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Home My WebLink AboutOrdinance No. 3470-2025Sponsored by: Administration KENAI CITY OF KENAI ORDINANCE NO. 3470-2025 AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP AND LAND USE TABLE BY REZONING TWENTY-EIGHT PROPERTIES LOCATED NEAR THE INTERSECTION OF THE KENAI SPUR HIGHWAY AND WILDWOOD DRIVE FROM SUBURBAN RESIDENTIAL (RS) TO GENERAL COMMERCIAL (CG) ZONING DISTRICT. WHEREAS, the properties located near the intersection of the Kenai Spur Highway and Wildwood Drive, as listed below: Parcel No. Address Lot Size Legal Description 03902122 14383 Kenai Spur Hwy 1.96-acre BUSH LANES SUB NO 2 03903308 14320 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD 03903310 14288 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD 03903312 2807 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903313 2809 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903314 2811 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903315 2813 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903316 2815 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904001 14260 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD 03904002 14256 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD 03904010 1303 Orchid Way 0.34-acre BLACK GOLD EST SUB AMD 03904011 2705 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904012 2707 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904015 2713 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904016 2715 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD 03904017 2717 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD 03908108 2726 Augustine Way 0.40-acre CARL F. AHLSTROM SUB New Text Underlined; [DELETED TEXT BRACKETED] Ordinance No. 3470-2025 Page 2 of 3 03908109 2724 Augustine Way 0.61-acre CARL F. AHLSTROM SUB 03908111 2722 Augustine Way 0.28-acre CARL F. AHLSTROM SUB 03908113 2720 Augustine Way 0.26-acre CARL F. AHLSTROM SUB 03908115 2718 Augustine Way 0.26-acre CARL F. AHLSTROM SUB 03904009 2710 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03904008 2712 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03904007 2714 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03908116 2717 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB 03908114 2719 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB 03908112 2721 Wildwood Dr. 0.41-acre CARL F. AHLSTROM SUB 03908110 2723 Wildwood Dr. 0.34-acre CARL F. AHLSTROM SUB are currently zoned Suburban Residential (RS); and, WHEREAS, the City of Kenai received a rezone application from a property owner in accordance with KMC 14.20.270 Amendment Procedures; and, WHEREAS, the current RS zoning district is for low to medium density residential development; and, WHEREAS, the proposed rezone to CG zoning district would allow for a wide range of commercial uses; and, WHEREAS, the land use classification on properties immediately to the south and west is General Commercial, which envisioned a mix of commercial uses; and, WHEREAS, the proposed rezone would eliminate conditional use permits initiated in 1999 to allow for low -impact commercial operations; and, WHEREAS, the rezone is consistent with the Imagine Kenai 2030 Comprehensive Plan and aligns with the Land Use Plan and addresses Goal 1 — Quality of Life: Promote and encourage quality of life in Kenai; and, WHEREAS, at their regularly scheduled meeting held on April 23, 2025, the City of Kenai Planning and Zoning Commission voted to approve that the subject properties be rezoned from Suburban Residential to General Commercial zoning district. NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF KENAI, ALASKA, AS FOLLOWS: Section 1. Amendment of City of Kenai Official Zoninq Map: That City of Kenai, Official Zoning Map is hereby amended as follows: Rezone parcels 03902122, 03903308, 03903310, 03903312, 03903313, 03903314, 03903315, 03903316, 03904001, 03904002, 03904010, 03904011, 03904012, 03904015, 03094016, 03904017, 03908108, 03908109, 03908111, 03908113, 03908115, 03904009, 03904008, 03904007, 03908116, 03908114, 03908112, and 03908110 from Suburban Residential (RS) to General Commercial (CG) zoning district. New Text Underlined; [DELETED TEXT BRACKETED] Ordinance No. 3470-2025 Page 3 of 3 Section 2. Amendment of City of Kenai Land Use Map: That City of Kenai, Land Use Map is hereby amended as follows: Rezone parcels 03902122, 03903308, 03903310, 03903312, 03903313, 03903314, 03903315, 03903316, 03904001, 03904002, 03904010, 03904011, 03904012, 03904015, 03094016, 03904017, 03908108, 03908109, 03908111, 03908113, 03908115, 03904009, 03904008, 03904007, 03908116, 03908114, 03908112, and 03908110 from Suburban Residential to General Commercial. Section 3. Severability: That if any part or provision of this ordinance or application thereof to any person or circumstances is adjudged invalid by any court of competent jurisdiction, such judgment shall be confined in its operation to the part, provision, or application directly involved in all controversy in which this judgment shall have been rendered, and shall not affect or impair the validity of the remainder of this title or application thereof to other persons or circumstances. The City Council hereby declares that it would have enacted the remainder of this ordinance even without such part, provision, or application. Section 4. Effective Date: That pursuant to KMC 1.15.070(f), this ordinance shall take effect 30 days after enactment. ENACTED BY THE COUNCIL OF THE CITY OF KENAI, ALASKA, THIS 21ST DAY, / MA)I� ;;S. ATTEST: "�v �'N Michelle M. Saner, MMC, City Clerk Vice Introduced: May 7, 2025 Enacted: May 21, 2025 Effective: June 20, 2025 New Text Underlined; [DELETED TEXT BRACKETED] KFNAI City of Kenai 1210 Fidalgo Ave, Kenai, AK 99611-7794 1907.283.75351 www.kenaixity MEMORANDUM TO: Mayor Gabriel and Council Members THROUGH: Terry Eubank, City Manager FROM: Kevin Buettner, Planning Director DATE: April 24, 2025 SUBJECT: Ordinance No. 3470-2025 - Amending the Official Zoning Map and Land Use Table by Rezoning Twenty -Eight Properties Located Near the Intersection of the Kenai Spur Highway and Wildwood Drive from Suburban Residential (RS) to General Commercial (CG) Zoning District. The applicants are seeking to rezone properties located primarily north and east of the Kenai Spur Highway and north of Wildwood Drive in the Black Gold Estates Subdivision (Amended) from Suburban Residential (RS) to General Commercial (CG) zoning district. One parcel is located to the west of the Kenai Spur Highway (KPB Parcel 03902122), which is currently split zoned as RS and CG. The new zoning for this parcel would be wholly CG. Parcels south of Wildwood Drive in the Carl F. Ahlstrom Subdivision are also included due to their proximity to other CG zoned parcels and common ownership. The purpose of the rezone is to allow commercial uses to be developed on the subject parcels. Due to the proximity of the Kenai Spur Highway, it is anticipated that commercial uses are more likely to develop along the corridor, acting as a buffer to the proposed suburban residential subdivision beyond the affected parcels. The Kenai Spur Highway is classified as a Principal Arterial in this location by the Alaska Department of Transportation and as such, it is used to convey a high volume of traffic to Nikiski and points north. A Principal Arterial route often has higher annual average daily traffic counts than surrounding city streets, and generally results in higher associated road noise. This noise often deters substantial residential development directly on the route. These parcels were originally platted in the 1960s. As development priorities within the City have changed over time, the preferred use of the land has also changed. Land use along this corridor and similar corridors in the City are commercial or light industrial in nature. Expanding the CG Zoning District will allow for additional development along the Kenai Spur Highway, as it is anticipated that it would be developed in junction with the surrounding commercial uses to the south and west. The existing land use classification states that the area is to be Suburban Residential. Due to the Kenai Spur being a Principal Arterial route, there is reason to anticipate that this area will become a mix of commercial uses, as traffic is higher along the Kenai Spur Highway and the associated road noise make residential uses less desirable. The proposed rezone to CG zone would be consistent as a natural extension of the General Commercial land use classification that is immediately south of the subject properties as identified in the Comprehensive Plan. An amendment to the land use map in the Comprehensive Plan is required, as all the proposed uses are not allowable in Suburban Residential zones. The City anticipates updating the Comprehensive Plan within a couple years, and a new Land Use Plan may be developed as a part of this process. The Comprehensive Plan supports this rezoning in the following identified goal: Goal 1 — Quality of Life: Promote and encourage quality of life in Kenai. • Q-4: Promote the siting and design of land uses that are in harmony and scale with surrounding uses. On April 23, 2025, the City of Kenai Planning and Zoning Commission voted to recommend the subject properties be rezoned from Suburban Residential to General Commercial zoning district. Attachments Location Map Proposed Zoning Map Bush Lanes Subdivision (Plat No. 94-54) Carl F. Ahlstrom (Plat No. KN-216) Black Gold Estates Subdivision Amended P&Z Resolution PZ2025-14 Staff Report PZ2025-14 Page 2 of 2 The City of Kenai www.kenai.city 41,1� Ole- V, - - olhb.. 'kip wr, 0 0 '�` �� /Illlliwllllll ,�l1l��L! f 1 ''Ill�lil E 6 k Z Z V ry n �N •„.a. 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AHEMOrl i .2/4 Plt-2 .2V '115 61E 6' F h7!. 01 NgZcp ME r Eli p I KENAI CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION PZ2026-14 A RESOLUTION RECOMMENDING THE KENAI CITY COUNCIL APPROVE THE REZONE FROM SUBURBAN RESIDENTIAL (RS) TO GENERAL COMMERCIAL (CG) ZONING DISTRICT FOR THE FOLLOWING PROPERTIES AND AS DEPICTED ON THE ATTACHED BOUNDARY MAP. Parcel No. Address Lot Size Legal Descri tion 03902122 14383 Kenai Spur Hwy 1.96-acre BUSH LANES SUB NO 2 03903308 14320 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD 03903310 ' 14288 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD 03903312 2807 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903313 2809 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903314 2811 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903315 2813 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903316 2815 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904001 14260 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD 03904002 14256 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD 03904010 1303 Orchid Way 0.34-acre BLACK GOLD EST SUB AMD 03904011 2705 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904012 2707 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904016 2713 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904016 2715 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD 03904017 2717 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD Resolution No. PZ2025-14 Page 2 of 4 03908108 2726 Augustine Way 0.40-acre CARL F. AHLSTROM SUB 03908109 2724 Augustine Way 0.61-acre CARL F. AHLSTROM SUB 03908111 2722 Augustine Way 0.28-acre CARL F. AHLSTROM SUB 03908113 2720 Augustine Way 0.26-acre CARL F. AHLSTROM SUB 03908115 2718 Augustine Way 0.26-acre CARL F. AHLSTROM SUB 03904009 2710 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03904008 2712 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03904007 2714 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03908116 2717 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB 03908114 2719 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB 03908112 2721 Wildwood Dr. 0.41-acre CARL F. AHLSTROM SUB 03908110 2723 Wildwood Dr. 0.34-acre CARL F. AHLSTROM SUB WHEREAS, the City of Kenai received a rezone application and supporting documentation from the majority of property owners in accordance with Kenai Municipal Code (KMC) Section 14.20.270 Amendment procedures; and, WHEREAS, the area proposed to be rezoned contains a minimum of one (1) acre (excluding street or alley rights -of -way); and, WHEREAS, the proposed amendment to the zoning ordinance is not substantially the same as any other unapproved proposed amendment submitted within the previous nine (9) months; and, WHEREAS, a map has been included of the proposed rezone area; and, WHEREAS, the City of Kenai Planning and Zoning Department conducted a duly advertised public hearing, following requirements outlined in Kenai Municipal Code 14.20.280 for public hearings and notifications. WHEREAS, the Planning and Zoning Commission finds: 1. The current zoning district, Suburban Residential (RS) is intended to provide for medium density residential development. The existing RS zone is not the preferred land use for this area as there are existing commercial uses to the south and west of the proposed rezone area and the subject properties are located within 600 feet of the Kenai Spur Highway. 2. The rezone to General Commercial (CG) zone would increase the adjacent CG zoning district, which it is anticipated that it would be developed in conjunction with the surrounding Resolution No. PZ2025-14 Page 3 of 4 commercial uses along the Kenai Spur Highway, therefore minimizing potential impacts of commercial development on existing residential uses. 3. Kenai Spur Highway has a Functional Classification as a Primary Arterial, as designated by the Alaska Department of Transportation, which infers a higher annual average daily traffic volume than surrounding neighborhood streets and therefore less desirable for residential uses due to vehicle noise. 4. The existing land use classification states that the area is to be Suburban Residential. Due to the Kenai Spur Highway being a Primary Arterial route, there is reason to anticipate that this area will become commercial uses, as traffic volume is higher along the highway and the associated road noise make residential uses less desirable. In the current RS zone, several commercial uses are permitted subject to a Conditional Use Permit (see attached Land Use Table). The proposed rezone to CG zone would be consistent as a natural extension of the General Commercial land use classification that is immediately south of the subject properties as identified in the Comprehensive Plan and reduce the administrative burden on business owners and city staff. 5. The proposed rezone to CG would align with the current commercial character of the neighborhood. NOW, THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA: Section 1. That Kenai City Council approve the rezone request for the twenty-eight (28) properties located near the intersection of the Kenai Spur Highway and Wildwood Drive from Suburban Residential (RS) to General Commercial (CG) zoning district. Section 2. That Kenai City Council amend the Land Use Map for the twenty-eight (28) properties located near the intersection of the Kenai Spur Highway and Wildwood Drive from Suburban Residential (RS) to General Commercial (CG). Section 3. That Kenai City Council amend the Official Zoning Map for the twenty-eight (28) properties located near the intersection of the Kenai Spur Highway and Wildwood Drive from Suburban Residential (RS) to General Commercial (CG). Section 4, That the Commission will forward its written recommendation to the Kenai City Council, along with all certified minutes and public records relating to the proposed amendment. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, THIS 231d DAY OF APRIL, 2025. r Jeff wa ;,¢HAIRPERSO Resolution No. PZ2025-14 Page 4 of 4 ATTEST: aI �? Aw-- Meghan Thib Beau, Deputy City Clerk 700, STAFF REPORT � PLANNING &ZONING DEPARTMENT TO: Planning and Zoning Commission FROM: Kevin Buettner, Planning Director DATE: April 15, 2025 SUBJECT: Resolution PZ2025-14 — Rezone Twenty-eight (28) Parcels from Suburban Residential (RS) to General Commercial (GC) Zoning District Request The applicants are requesting a rezone of Twenty-eight (28) parcels from Suburban Residential (RS) to General Commercial (CG) Zoning District. Staff Adopt Resolution PZ2025-14 recommending approval of a rezone of Recommendation twenty-eight (28) parcels from Suburban Residential (RS) to General Commercial (CG) Zoning District; recommending a Zoning Map Amendment; and a Land Use Map Amendment. Applicants: Alexander Douthit 1104 Leeward Drive Kenai, AK 99611 Parcel No. Address Lot Size Legal Description 03902122 14383 Kenai Spur Hwy 1.96-acre BUSH LANES SUB NO 2 03903308 14320 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD 03903310 14288 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD 03903312 2807 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903313 2809 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903314 2811 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903315 2813 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03903316 2815 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904001 14260 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD 03904002 14256 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD 03904010 1303 Orchid Way 0.34-acre BLACK GOLD EST SUB AMD 03904011 2705 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904012 2707 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904015 2713 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD 03904016 2715 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD 03904017 2717 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD 03908108 2726 Augustine Way 0.40-acre CARL F. AHLSTROM SUB 03908109 2724 Augustine Way 0.61-acre CARL F. AHLSTROM SUB 03908111 2722 Augustine Way 0.28-acre CARL F. AHLSTROM SUB 03908113 2720 Augustine Way 0.26-acre CARL F. AHLSTROM SUB 03908115 2718 Augustine Way 0.26-acre CARL F. AHLSTROM SUB 03904009 2710 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03904008 2712 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03904007 2714 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD 03908116 2717 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB 03908114 2719 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB 03908112 2721 Wildwood Dr. 0.41-acre CARL F. AHLSTROM SUB 03908110 2723 Wildwood Dr. 0.34-acre CARL F. AHLSTROM SUB Current Zoning: Suburban Residential (RS) Proposed Zoning: General Commercial (CG) Current Land Use Unimproved Residential Lots Land Use Plan Suburban Residential Resolution No. PZ2025-14 Rezone from Suburban Residential (RS) to General Commercial (CG) Kenai Spur Hwy Q Wildwood Page 2 of 5 SUMMARY The applicants are seeking to rezone properties located primarily north and east of the Kenai Spur Highway and north of Wildwood Drive in the Black Gold Estates Subdivision (Amended) from Suburban Residential (RS) to General Commercial (CG) zoning district. One parcel is located to the west of the Kenai Spur Highway (KPB Parcel 03902122), which is currently split zoned as RS and CG. The new zoning for this parcel would be wholly CG. Five parcels south of Wildwood Drive in the Carl F. Ahlstrom Subdivision are also included due to their proximity to other CG zoned parcels and common ownership. The purpose of the rezone is to allow commercial uses to be developed on the subject parcels. Due to the proximity of the Kenai Spur Highway, it is anticipated that commercial uses are more likely to develop along the corridor, acting as a buffer to the proposed suburban residential subdivision beyond the affected parcels. The Kenai Spur Highway is classified as a Principal Arterial in this location by the Alaska Department of Transportation and as such, it is used to convey a high volume of traffic to Nikiski and points north. A Principal Arterial route often has higher annual average daily traffic counts than surrounding city streets, and generally results in higher associated road noise. This noise often deters substantial residential development directly on the route. These parcels were originally platted in the 1960s. As development priorities within the City have changed over time, the preferred use of the land has also changed. Land use along this corridor and similar corridors in the City are commercial or light industrial in nature. Expanding the CG Zoning District will allow for additional development along the Kenai Spur Highway. ANALYSIS Pursuant to KMC Section 14.20.270, the initiation of a Zoning Map Amendment may be initiated by a majority of the property owners in the area to be rezone. Furthermore, the area to be rezoned contains a minimum one (1) acre (excluding street or alley rights -of -way) unless the amendment enlarges an adjacent district boundary. The affected parcels are owned by eight different landowners. A majority of the landowners have expressed support. Written letters of support are attached to the application in this packet. This therefore, meets the requirements for the initiation of a rezone application. The combined area of the rezone is approximately 9.55 acres, which exceeds the minimum one (1) acre requirement for a zoning map amendment and it would expand the adjacent General Commercial zoning district to the south and west of the proposed rezone area. Existing and Proposed Zoning The existing zoning is Suburban Residential (RS) and the intent as outlined in KMC Section 14.20.090 states the following: The RS Zone is intended to provide for medium density residential development in areas which will be provided with common utility systems. The specific intent in establishing this zone is: (1) To separate residential structures to an extent which will allow for adequate light, air, and privacy, Resolution No. PZ2025-14 Rezone from Suburban Residential (RS) to General Commercial (CG) Kenai Spur Hwy @ Wildwood Page 3 of 5 (2) To prohibit uses which would. (A) Violate the residential character of the environment, (8) Generate heavy traffic in predominantly residential areas. Finr+!n ,-,: The area is currently surrounded to the west and south with existing commercial uses. A commercial use is also present in the center of the proposed rezoning area. The subdivision has not been developed in over sixty years, and given current development trends in the City of Kenai, the land closest to the Kenai Spur Highway is typically used for commercial uses. The current zoning, RS prohibits commerical uses unless it is a conditional use which may preclude potential development from occurring due to an increased administrative burden on potential developers. The proposed zoning is General Commercial (CG) and the intent as outlined in KMC Section 14.20.120 states the following: The CG zone allows for the widest range of commercial uses compared to other commercial zoning districts. The current zoning district, Suburban Residential (RS) is intended to provide for medium density residential development. The existing RS zone is not the preferred land use for this area as there are existing commercial uses to the south and west of the proposed rezone area and the subject properties are located on or near the Kenai Spur Highway. The rezone to General Commercial (CG) zone would increase the adjacent CG zoning district, which it is anticipated that it would be developed in conjunction with the surrounding commercial uses along the Kenai Spur Highway. Therefore, it would minimize potential impacts of commercial development on existing residential uses. Findings: The rezone to CG zone would increase the adjacent CG zoning district, which it is anticipated that it would be developed in conjunction with the surrounding commercial/institutional uses to the west and south. Therefore, minimizing potential impacts of commercial development on existing uses. Comprehensive Plan — Land Use Classification The existing land use classification is Suburban Residential and the intent as outlined in the Imagine Kenai 2030 Comprehensive Plan ("Comprehensive Plan") states the following: Kenai residents place a high value on residential neighborhoods that are safe for all ages and located near important community facilities such as schools, recreational facilities, the library, parks, govemment services, and commercial areas. winriina,s: The existing land use classification states that the area is to be Suburban Residential. Due to the Kenai Spur being a Principal Arterial route, there is reason to anticipate that this area will become a mix of commercial uses, as traffic is higher along the Kenai Spur Highway and the associated road noise make residential uses less desirable. The proposed rezone to CG zone would be consistent as a natural extension of the General Commercial land use classification that is immediately south of the subject properties as identified in the Comprehensive Plan. An amendment to the land use map in the Comprehensive Plan is required, as all the Resolution No. PZ2025-14 Rezone from Suburban Residential (RS) to General Commercial (CO) Kenai Spur Hwy @ Wildwood Page 4 of 5 proposed uses are not allowable in Suburban Residential zones. The City anticipates updating the Comprehensive Plan within a couple years, and a new Land Use Plan may be developed as a part of this process. The Comprehensive Plan supports this rezoning in the following identified goal: Goal 1— Qualify of Life: Promote and encourage quality of life in Kenai. • Q-4: Promote the siting and design of land uses that are in harmony and scale with surrounding uses. The proposed rezone to CG would align with the commercial development of the surrounding neighborhoods. Existing Use In the proposed rezone area, there are no principal structures. Commercial enterprises exist to the south and west of the proposed rezone area, and mirroring the zoning on the opposite side of the Kenai Spur Highway would open up land for new development. The original subdivision was platted over sixty years ago, and to date, there is little development within the entirety of the subdivision. indings: The proposed rezone to CG zone would make the land fronting the Kenai Spur Highway, as well as adjacent lots behind them more desirable for development. The parcels not fronting the highway could potentially be merged in future subdivisions to allow for large developments. PUBLIC NOTICE Pursuant to Kenai Municipal Code 14.20.280 notices of the public hearing for the rezone were mailed to property owners within a three hundred -foot (300') periphery of the subject properties. City staff published notice of the public hearing in the Peninsula Clarion, and notification was posted. No public comments have been received as of the date of this meeting. STAFF RECOMMENDATION Based on the findings and analysis in this staff report, Staff recommends the Planning & Zoning Commission recommending approval of a rezone of twenty-eight (28) parcels from Suburban Residential (RS) to General Commercial (CG) Zoning District; recommending a Zoning Map Amendment; and a Land Use Map Amendment. Planning & Zoning Commission's recommendation will be forwarded to City Council for consideration. ATTACHMENTS Zoning Map Application Materials Letter of Intent Letters of Support Aerial Map Plat Draft Zoning Map Resolution No. PZ2025-14 Rezone from Suburban Residential (RS) to General Commercial (CG) Kenai Spur Hwy @ Wildwood Page 5 of 5 D39.31MMM City of Kenai Pianning and Zoning DWrtment Rezoning 21 U Fidalgo Avenue Kenai, AK 99611 .� Application (907) 283-8200 planning@kenalxiry www. kenaixiiy/planning c Name: Mailing Address: State: Zip Code: Phone Number(s): Email: Kenai Peninsula Borough Parcel # (s): , Physical Address: -AL 994,11 Legal Description: ZONING INFORMATION Present Zone: Proposed Zone: '' r 1 [' „„ ' Intended Use and/or Reason for Rezoning (attach additional sheets if necessary): r �vr X mrytn' f caa.� &e � ott, t�C aCc,.j" �,�� p c.�Osi�i A t ri+�.t"P .j- a fe'.S ate► e" ter �5 .3' 4 4�u� c eww: Sp I �...�1 p`�'� U 7areaposed to be rezoned contains a minimum of 1 acre (excluding street or alley rights- [�O YES ss the amendment enlarges an adjacent zoning district boundary. Ths proposed amendment to the zoning ordinance is not substantially the same as any other BYES unapproved proposed amendment submitted within the previous 9 months. I understand a public hearing is required as outlined in the Kenai Zoning Code, a $250 fee is, &YES required ($265 total after tax), and that this application Twill be reviewed following Kenai City Code 14.20.270, available at kenai.municipal.codes/KMC/14.20.270. I have included a map of the proposed rezone area and applicable signatures. YES The proposed Zoning Code and Official Zoning Map Amendments is initiated by (check one): ❑ Kenai City Council ❑ Kenai Planning & Zoning Commission 13 Petition of majority of the property owners in the area to be rezoned ❑ Petition bearing the signatures of 50 registered voters within the City of Kenai ❑ Petition as provided by the Home Rule Charter of the City of Kenai Signature: see — Printed Name: Date: _ For City Use Only Date Application Fee Received: j PZ Resolution Number. Kevin Buettner From: Alex Douthit 1 Sent: Tuesday, March4, 20251045 AM To: Kevin Buettner 5ubjeet Rezone CAUTION: This email originated from outside.your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders. Good Afternoon, It is my request to rezone an area on the Kenai Spur Hwy and Wildwood Drive I currently own a large lot in the middle of the area that is zoned General Commercial and this would align the surrounding areas to also be general commercial. The surrounding lots are currently zoned Suburban residential. With this change, this area would then mirror the adjacent side of the Kenai Spur hwy which has a very similar area that Is already zoned General Commercial. This rezoning would allow for much needed commercial development areas within the City of Kenai and encourage economic growth within the city. The attached letters In addition to myself represent 22 of 29 surrounding lots. The lots requesting to rezone are listed as follows 4320, 14288,14260,14256,14224,14383 KENAI SPUR HWY 2815,2813,2811,2809,2807,2717,2715,2713,2707,2705 WILDFLOWER DR. 2710,2714,2712,2717.2719,2721,2723 Wildwood dr. 1303 ORCHID WAY 2716,2720,2722,2724,2726 Augustine Also attached are letters of support form a large majority of the involved land owners_ Thank you, Alex DouthIt DOYLE'S FUEL SERVICE SE�iVING T$E IMENA►X SINCE 1.962 3/4/2025 To Whom it may concern, Weaver Brothers/Doyle's Fuel Service is in support of zoning 14383 Kenai Spur Hwy Kenai, Alaska 99611 into a commercial zone as well as any lots directly across the 1 Kenai Spur Hwy in the vicinity of this address. Thank you, Keyin Doyle Weaver Brothers/Doyle's Fuel Service, Inc. Kenai, AK 99611 * Phone: "Fax: 314125, 3:26 PM The Uouthit Family Mail - rezone k-'' 0 Email rezone yes i John Bennett would like to rezone my lots to general commercial ]Quoted text hidden] Alex Douthit Fri, Feb 28, 2025 at 9:44 AM httpsJ/meil.google.comlmail/u/0/?ik-JBbB0abd7e&view=pt&search=all&pem+msgid=msg-Y 1825327864530797154&simpl=msg-F1825327864530797154 111 314125, 3:27 PM The Douthit Family Mail - Rezone on Kenai Spur Hwy project ' mail Alex bouthit Rezone on Kenai Spur Hwy project bryan lowe To: Alex Dou r Fri, Feb 28, 2025 at 9:09 PM 1, Bryan Lowe, owner of 14260 Kenai Spur Hwy am in support of Rezoning this lot and the surrounding area to Genera! Commercial as proposed by Alex Douthit. Thank You Bryan Lovve Sent from my ti One [Quoted text hidden] httpsllmail.google.comfmaiVu/01?ik=9Bb8Oabd7e&view=pt&search=all&permmsgid=msg-f:1825370955234828816&simpl=msg-t-182537OM234828816 111 3/4/25, 326 PM The Douthit Family Mail - rezone I", Gmaii rezone 1 message John Mellish To: To Who It May Concern, Alex Douthit Fri, Feb 28, 2025 at 5:16 PM I am in full support of rezoning the property adjacent to RPM's at 14096 Kenai Spur Highway to "general commercial". Sincerely, RPM's LLC John Mellish M, httpslfmail.google.comlmaiUu1017iC=g8b80abd7e&view=pt&search=all&perrnthid=thread-f:1825356288408065345&simpl=msg-ti 825356288408065345 1/1 f Ind .I .a' V 1 i i .I� \,ti ti An s �a"g RPG B IN �� Ba5 P. g .JII S� 3 oil E py Bq 13..• a F k�: Ss r"s,. � Koh g as�" 5 pp �� '$ �� a� �. �,� � ak x� �9 � s •-€s'♦1' � ,� FF Qga 6 \ \ V S84i1 sfYl RGCJeY � iiLU \\\ Lit N,fir h ' ;\ \1 $$ r oz .. \ f� a! ��s14•" 1 L`� •`J.t'•- '$',\+° eJ Y .t`/ _ ..�' ::ram � � •� `m /�.�.�� fir Li $ fs i : III.• •J" •-� KN- a�b 1 W SEE PC RES 201.2-44 3VACATS 10 FT tT•I'ILITY 'tA98MENT--' j ! . 1 Ito ' t � d �,� ��' � �:1' fr /// • • a' T 'i a V �t ! — 1 rs � � _ _.y �/j'_1as. ! • � •� � - � � tip,, ' ia �� „ . a`/ !// • I I i , \ �y a 0!. d p' • * � d' q �r. � � I% � \�• I /`-.� � 111 a 4. a I� ! d K �•. � un R �.�, -to I � .r{ a 2 R 3I ! 1 V E _ ° seere�•: tm�cr J t�i4s _ •+. as n .a sa �.'i n �'`�' a��i� 1 "'"�„er.e ` ' li i ♦. I A M N F ]I R. 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