffers since there are
not any new adverse impacts to consider between the proposed use and surrounding
uses.
In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, “Goals, Objectives, and
Implementation”, several goals and objectives are met from the proposed expansion.
Goal 1 – Quality of Life is to promote and encourage quality of life in Kenai.
Objective Q-1
Establish siting and design standards so that development is in harmony and scale with
surrounding uses.
Goal 2 – Provide economic development to support the fiscal health of Kenai.
Objective ED-9
Capitalize on the tourism industry by marketing Kenai as a destination for recreational
activities, conventions, festivals, arts, cultural and other events.
4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed
use;
Findings: City water and sewer are available along Riverview Drive to serve the proposed
RV park. The submitted plans show the proposed service connections and has been
reviewed by the Public Works Director with no comments.
5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or
welfare;
Findings: There are adequate services, access, and parking to serve the proposed use.
Access to the property is provided by Riverview Drive, a City-maintained gravel road. Staff
finds the proposed use would not adversely impact the public safety, health or welfare as
the proposed use would be operated similarly to the previous use, a seasonal vacation
rental that has operated since 1995 without any code violations.
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.
Findings: No additional or specific conditions are deemed necessary to fulfill the above-
mentioned criteria.
Page 48
Resolution No. PZ2024-05
Page 4 of 5
In addition to the above criteria for a CUP, the following specific conditions outlined in KMC
Section 14.20.245 Recreational Vehicles must be met prior to the issuance of a CUP for a RV
park.
1. Adequate utilities for projected or actual use shall be available.
Findings: This condition is met or will be as met as noted in the above Criteria 4 for a
CUP.
2. The projected or actual use shall not threaten the health and safety of adjoining
landowners or recreational vehicle users in the park.
Findings: This condition is met or will be as met as noted in the above Criteria 5 for a
CUP.
3. Any and all specific conditions required to comply with the above listed conditions as
determined by the Planning and Zoning Commission shall be met by the applicant.
Findings: No additional or specific conditions are required that has not be already
identified in above criteria for a CUP.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA:
Section 1. That the conditional use permit is granted for a recreational vehicle (RV) park with a
maximum of five (5) RV spaces on a property described as Lot 6A Block 19, Kenai
Townsite 2018 Addition, located at 813 Riverview Drive in the Central Commercial
(CC) Zoning District.
Section 2. That the conditional use permit is subject to the following conditions:
1. Any development or use of the property shall comply with all applicable Federal, State of
Alaska, and City regulations regardless of whether or not the requirements are listed as
conditions for the approval of the Conditional Use Permit.
2. Upon request, the applicant or applicant’s representative shall meet with City staff for an
on-site inspection.
3. Provide a minimum 4-foot landscape island between RV spaces and a minimum 5-foot
landscape buffer strip from the interior lot lines to ensure RV space occupants and abutting
properties are protected from noise and privacy.
4. The RV park is not to become a nuisance to surrounding properties. The RV park must
control dust, shield lighting from other properties, prohibit loud noises and maintain a clean
and orderly appearance free from refuse.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 13TH DAY OF MARCH, 2024.
Page 49
Resolution No. PZ2024-05
Page 5 of 5
JOE HALSTEAD, CHAIRPERSON
ATTEST:
______________________________________
Meghan Thibodeau, Deputy City Clerk
Page 50
STAFF REPORT
PLANNING & ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Linda Mitchell, Planning Director
DATE: March 8, 2024
SUBJECT: Resolution PZ2024-05 – Conditional Use Permit for a Recreational Vehicle
(RV) Park Use Located at 813 Riverview Drive
Request The applicant is requesting to operate a recreational vehicle (RV) park
with five (5) RV spaces and full-service hook-ups.
Staff
Recommendation
Adopt Resolution PZ2024-05 approving the conditional use permit
(CUP) for a RV park with a maximum of five (5) RV spaces on a property
described as Lot 6A Block 19, Kenai Townsite 2018 Addition, located at
813 Riverview Drive in the Central Commercial (CC) Zoning District.
Applicant Travis Lofstedt
Property Owner Harborside Cottages, LLC
Legal Description Lot 6A Block 19, Kenai Townsite 2018 Addition
Property Address 813 Riverview Drive
KPB Parcel ID 04710319
Lot Size (acreage) 0.36
Zoning Central Commercial (CC)
Current Use Vacant (previously, a seasonal vacation rental with 5 cabins)
Land Use Plan Mixed Use
SUMMARY
The applicant has requested for a conditional use permit (CUP) for a recreational vehicle (RV)
park with a maximum capacity of five (5) RV spaces. The proposed use will be on approximately
0.36-acre property that are zoned Central Commercial. The subject parcel is vacant but was
previously used as a seasonal vacation rental with five (5) cabins.
Ki;NAI
Page 51
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 2 of 5
The proposed RV park with five (5) 18’ x 30’ RV spaces, full service hook-ups, landscaping islands
between the RV spaces, and landscaping buffer between abutting properties.
ANALYSIS
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. Prior to granting a conditional use permit or amendment, the Commission
shall determine that the identified criteria as outlined in KMC 14.20.150(e) Conditional Use
Permits Review Criteria are met.
Criteria 1: The use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district.
Findings: The proposed use is consistent with the purpose of the Kenai Zoning Code and
Land Use Table. The land use table indicates a RV Park is a conditional use; therefore, a
conditional use permit may be granted for a RV Park subject to meeting conditions listed in
KMC for a Conditional Use Permit and Recreational Vehicles.
The CC Zone is established to provide for an area of concentrated commercial
development. Regulations applying to this zone are designed to encourage a
compact group of business of the type which are mutually beneficial and
located close enough together to encourage walk-in trade.
The subject property is surrounded by the Peninsula Oilers Baseball Club’s parking lot to the
north, a single-family dwelling to the east, eroding bluff lot/Kenai River to the south, and Kenai
Bible Church’s parking lot and vacant lot to the west. The proposed use would be consistent
with the development of this area and the zoning district as this would further promote the
concentrated commercial development/activity in this area. A RV Park within this area would
provide mutual benefits to nearby businesses and encourage walkability.
As noted by the applicants, the noise level would be consistent with what has been onsite
since 1995 with quiet hours between 10 p.m. and 8 a.m. and Kenai Joe’s at the end of the
[Cook Drive] street. Furthermore, the applicant states the traffic patterns would be less as RV
residence would stay longer than the short-term tourist [they] hosted in the past.
Criteria 2: The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired.
Findings: The economic and noneconomic value of adjacent properties would not be
significantly impaired by the proposal. As noted by the applicant, the property would add value
to the property by upgrading landscaping. The proposed landscape plan provides a minimum
4-foot landscape islands separating each RV space with bushes/shrubs and a minimum 5-
foot landscape buffer between the properties to the west and east of the subject property.
There is existing screening between the subject property and abutting properties to the west
and east. Outside Way between the subject property and Kenai Bible Church’s parking lot is
undeveloped with trees and vegetation. There is an existing 6-foot tall fence followed by the
neighboring detached garage between the subject property and the single-family dwelling to
the west. The existing screening would minimize the impact of the proposed use on
surrounding uses. The applicant has indicated that the RV park would have visitors stay longer
periods than the previous use, seasonal vacation rentals. Staff is proposing the following
Page 52
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 3 of 5
condition for minimum standards for perimeter/buffer and interior landscaping since there are
not required minimum standards for perimeter/buffer and interior landscaping between
commercial and residential uses in a commercial zone.
Provide a minimum 4-foot landscape island between the RV spaces and a minimum 5-
foot perimeter/buffer landscape strip from the interior lot lines to ensure RV space
occupants and abutting properties are protected from noise and privacy.
A landscaping/site plan has been submitted and will be finalized upon the decision of this
CUP to ensure conditions are reflected accordingly.
Criteria 3: The proposed use is in harmony with the Comprehensive Plan.
Findings: The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject
property with the Mixed Use (MU) land use classification. The MU Land Use Classification is
defined in the Comprehensive Plan:
Mixed use is intended for a compatible mix of residential, retail, service, office,
public, institutional and recreational uses. Uses are co-located in an integrated
way that supports sustainable forms of transport such as public transport,
walking and biking, and increases neighborhood amenities. Compatibility
issues are addressed through careful site layout and building design.
The proposed use would be consistent with the development of the surrounding area. The
applicant indicated that they will upgrade the landscaping to improve the aesthetics but also
provide buffer between the RV spaces and abutting properties. Staff finds the proposed use
does not require additional mitigation measures or buffers since there are not any new
adverse impacts to consider between the proposed use and surrounding uses.
RELEVENT GOALS
In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, “Goals, Objectives, and Implementation”,
several goals and objectives are met from the proposed expansion.
Goal 1 – Quality of Life is to promote and encourage quality of life in Kenai.
Objective Q-1
Establish siting and design standards so that development is in harmony and scale with surrounding
uses.
Goal 2 – Provide economic development to support the fiscal health of Kenai.
Objective ED-9
Capitalize on the tourism industry by marketing Kenai as a destination for recreational activities,
conventions, festivals, arts, cultural and other events.
Criteria 4: Public services and facilities are adequate to serve the proposed use.
Page 53
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 4 of 5
Findings: City water and sewer are available along Riverview Drive to serve the proposed
RV park. The submitted plans show the proposed service connections and has been reviewed
by the Public Works Director with no comments.
Criteria 5: The proposed use will not be harmful to the public safety, health or welfare.
Findings: There are adequate services, access, and parking to serve the proposed use.
Access to the property is provided by Riverview Drive, a City-maintained gravel road. Staff
finds the proposed use would not adversely impact the public safety, health or welfare as the
proposed use would be operated similarly to the previous use, a seasonal vacation rental that
has operated since 1995 without any code violations.
Criteria 6: Any and all specific conditions deemed necessary by the Commission to fulfill
the above-mentioned conditions. 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.
Findings: No additional or specific conditions are deemed necessary to fulfill the above-
mentioned criteria.
In addition to the above criteria for a CUP, the following specific conditions outlined in KMC
Section 14.20.245 Recreational Vehicles must be met prior to the issuance of a CUP for a RV
park.
1. Adequate utilities for projected or actual use shall be available.
Findings: This condition is met or will be as met as noted in the above Criteria 4 for a CUP.
2. The projected or actual use shall not threaten the health and safety of adjoining landowners
or recreational vehicle users in the park.
Findings: This condition is met or will be as met as noted in the above Criteria 5 for a CUP.
3. Any and all specific conditions required to comply with the above listed conditions as
determined by the Planning and Zoning Commission shall be met by the applicant.
Findings: No additional or specific conditions are required that has not be already identified
in above criteria for a CUP.
PUBLIC NOTICE
Pursuant to Kenai Municipal Code 14.20.280(c) notices of the public hearing for the conditional
use permit 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 at least
seven (7) days prior to the date of the hearing. City staff submitted an Affidavit of Posting verifying
a sign was placed on the parcel with information on the public hearing for the conditional use
permit request.
No public comments have been received.
Page 54
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 5 of 5
STAFF RECOMMENDATION
Staff finds that the requested Conditional Use Permit for the operation of a recreational vehicle
(RV) park with a maximum of five (5) RV spaces on a property described as Lot 6A Block 19,
Kenai Townsite 2018 Addition, located at 813 Riverview Drive in the Central Commercial (CC)
Zoning District meets the criteria and conditions for issuance of a Conditional Use Permit as set
forth in subsections (e)(1) through (e)(6) of Kenai Municipal Code (KMC) 14.20.150 and in
subsections (a)(1) through (a)(3) of KMC 14.20.245, and hereby recommends that the Planning
and Zoning Commission adopt Resolution PZ2024-05 approving the Conditional Use Permit,
subject to the following conditions:
1. Any development or use of the property shall comply with all applicable Federal, State of
Alaska, and City regulations regardless of whether or not the requirements are listed as
conditions for the approval of the Conditional Use Permit.
2. Upon request, the applicant or applicant’s representative shall meet with City staff for an
on-site inspection.
3. Provide a minimum 4-foot landscape island between RV spaces and a minimum 5-foot
landscape buffer strip from the interior lot lines to ensure RV space occupants and abutting
properties are protected from noise and privacy.
4. The RV park is not to become a nuisance to surrounding properties. The RV park must
control dust, shield lighting from other properties, prohibit loud noises and maintain a clean
and orderly appearance free from refuse.
ATTACHMENTS
Aerial Map
Application
Plans
Page 55
K~NAI
PZ2024-05 -Conditional Use Permit
Recreational Vehicle (RV) Park
813 Riverview Drive
N Map for Reference Only
NOT A LEGAL DOCUMENT
!0.-------.------, ,.--------.-----1 A. 50 100 200 Feet
c::1 Subject Property
c:::J Parcels
Zoning
Central Commercial
Date Printed : 3/8/2024
Page 56
Name :
Mailing Address :
City :
Phone Number(s):
Email:
Name :
Mailing Address :
City :
Phone Number(s):
Email:
Conditional Use Permit
Application
Travis Lofstedt
8085 E San Bernardo Dr
Scottsdale State :
480-794-0235
State:
•
Kenai Peninsula Borough Parcel# (Property Tax ID):
Physical Address : 813 Riverview Dr Kenai Ak, 99611
Az
04710319
City of Kenai
Planning and Zoning Department
210 Fidalgo Avenue
Kenai , AK 99611
(907) 283-8200
planning@kenai .city
www.kenai .city/planning
Zip Code : 85258
•
• Zip Gode :
-
Legal Description: T 05N R llW SEC 5 SEWARD MERIDIAN KN 2019073 KENAI TOWNSITE 2018 ADON LOT 6A BLK 19
Zoning : Central Commercial (CC) •
Acres : 0 .3
How is this property currently being used? Seasonal Vacation Rentals Since 1995
Conditional Use Requested for (attach additional sheets if necessary):
The Conditiona.l Use Request is for a proposed RV Park with limited spots (5), that would allow ample
space for vegetation and landscaping.
•
•
Explain how the conditional use is consistent with purposes and intent of the zoning district of the property:
..
•
The current zoning is Central Commercial and would be consistent with what the property has been used
as along with the commercial properties surrounding this area.
'
•
Explain how the value of adjoining property and neighborhood will not be significantly impaired by the conditional
use :
The Value of the adjoining property and neighborhood will not be impaired by the conditional use
because we would be adding value to the property by upgrading landscaping. This property has been
used as a seasonal tourist destination for almost 30 years with no infractions or violations.
Page 57
I I
Use of surrounding property -north: Parking Lot -Oilers Bingo Hall
Use of surrounding property-south: Mouth of the Kenai River ~
Use of surrounding property -east: Kenai Bible Church Parking Lot . . .
Use of surrounding property -west: Residential Home I• .
Explain how the conditional use is in harmony with the City's Comprehensive Plan:
The conditional use is in harmony with the City's Comprehensive Plan by continuing to enhance Old ___
Town Kenai, by bringing tourists and locals to this area to enjoy the walking paths, Visitor Center, .
restaurants, and businesses. . . --.
,: I
. . • . -" . . . . -. .
. . . -------· -
.
Are public services and facilities on the property adequate to serve the proposed conditional use? .
Yes, public services and facilities on the property would be adequate to serve 5 recreational vehicles and
their owners, with full service hook-ups. Water, Sewer, Electric, and Trash Bins. '
-·-. . -. --· .... --. •
,~
--. ----. • 4 -.
•
Explain how the conditional use will not be harmful to public safety, health, or welfare:
The conditional use will not be harmful to public safety, health, or welfare because it allows seasonal
guests to utilize the amenities and outdoor space that Kenai has to offer. This property has been used in
this capacity since 1995 with no infractions or citations from the city or the police department.
.
-. .
• --
Are there any measures with access, screening, site development, building design, or business operation that will
lessen potential impacts of the conditional use to neighbors?
•
.
The neighbors to the west will be screened from the lot by a 20 easement that has old grown trees,
.
shrubs, and tall grass. There are no neighbors to the north, as this is a parking lot and a community park.
To the east, Mr. and Mrs. Dunn, have been longtime neighbors and are informed and approve of the RV
plan. There is already a 6' tall wood fence and building wall screening them from the property.
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, and that it does not assure approval of the conditional use. I also understand that assigned hearing •
dates are tentative and may have to be postponed by Planning Department staff of the Planning and Zoning .
' I ... _j •
Commission for administrative reasons. I understand that a site visit may be required to process this application.
City of Kenai personnel are authorized to access the above-referenced property for the purpose of processing this
application. -/) /J ~ . -
Signature:
Print Name:
' ,_.
/~, \. /~-..
Travis Lofstedt (, Title/Business: Rv Park
For City Use Only Date Application Fee Received:
PZ Resolution Number:
'
.
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Date: 2/1/24
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Page 58
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PROJECT LOCATION
KENAI, ALASKA
200
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DETAILS & TYPICAL SECTIONSD1
DESCRIPTION
COVERC1
SHEET NO.
INDEX OF SHEETS
P2 RV PARK PLAN VIEW
SITE CROSS SECTIONSX1
*CALL BEFORE YOU DIG*
UNDERGROUND UTILITIES MAY BE PRESENT WITHIN
PROJECT LIMITS. HAVE ALL UNDERGROUND UTILITIES
LOCATED IN FIELD BEFORE CONSTRUCTION COMMENCES.
CALL THE DIGLINE LOCATE CENTER AT:
811
HARBORSIDE COTTAGES SEASONAL RV PARK
(5) 18' x 30' RV PARKING SPACES
CONDITIONAL USE PERMIT PLAN SUBMITTAL
LOT 6A BLK 19 KENAI TOWNSITE 2018 ADDN
PROJECT LOCATION
P1 PROJECT OVERVIEW & UTILITY DEMO
NOTES:
1. CONSTRUCTION OF ALL IMPROVEMENTS PER C.O.K
CODES AND REGULATIONS.
2. DURING CONSTRUCTION PROVIDE APPROPRIATE SIGNS
AND WARNING DEVICES TO ISOLATE THE CONSTRUCTION
AREA AND ENSURE VEHICULAR AND PEDESTRIAN TRAFFIC
SAFETY.
3. ALL DESIGNATED LANDSCAPE AREAS TO REMAIN
NATIVE WOODS / VEGETATION, WHEN POSSIBLE, OR
PLANTED GRASS. PLANT TREES / SHRUBS IN DESIGNATED
LOCATION ON PLANS AND AS REQUIRED BY C.O.K.
LANDSCAPING CODE.
4. INSTALL WATER, SEWER AND ELECTRICAL
IMPROVEMENTS PER CURRENT APPLICABLE CODE.
5. CONTRACTOR TO MAINTAIN HAUL ROUTES &
IMPLEMENT DUST CONTROL MEASURES AS NECESSARY.
Page 59
E
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5' LANDSCAPE BUFFER
5' LANDSCAPE BUFFER
CURB STOP
1-1/2" COPPER WATER SERVICE
6" AC WATER LINE
10" AC SEWER LINE
3/4" HDPE WATER LINE
REMOVE ANY ABOVE GROUND STUBS
AND PORTION NEAR METER, ABANDON
REMAINDER IN PLACE
4" SCH. 40 SEWER LINE, 3%
1" HDPE WATER LINE
REMOVE ANY ABOVE GROUND STUBS
AND PORTION NEAR METER, ABANDON
REMAINDER IN PLACE
4" SCH. 40 SEWER LINE
REMOVE ANY ABOVE GROUND STUBS
ABANDON REMAINDER IN PLACE
4" SCH. 40 SEWER LINE
REMOVE ANY ABOVE GROUND STUBS
ABANDON REMAINDER IN PLACE
REFUSE CONTAINER &
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··-··-··-·· -··-··-··-·
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Page 60
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BYREV DATE
JOB NO.
DESCRIPTION
FIELD WORK DATE:
DR
A
W
N
B
Y
:
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E
C
K
E
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:
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N/
A
N/
AD1
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R
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N/A N/AN/A - 2/1/2024
HARBORSIDE COTTAGES
KENAI TOWNSITE 2018 ADDN LOT 6A BLK 19
RV PARK C.U.P.
DE
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Page 62
X1
RV PARK EAST-WEST TYPICAL SECTIONA
SCALE: N.T.S.
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LANDSCAPE ISLAND w/ WATER, SEWER
& ELECTRICAL SERVICES (TYP)
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RV PARKING
SPACE (TYP)
RV PARKING
SPACE (TYP)
RV PARKING
SPACE (TYP)
RV PARKING
SPACE (TYP)
RV PARKING
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\_
Page 63
February 26, 2024 Page 1 of 3
February 26, 2024 – 7:30 PM Regular Meeting Betty J. Glick Assembly Chambers
George A. Navarre Kenai Peninsula
Borough Administration Building
Jeremy Brantley, Chair
Ridgeway / Sterling
Funny River District
Term Expires 2024
Pamela Gillham, Vice Chair
Kalifornsky / Kasilof District
Term Expires 2026
Virginia Morgan
Cooper Landing / Hope
Eastern Peninsula District
Term Expires 2025
Diane Fikes
City of Kenai
Term Expires 2025
Charlene Tautfest
City of Soldotna
Term Expires 2024
Franco Venuti
City of Homer
Term Expires 2025
Troy Staggs
City of Seward
Term Expires 2026
Jeffrey Epperheimer
Nikiski District
Term Expires 2026
Dawson Slaughter
South Peninsula District
Term Expires 2025
ZOOM MEETING DETAILS
Zoom Meeting Link: https://us06web.zoom.us/j/9077142200
Zoom Toll Free Phone Numbers: 888-788-0099 or 877-853-5247
Zoom Meeting ID: 907 714 2200
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA AND CONSENT AGENDA
(Action items listed with an asterisk (*) are considered to be routine and non-
controversial by the Commission and will be approved by one motion. Public
testimony will be taken. There will be no separate discussion of these items unless a
commissioner so requests, in which case the item will be removed from the Consent
Agenda and considered in its normal sequence on the agenda.)
*1. Time Extension Request – None
*2. Planning Commission Resolutions – None
*3. Plats Granted Administrative Approval
a. Bidarki Creek No. 5; KPB File 2022-160R1
b. Gateway Subdivision Hilltop Addition; KPB File 2023-014
c. Soldotna Airport Lease Lot 2021 Replat; KPB File 2022-048
d. Strawberry Acres 2022 Replat; KPB File 2022-025
*4. Plats Granted Final Approval-None
*5. Plat Amendment Request – None
*6. Commissioner Excused Absences - None
*7. Minutes
a. February 12, 2024 PC Meeting Minutes
Motion to approve the consent & regular agendas passed by unanimous vote.
(9-Yes)
D. UNFINISHED BUSINESS - None
Planning Commission Agenda
ACTION
Page 64
February 26, 2024 Page 2 of 3
E. NEW BUSINESS
Public Hearing: Legislative Matters
1. Ordinance 2024-04; Authorizing a negotiated lease with Davis Block & Concrete
Company for concrete batch plant operations in support of the Sterling Highway
MP 45-60 construction project near Cooper Landing.
Motion to forward to the Assembly a recommendation to adopt Ordinance 2024-04, passed by
majority vote (8-Yes, 1-No)
2. Street Naming Resolution 2024-02
Petitioner: Kenai Peninsula Borough
Request: Renaming Aspen Court to Aspen Lane
Nikiski Area
Motion to adopt Street Naming Resolution 2024-02, renaming a certain right-of-way in the Nikiski
are from Aspen Court to Aspen Lane passed by unanimous vote (9-Yes)
Public Hearing: Quasi-Judicial Matters (Commission members may not receive or engage in ex-parte
contact with the applicant, other parties interested in the application, or members of the public concerning the
application or issues presented in the application)
3. Conditional Use Permit; PC Resolution 2024-04
Petitioner; Castaway HOA
Request: To install a footbridge on pilings within the 50-foot Habitat Protection
District of the Kenai River.
Location: PINs 055-255-47 & 055-253-42
Soldotna Area
Motion to adopt Planning Commission Resolution 2024-04, granting a conditional use permit for
the construction of a footbridge with the 50-foot Habitat Protection District of the Kenai River
passed by unanimous vote (9-Yes)
4. Utility Easement Vacation; KPB File 2024-008V
McLane Consulting Group / Ehmann & Kenai Peninsula Borough
Request; Vacates the westerly approximately 260’ by 20’ portion of a
utility easement & rededicated a 10’ utility easement along Wilson
Lane & Reger Avenue.
City of Soldotna
Motion to approve the vacation as petitioned passed by unanimous vote (8-Yes, 1-Recused)
5. Skyline Heights Estates Kachemak Landing Airpark; KPB File 2023-142
Seabright Surveying / Kachemak Landing, LLC
Location: Near Sterling Highway & Aviation Way
Diamond Ridge Area / Kachemak Bay APC
Motion to grant preliminary approval passed by unanimous vote (9-Yes)
Motion to grant the exception request to KPB 20.30.190 – Lot Dimensions, passed by unanimous
vote (9-Yes)
Page 65
February 26, 2024 Page 3 of 3
F. PLAT COMMITTEE REPORT – The plat committee will review 12 plats
G. OTHER (No Public Hearing)
H. PRESENTATIONS / PUBLIC COMMENTS ON ITEMS NOT APPEARING ON THE
AGENDA
I. DIRECTOR’S COMMENTS
J. COMMISSIONER COMMENTS
K. ADJOURNMENT
MISCELLANEOUS INFORMATIONAL ITEMS
NEXT REGULARLY SCHEDULED PLANNING COMMISSION MEETING
The next regularly scheduled Planning Commission meeting will be held Monday, March 25, 2024 in the Betty J. Glick
Assembly Chambers of the Kenai Peninsula Borough George A. Navarre Administration Building, 144 North Binkley Street,
Soldotna, Alaska at 7:30 p.m.
CONTACT INFORMATION
KENAI PENINSULA BOROUGH PLANNING DEPARTMENT
Phone: 907-714-2215 / Toll free within the Borough 1-800-478-4441, extension 2215
Fax: 907-714-2378
e-mail address: planning@kpb.us
website: http://www.kpb.us/planning-dept/planning-home
A party of record may file an appeal of a decision of the Planning Commission in accordance with the requirements of the Kenai Peninsula
Borough Code of Ordinances. An appeal must be filed with the Borough Clerk within 15 days of the notice of decision, using the proper
forms, and be accompanied by the filing and records preparation fees.
Vacations of rights-of-way, public areas, or public easements outside city limits cannot be made without the consent of the borough
assembly. Vacations within city limits cannot be made without the consent of the city council. The assembly or city council shall have 30
calendar days from the date of approval in which to veto the planning commission decision. If no veto is received within the specified
period, it shall be considered that consent was given.
A denial of a vacation is a final act for which the Kenai Peninsula Borough shall give no further consideration. Upon denial, no reapplication
or petition concerning the same vacation may be filed within one calendar year of the date of the final denial action except in the case
where new evidence or circumstances exist that were not available or present when the original petition was filed.
Page 66
February 26, 2024 Page 1 of 4
February 26, 2024 - 6:30 PM Regular Meeting Betty J. Glick Assembly Chambers
George A. Navarre Kenai Peninsula
Borough Administration Building
Jeremy Brantley, Chair
Ridgeway / Sterling
Funny River District
Term Expires 2024
Pamela Gillham, Vice Chair
Kalifornsky / Kasilof District
Term Expires 2026
Virginia Morgan
Cooper Landing / Hope
Eastern Peninsula District
Term Expires 2025
Diane Fikes
City of Kenai
Term Expires 2025
Charlene Tautfest
City of Soldotna
Term Expires 2024
Franco Venuti
City of Homer
Term Expires 2025
Troy Staggs
City of Seward
Term Expires 2026
Jeffrey Epperheimer
Nikiski District
Term Expires 2026
Dawson Slaughter
South Peninsula District
Term Expires 2025
ZOOM MEETING DETAILS
Zoom Meeting Link: https://us06web.zoom.us/j/9077142200
Zoom Toll Free Phone Numbers: 888-788-0099 or 877-853-5247
Zoom Meeting ID: 907 714 2200
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA AND CONSENT AGENDA
(Action items listed with an asterisk (*) are considered to be routine and
non-controversial by the Commission and will be approved by one motion.
There will be no separate discussion of these items unless a commissioner so
requests, in which case the item will be removed from the Consent Agenda
and considered in its normal sequence on the agenda.)
*1. Agenda
*2. Member Excused Absences - None
*3. Minutes
a. February 12, 2024 Plat Committee Meeting
*4. Grouped Plats
E2. Kasilof Alaska Subdivision 2023 Replat; KPB File 2023-147
E3. Ninilchik River Estates Wilson 2023 Addition; KPB File 2023-124
E4. Willard’s Legacy; KPB File 2024-011
E5. 5 D Subdivision; KPB File 2024-012
E9. Shamrock Subdivision No. 3; KPB File 2024-015
E10. City Park Subdivision Replat 2023; KPB File 2023-145
E11. Strawberry Hill Estates 2023 Addition; KPB File 2024-016
E12. Jake Estates ROW Replat; KPB File 2023-115
Motion to approve the agenda, the minutes from the February 12, 2024 Plat
Committee meeting and the grouped plats passed by unanimous vote (4-Yes)
D. UNFINISHED BUSINESS - None
Plat Committee Agenda
MOTION
Page 67
____________________________________________________________________________
February 26, 2024 Page 2 of 4
E. NEW BUSINESS
1. Three Ponds Subdivision; KPB File 2024-006
Fixed Height LLC / Warner
Location: MP 103 Sterling Highway
Kalifornsky Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
Motion to grant the exception request to KPB 20.30.100 - Cul-de-sacs, passed by unanimous vote
(4-Yes)
Motion to grant exception request to KPB 20.30.030 Proposed Street Layout & KPB 20.30.050 –
Legal Access, passed by unanimous vote (4-Yes)
Motion to grant exception request to KPB 20.30.200 – Lot Minimum Size & KPB 20.40 Wastewater
Disposal for Lot 10, passed by unanimous vote (4-Yes)
2. Kasilof Alaska Subdivision 2023 Replat; KPB File 2023-147 (Consent Agenda)
Johnson Surveying / Hallstead, Coyle
Location: Old Setnetter Drive off Kalifornsky Beach Road
Kalifornsky Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
3. Ninilchik River Estates Wilson 2023 Addition; KPB File 2023-124 (Consent Agenda)
Johnson Surveying / Wilson
Location: Garrison Ridge Road & Wild Salmon Way off Oil Well Road
Ninilchik Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
4. Willard’s Legacy; KPB File 2024-011 (Consent Agenda)
Seabright Surveying / Jones, Cissney
Remote Location
Fox River Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
5. 5 D Subdivision; KPB File 2024-012 (Consent Agenda)
Edge Survey & Design LLC / Dunbar
Location: Birch Street & First Avenue
City of Kenai
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
Page 68
____________________________________________________________________________
February 26, 2024 Page 3 of 4
6. River Quest Phase 3, KPB File 2024-013
Edge Survey & Design LLC / Nash
Location: Porter Road, Brooklyn Avenue & Caden Circle
Kalifornsky Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
7. Cottonwood Subdivision Jose Replat; KPB File 2024-003
Edge Survey & Design LLC / Jose
Location: Miracle Avenue & Tundra Rose Circle
Soldotna Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
Motion to grant the exception request to KPB 20.30.120 – Street Width Requirements, passed by
unanimous vote (4-Yes)
Motion to grant exception request to KPB 20.30.030 Proposed Street Layout, passed by unanimous
vote (4-Yes)
8. Bear Cove Airpark Addition; KPB File 2024-014
McLane Consulting Group / Kersten
Location: Pomeroy Road
Remote Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
Motion Move to grant the exception request to KPB 20.30.100 – Cul-de-sacs & KPB 20.30.170 –
Block Length Requirement passed by unanimous vote (4-Yes)
9. Shamrock Subdivision No. 3; KPB File 2024-015 (Consent Agenda)
McLane Consulting Group / Heite
Location: Effie Street
Nikiski Area / Nikiski APC
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
10. City Park Subdivision 2023 Replat; KPB File 2023-145 (Consent Agenda)
McLane Consulting Group / Evenson, Boys & Girls Club of the Kenai Peninsula
Location: S. Spruce Street
City of Kenai
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
11. Strawberry Hill Estates 2023 Addition; KPB File 2024-016 (Consent Agenda)
McLane Consulting Group / Bunts
Location: Wortham Avenue & Devray Street
City of Kenai
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
Page 69
____________________________________________________________________________
February 26, 2024 Page 4 of 4
12. Jake Estates ROW Replat; KPB 2023-115 (Consent Agenda)
McLane Consulting Group / Asimakopoulos
Location: Paulk Avenue
Kalifornsky Area
Motion to grant preliminary approval passed by unanimous vote (4-Yes)
F. OTHER (No Public Hearing)
G. ADJOURNMENT
MISCELLANEOUS INFORMATIONAL ITEMS
NEXT REGULARLY SCHEDULED PLANNING COMMISSION MEETING
The next regularly scheduled Plat Committee meeting will be held Monday, March 25, 2024 in the Betty J. Glick Assembly
Chambers of the Kenai Peninsula Borough George A. Navarre Administration Building, 144 North Binkley Street, Soldotna,
Alaska at 5:30 p.m.
CONTACT INFORMATION
KENAI PENINSULA BOROUGH PLANNING DEPARTMENT
Phone: 907-714-2215 / Toll free within the Borough 1-800-478-4441, extension 2215
Fax: 907-714-2378
e-mail address: planning@kpb.us
website: http://www.kpb.us/planning-dept/planning-home
Page 70
Kenai City Council - Regular Meeting Page 1 of 2
March 06, 2024
Kenai City Council - Regular Meeting
March 06, 2024 ꟷ 6:00 PM
Kenai City Council Chambers
210 Fidalgo Avenue, Kenai, Alaska
www.kenai.city
**Telephonic/Virtual Information on Page 2**
Action Agenda
A. CALL TO ORDER
1. Pledge of Allegiance
2. Roll Call
3. Approval of the Agenda and Consent Agenda (Public comments on Consent Agenda Items
limited to three (3) minutes per speaker; thirty (30) minutes aggregated)
*All items listed with an asterisk (*) are considered to be routine and non-controversial by the council
and will be approved by one motion. There will be no separate discussion of these items unless a
council member so requests, in which case the item will be removed from the consent agenda and
considered in its normal sequence on the agenda as part of the General Orders.
B. SCHEDULED ADMINISTRATIVE REPORTS
C. SCHEDULED PUBLIC COMMENTS (Public comments limited to ten (10) minutes per speaker)
D. UNSCHEDULED PUBLIC COMMENTS (Public comments limited to three (3) minutes per speaker;
thirty (30) minutes aggregated)
E. PUBLIC HEARINGS
1. ENACTED WITHOUT OBJECTION. Ordinance No. 3400-2024 - Increasing Estimated
Revenues and Appropriations in the Airport Land Sale Permanent Fund to Transfer Earnings in
Excess of Budgeted Amounts to the City’s Airport Fund. (Administration)
2. ENACTED WITHOUT OBJECTION. Ordinance No. 3401-2024 - Increasing Estimated
Revenues and Appropriations in the General Land Sale Permanent Fund to Transfer Earnings
in Excess of Budgeted Amounts to the City’s General Fund. (Administration)
F. MINUTES
1. *Regular Meeting of February 21, 2024. (City Clerk)
G. UNFINISHED BUSINESS
1. ADOPTED WITHOUT OBJECTION. Resolution No. 2024-05 - Amending the Employee
Classification Plan by Reclassifying the Public Works Building Official/Manager to a Building
Official and Adjusting the Range for this Class. (Administration) [On 02/07/24 Postponed to
02/21/24; On 02/21/24 Postponed to 03/06/24]
H. NEW BUSINESS
1. *Action/Approval - Bills to be Ratified. (Administration)
Page 71
Kenai City Council - Regular Meeting Page 2 of 2
March 06, 2024
2. *Ordinance No. 3402-2024 - Accepting and Appropriating a Donation to the Kenai Community
Library for Library Materials, Programming, Furniture and Shelving. (Administration)
3. *Ordinance No. 3403-2024 - Amending Sections of Kenai Municipal Code Chapters 21.10 -
Leasing and Acquisition of Airport Reserve Lands, and 22.05 - Disposition of City Lands, to
Extend the Time Allowed for Private Development on City Leased Lots and Requiring Certain
Financial Assurances Prior to Lease Execution. (Administration)
I. COMMISSION / COMMITTEE REPORTS
1. Council on Aging
2. Airport Commission
3. Harbor Commission
4. Parks and Recreation Commission
5. Planning and Zoning Commission
6. Beautification Committee
J. REPORT OF THE MAYOR
1. Mayor Recognition - Thanking Bob Peters for 30-Years of Service to the City of Kenai.
K. ADMINISTRATION REPORTS
1. City Manager
2. City Attorney
3. City Clerk
L. ADDITIONAL PUBLIC COMMENTS
1. Citizens Comments (Public comments limited to five (5) minutes per speaker)
2. Council Comments
M. EXECUTIVE SESSION
N. PENDING ITEMS
1. Ordinance No. 3392-2024 - Amending the Kenai Zoning Code to Add a New Zoning District,
Working Waterfront (WW) and Amending the Official Zoning Map for Certain Parcels from
Heavy Industrial (IH) to Working Waterfront (WW) or Conservation (C) Zoning District.
(Knackstedt) [On 02/21/24 this item was postponed to 03/20/24.]
O. ADJOURNMENT
P. INFORMATION ITEMS
The agenda and supporting documents are posted on the City’s website at www.kenai.city. Copies of
resolutions and ordinances are available at the City Clerk’s Office or outside the Council Chamber prior
to the meeting. For additional information, please contact the City Clerk’s Office at 907-283-8231.
Registration is required to join the meeting remotely through Zoom. Please use the link below to
register:
https://us02web.zoom.us/meeting/register/tZwtd-2orD8oEta33knLcI2JxQATeGQyaNn7
Page 72
March 13, 2024
PLANNING & ZONING COMMISSION MEETING
ADDITIONAL MATERIAL/REVISIONS
REQUESTED ADDITIONS TO THE PACKET
ACTION ITEM REQUESTED BY
Add Item E.1
Resolution PZ2024-06
Amendment Memo
Public Comment
Planning Director
Add Item F.1
Resolution PZ2024-05
Public Comment
Planning Director
MEMORANDUM
TO: Planning & Zoning Commission
FROM: Linda Mitchell, Planning Director
DATE: March 13, 2024
SUBJECT: Resolution No. PZ2024-06 Requested Amendment
After consultation with the City Clerk, a change in the verbiage of Resolution No. PZ2024-06 is
recommended.
The following amendment is respectfully requested.
Motion
Thank you for your consideration.
Amend the title to read: A Resolution [RECOMMENDING THAT] Opposing the Preliminary Plat for
Mommsen’s 2024 Replat [ATTACHED HERETO BE DENIED].
1
Linda Mitchell
From:Mueller, Marcus <MMueller@kpb.us>
Sent:Wednesday, March 13, 2024 3:22 PM
To:Shellie Saner; Linda Mitchell
Subject:March 13 P&Z: Res PZ2024-06
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,
especially from unknown senders.
Commissioners of the City of Kenai Planning and Zoning Commission, and Planning Staff;
Please accept this email as public comment related to the staff findings for the Mommsen’s 2024 Replat (PZ2024-06), being
heard by the City of Kenai Planning and Zoning Commission tonight (March 13, 2024).
The Kenai Peninsula Borough as land owner and party to the above referenced replat, seeks additional clarification from the
Commission regarding the current standing and future utility of the properties under existing City Code:
1. Do Lot 2, Block 4 Mommsen’s Subdivision Replat No. 1 and 2, and Lot 2, Block 3 Mommsen’s Subdivision Replat No. 1
and 2, currently comply with current City of Kenai Platting standards?
2. If the parcels are combined as proposed, can a building permit be issued across the newly created lot?
3. If the lots are not combined, can a building permit be issued on each of the two lots?
The intent of the land sale offering containing this property is to dispose of select substandard parcels originally retained by the
Borough through a tax foreclosure action for a public purpose. The public purpose being to resolve, or attempt to resolve, the
substandard nature of the parcels through a merger or consolidation of these properties with that of adjacent land owner
(winning bidder). This is done to create a parcel that more closely complies with existing borough platting code.
The staff report provided March 8, 2024, provides potentially new findings regarding the conformance and utility of the KPB
parcel the borough was otherwise unaware of. The clarification requested is central to provide guidance for the completion of
the proposed sale including the satisfaction of the public purpose for which the parcel was originally retained.
If the answers to questions 1 and/or 3 are “No”, then approval of the plat as proposed is requested with a finding that the plat
establishes a more useable lot.
You time in review and consideration of the above is greatly appreciated.
Regards;
Marcus A Mueller
Land Management Officer
Kenai Peninsula Borough
907.714.2204
mmueller@kpb.us
1
Linda Mitchell
From:Linda Dunn <lindadunn78@gmail.com>
Sent:Tuesday, March 12, 2024 5:29 PM
To:Planning Department
Subject:RV Park review for 813 Riverview Drive Kenai
CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links,
especially from unknown senders.
Mike and Linda Dunn of 809 Riverview Drive Kenai, AK 99611, support the plans for an RV Park and the Conditional Use Permit
for the RV Park at the location of 813 Riverview Drive, Kenai, AK 99611.
We reside next door to the proposed RV Park.
Mike and Linda Dunn
907.252.8458
PLANNING & ZONING COMMISSION
Resolution PZ2024-05 –Conditional Use Permit-Recreational Vehicle (RV) Park
813 Riverview Drive
March 13, 2024
PZ2024-05 –Conditional Use Permit –Recreational Vehicle (RV) Park
Summary
Current Use Vacant
Zoning Central Commercial (CC)
Land Use Designation Mixed Use (MU)
Lot Size 0.36 acres
Surrounding Uses
North Parking Lot
South Vacant/Kenai River
West Parking Lot
East Single-Family Dwelling
KMC 14.20.150(e) Conditional Use Permit Review Criteria
STAFF ANALYSIS
Criteria 1 The use is consistent with the purpose of this chapter and the purposes and intent of the zoning district. Met
Criteria 2 The economic and noneconomic value of the adjoining property and neighborhood will not be significantly impaired.Met
Criteria 3 The proposed use is in harmony with the Comprehensive Plan.Met
Criteria 4 Public services and facilities are adequate to serve the proposed use.Met subject to Condition No. 3
Criteria 5 The proposed use will not be harmful to the public safety, health or welfare.Met
Criteria 6
Any and all specific conditions deemed necessary by the Commission to fulfill the above-mentioned conditions. 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.
Met
Staff Recommendation
Adopt Resolution PZ2024-05 approving a Conditional Use Permit for a RV Park with a
maximum of five (5) RV spaces on the property located at 813 Riverview Drive,
subject to the listed conditions.
Next Steps
Approval of the Request
If the request is approved, a landscape/site plan and building permit may be issued subject to
conditions listed in the CUP.
Denial of the Request
If the request is denied, the applicant may not operate a RV Park but permitted to any uses as
indicated in the Land Use Table for the Central Commercial (CC) Zoning District.
PLANNING & ZONING COMMISSION
Resolution PZ2024-05 –Conditional Use Permit-Recreational Vehicle (RV) Park
813 Riverview Drive
March 13, 2024
PLANNING & ZONING COMMISSION
Resolution PZ2024-07 –Preliminary Plat –Michael J. Pelch Homestead Jr.
Addition No. 4 (“MJPHJ Addition No. 4”)
3713 and 3936 Beaver Loop Road
March 13, 2024
Preliminary Plat –MJPHJ Addition No. 4
Summary
Current Use Vacant
Zoning District Rural Residential (RR)
Land Use Designation Low Density Residential (LDR)
Surrounding Uses
North Vacant
South Single-Family Dwellings, Gravel Pit
West Vacant, Single-Family Dwellings
East Vacant, Single-Family Dwellings
KMC Section 14.10.070 Subdivision Design Standards
STAFF ANALYSIS
KMC 14.10.070 Subdivision design standards Met, subject to Condition No. 3
KMC 14.10.080 Minimum improvement required Met
KMC 14.24.010 Minimum lot area requirements Met
KMC 14.24.020 General Requirements Met
The proposed preliminary plat does not meet all of the following Title 14 of
Kenai Municipal Code (KMC) sections.
Staff Recommendation
Adopt Resolution PZ2024-07 recommending approval of the preliminary plat
“Michael J. Pelch Homestead Jr Addition No. 4” to replat Tracts G, A-1, A-2, and A-3,
Michael J. Pelch Homestead Jr. Addition No. 3 into seven (7) lots to Kenai Peninsula
Borough.
Conditions
1.Further development of the property will conform to all federal, State of Alaska,
and local regulations.
2.Remove Note 6 on the preliminary plat as the State no longer maintained the
right-of -way affecting the preliminary plat and renumber accordingly.
3.The developer will install a T-shaped turnaround, also known as a hammerhead,
as an acceptable alternative for emergency service vehicles or other large trucks
to complete a turnaround at the end of Pelch Drive.
PLANNING & ZONING COMMISSION
Resolution PZ2024-07 –Preliminary Plat –Michael J. Pelch Homestead Jr.
Addition No. 4 (“MJPHJ Addition No. 4”)
3713 and 3936 Beaver Loop Road
March 13, 2024
PLANNING & ZONING COMMISSION
Resolution PZ2024-06 –Preliminary Plat –Mommsen’s 2024 Replat
1018 Third Street and 1019 Fourth Street
March 13, 2024
Preliminary Plat –Mommsen’s 2024 Replat
Summary
Current Use Vacant
Zoning District Suburban Residential (RS)
CombinedLot Area 0.517 acre
Surrounding Uses
North Vacant
South Vacant
West Single-Family Dwelling
East Vacant
Lot 2, Blk 4 Lot 2, Blk 3
Lot 2, Blk 4 Lot 2, Blk 3
Staff’s Findings
The proposed lot merger does not generally meet the subdivision design standards when itcomestothelotdesignasoutlinedinsubsections(e)(1)and (e)(2)KMC 14.10.070(e)Lots,asfollows.
(e)Lots.
(1)The lot arrangement and design shall be such that all lots will provide satisfactory and desirable building sites, properly related to topography and the character of surrounding development.
(2)All sidelines of lots shall be at right angles to straight street lines and radial to curved street lines, except where a variation to this rule will provide a better street and lot layout.Lots with double frontage shall be avoided.
Lot 2, Blk 4 Lot 2, Blk 3
KMC Section 14.10.070 Subdivision Design Standards
STAFF ANALYSIS
KMC 14.10.070 Subdivision design standards Not Met
KMC 14.10.080 Minimum improvement required Met
KMC 14.24.010 Minimum lot area requirements Met
KMC 14.24.020 General Requirements Met
The proposed preliminary plat does not meet all of the following Title 14 of
Kenai Municipal Code (KMC) sections.
Staff Recommendation
Adopt Resolution PZ2024-06 recommending opposition of the preliminary plat
“Mommsen’s 2024 Replat” to merge Lot 2 Block 4 and Lot 2 Block 3, Mommsen’s
Additions No’s 1 & 2 Replat to Kenai Peninsula Borough.
PLANNING & ZONING COMMISSION
Resolution PZ2024-06 –Preliminary Plat –Mommsen’s 2024 Replat
1018 Third Street and 1019 Fourth Street
March 13, 2024
CERTIFICATE OF PUBLICATION & POSTING
I, Beth McDonald, Planning Administrative Assistant of
the City of Kenai, do hereby certify that on the 29th day of
February, 2024, I electronically mailed or caused to be
published the foregoing Notice of Meeting to the
Peninsula Clarion and requested that this Notice be
published in the March 6, 2024 edition of their
newspaper. On the 8th day of March, 2024, the full
meeting agenda was also posted at Kenai City Hall and on
the internet at www.kenai.city.
___________________________
Beth McDonald,
Planning Administrative Assistant