Loading...
HomeMy WebLinkAbout1977-12-28 P&Z MinutesAGENDA Kenai Planning and Zoning Commission Regular Meeting December 28, 1977 Kenai Public Safety Building 7:00 p.m. Roland Raymond, Chairman Presiding 1. ROLL CALL 2. PUBLIC HEARING A. Request for Variance: Lots 11 and 12, Walker Lane Subdivision, John J. Williams 3. AGENDA APPROVAL 4. APPROVAL OF MINUTES OF DECEMBER 14, 1977 5. OLD BUSINESS A. Bicentennial Tract: Preliminary/Final Plat 6. NEW BUSINESS A. Discussion: Jeff Ottesen, Borough Planner 7. OTHER BUSINESS A. City Council Report: Betty Glick B. Borough Planning and Zoning Commission Report: Betty Glick C. Airport Advisory Committee Report: Cliff Heus D. Administrative Report 8. ADJOURNMENT nCtlii.t rlctililln~' dna GOn1ng l,Omm1SSlOn Regular Meeting December 28, 1977 Kenai Public Safety Building 7:00 p.m. Roland Raymond, Chairman Presiding ~~1. ROLL CALL Present: Roland Raymond, Sharon Loosli, Cliff Heus, Nick Miller, and Dwain Gibson Absent: John Monfor, and Phil Bryson Ex-Officio Member Present: Betty Glick Others Present: 2. PUBLIC HEARING City Manager John Wise, Borough Planner Jeff Ottesen, Jim Slagle, Bonnie Slagle, John Williams, Bob Holt, Jim Blanning, Beverly Blanning, Marion Kempf, Hal Lakin, Mary Ann Lakin, Gene Granath, Danny Morgan, Marilyn Thomas, and Sally Norman A. Request for Variance: Lots 11 and 12, Walker Lane Subdivision, John J. Williams Mr. Raymond explained that Mr. Williams was requesting a variance of the principle uses permitted in a Suburban Residential (RS) Zone for Lots 11 and 12, Walker Lane Subdivision, Section 4, TSN, R11W, S.B.&M., to permit the construction of two 12-plex apartment houses, one located on each of two lots. Mr. Raymond then opened the hearing to the public. Mr. Williams explained that the property size of each lot is 104' wide by ~ 208' deep which, combined, forms a perfect square of 208' on each side constituting 1 one acre. The land coverage would be 22%, and there would be a 25' front yard and a 22' back yard. Mr. Williams also explained that these lots are presently zoned Suburban Residential which allows for up to a 6-plex. Mr. Williams stated that the surrounding area consists of property zoned commercial by the City lying directly to the west of Walker Lane, multiple family dwellings located north of the properties as well as the former commercial structure known as Smokie's Garage which lies directly north of the properties. Mr. Williams then presented his construction plans to the Commission and the public present. Mr. Miller stated that Smokie's Garage was a commercial business by grandfather rights and is no longer in operation and that the multi-family dwellings directly to the north of this property is one single level duplex. Mr. Slagle stated that he felt that two 12-plexes in this area would cause quite a traffic problem as Walker Lane provides the only entrance and exit to Central Heeghts Subdivision. Mrs. Thomas stated that she was opposed for the same reason and that she also felt that this was a nice residential area and that two 12-plexes would just conjest that area. Mr. Blanning stated that Central Heights has been well subdivided and a 24 unit complex in this area would conjest it too much. Mrs. Norman stated that she felt that this area is all ready conjested and that the proposed 24 unit complex would just make it worse. Mr. Lakin stated that from what he has seen in Anchorage the value of the properties next to the multi-family dwellings usually drop in value which is unfair to the adjoining property owners. J Kenai Planning and 'coning Commission Page 2 I Regular Meeting December 28, 1977 (Item 2-A continued) } Mr. Granath stated that he was opposed to seeing a 24 unit complex go up in this area. Ms. Kempf stated that she would be living right next door to the proposed project. Ms. Kempf stated that she would not mind living next door if the 12-plexes were scaled down to duplexes. Mr. Wise explained that even if this variance were not granted that Mr. Williams would still be able to place 6-plexes on these lots. There being no further public input at this time, the hearing was brought back to the Commission for further consideration. Mr. Raymond read the zoning requirements for the Suburban Residential Zone and explained that in order for a variance to be granted the following three conditions must exist: 1.) That there are exceptional physical circumstances or conditions applicable to the property or to its intended use or development which do not apply generally to the other properties in the same land use district; 2.) That the strict application of the provisions of this chapter would result in practical difficulties or unnecessary hardship; 3.) That the granting of the variance will not result in material damage to other ~ properties in .the vicinity nor be detrimental to the public health, safety or ~ welfare. Mr. Miller pointed out that for up to a 6-plex 2,000 square feet of land per dwelling unit is required. MOTION: Mrs. Loosli moved, seconded by Mr. Heus, that the Commission recommend approval of the petition for exception to the Kenai Peninsula Borough Code of Ordinances, Title 21, Section 21.76.080, specifically the principle uses permitted within a Suburban Residential (RS) Zone of the City of Kenai, for Lots 11 and 12, Walker Lane Subdivision, Section 4, TSN, R11W, S.B.&M., as received by Mr. John J. Williams, to build two 12-plex apartment houses, one located on each of two lots. Mr. Raymond stated that this variance does not seem to meet the three conditions that must exist in order for a variance to be granted. Mr. Heus stated that he felt that the proposed project would be of material damage to the surrounding property which was made clear in the public comments. Mr. Heus stated that the proposed project could also be a traffic problem and that .the application did not meet the conditions that must exist. Mr. Miller stated that two 12-plexes does not really fit into the theme of the surrounding community in that area and that the traffic would ba a problem because the only entrance and exit to Central Heights is Walker Lane. ~ Mr. Raymond read a petition submitted by the surrounding property owners, a copy of which is attached .and hereby becomes part of the official minutes of this meeting. Mr. Morgan asked if there was any way that the zoning could be changed so that multi-family dwellings could not be placed in this area. / Kerial Ylarining and GOning (;Omm1SSlOn Regular Meeting December 28, 1977 (Item 2-A continued) Page 3 ~~ Mr. Raymond explained that the only way this could be accomplished would be to change the zoning ordinance or set up a district as such and write up a covenant to protect the inhabitants of such. Motion failed unanimously by roll call vote. Variance denied. 3. AGENDA APPROVAL MOTION: Mr. Heus moved, seconded by Mr. Miller, December 28, 1977, meeting as submitted. that the Commission approve the agenda of the Motion passed unanimously. 4. APPROVAL OF MINUTES OF DECEMBER 14, 1977 MOTION: Mr. Heus moved, seconded by Mr. Gibson, that the Commission approve the minutes of the December 14, 1977, meeting as written. Motion passed unanimously. 5. OLD BUSINESS A. Bicentennial Tract: Preliminary/Final. Plat MOTION: Mrs. Loosli moved, seconded by Mr. Miller, to adopt Resolution No. PZ 77-40 recommending approval of the Bicentennial Tract, Preliminary/Final Plat, subject to the following conditions: correction of negative findings of items 9 and 10. 9. Utility easements, if required, are not shown. 10. Lots are not identified by street addresses in accordance with City code. Motion passed unanimously by roll call vote. 6. NEW BUSINESS A. Discussion: Jeff Ottesen, Borough Planner Mr. Ottesen briefly described his background and past experience to the Planning and Zoning Commission. Mr. Ottesen also explained what some of his future plans were for working with the City of Kenai. Mr. Raymond explained the zoning ordinance changes that the Planning and Zoning Commission has been working on to Mr. Ottesen. Mr. Raymond also explained that this item has been tabled since the City Attorney came to the Commission with her legal opinion that the proposed change in the zoning ordinance would be challengable in a court of law because the proposed changes would essentially be a change in zoning. ItCllcl.l r1d.RI11Rg ana aoning ~ommlsslon Regular Meeting December 28, 1977 (Item 6-A continued) Page 4 } Mr. Ra mond ex lamed some of the housekee y p ping items which were proposed in the change of the zoning ordinance and stated that most of the opposition came from the developers and large property owners. Mr. Ottesen stated that the final decision as to the proposed change in the zoning ordinance would lie with courts and there is no way of knowing what the results would be without trying. Mr. Ottesen explained some of the things that they have been working on in Seward and suggested that perhaps the Commission might think about breaking each zone down into several sections within each zone or perhaps they might .try presenting the changes in the zoning ordinance in two seperate packets, one containing the housekeeping items and the other containing the major items. Mr. Raymond stated that the Commission would like to spend some time with Mr. Ottesen working on this item. Mr. Gibson stated that the City was in need of maps and that he had heard that there were funds available for this project through OCS. Mr. Wise discussed the Costal Energy Impact Study with the Commission and explained that the City has already applied for grants for the engineering of roads and the engineering of water and sewer lines and. that they probably would be receiving some money in other areas also. Mr. Wise also discussed drainage problems within the City of Kenai, the Soil Conservation-Flood Plane Study, a comprehensive plan for engineering, and the Impact-Oil Related with the Commission. Mr. Wise explained that at this time .the City of Kenai has no way of insuring that the requirements for improvements of Subdivisions are complied with. Mr. Wise stated that the City of Kenai needs a Subdivision Ordinance to insure that these things will be done and that they will be corrected in past subdivisions. 7. OTHER BUSINESS A. City Council Report Councilwoman Glick stated that she did not attend the last City Council meeting, so there would be no report given at this time. B. Borough Planning and Zoning Commission Report Mrs. Glick stated that at the December 19, 1977, meeting of the Borough Planning and Zoning Commission Mr. Perry Stockton was sworn in to replace Commissioner Jerry Doles which brought the Commission back up to ten people. The Commission also discussed the drainage study being done by the soil conservation people and the Borough's request for this type of study. The Commission went over the Costal Management Plan and reviewed the costal impact. They also discussed the Borough Land Disposal Ordinance which will be reviewed one more time before going to public hearing. The Commission has also been trying to bring some of their ordinances and things up to date. renal rlanning ana mooning commission Regular Meeting December 28, 1977 (Item 7 continued) ~ C. Airport Advisory Committee Report Page 5 Mr. Heus stated that there have .been no meetings recently, so there would be no report given. Mr. Wise stated that Mr. Gary Eitel had not gotten back to him with his plans for his lease application but instead had independently contacted the firm that is doing the Airport Study.. Mr. Wise also explained what the Planners are planning for the Airport Terminal. D. Administrative Report Mr. Wise briefly went over the LPW projects and explained how the money was being spent .such as on the Reservoir Tank Project, the Water and Sewer Lines Project, and the Streets Project. 8. ADJOURNMENT MOTION: Mrs. Loosli moved, seconded by Mr. Miller, that the Commission adjourn the December 28, 1977, meeting. Motion passed unanimously. ' There being no further business, the meeting adjourned at 10:10 p.m. Respectfully submitted, Paula A. Kidd, Planning Secretary _- R We, the residents, of Centrltal Heights Subdivision, Kenai; do appose The petition for exception to the Kenai Peninsula Borough of Ordinances, .Title 21, Section 21.76.080, specifically the principle uses permitted within a Suburan RQ~sidentiaT (RS) Zone of The City of Kenai, for Lots 11 and 12, Walkers Lane Subdivision, Section 4, T5N, R11W, S. B. & M, received by the Kenai~Advisory Planning and Zoning Commission from Mr. John J. Williams, for. the following reasons: 1. Walker Lane is the only access road to or from Central Heights Subdivision. 2. Walker Lane is a substandard road and could not possibly handle the additional traffic requested by the proposed exception. 3. balker Lane already has a .drainage problem particularly in front 1 of - the lots proposed in the exception area requested. 4.~ At one time, a small church was allowed? on the above named property This small church created a serious traffic problem due to participants parking on the Walker Lane roadway, both sides, allowing for one lane traffic only. 5. The creation of more traffic and vehicle congestion on Walker Lane would constitute a serious safety hazard to the children of the area while they are walking/riding to/from school, bike trail, library etc. because of lack of sidewalks or bike `trails, 6. Those of us who bought property in Central. Heights Subdivision did so with the understanding that this area and the adjoining areas ~ would consist of single family dwellings only and not multiple family dwellings or any commercial enterprises. 7. We again state that we vigorously oppose the exception as proposed in the above exception of the ordinance. NAME ,._ _ ADDRESS vc. -~- -- MAILING ADDRESS t 7 J ~~ ~ - :``6-- ~ ~.~C1f1~ ~R~~L ,~~ ~~~ ,/fit/r w ~"T ~ l l b ~~d~C-i , ~ ~Iv ~ - ~- G ~ Ai j/ ~r ~~ JC a ~- ~ ~,r i ~ ~ ~ /_ ° C t ~ ~ /~ ~ ~ ~ ~ 0 ~= N ~ o~ A, ~~~~ ~'~- j ~ ,,, -~ r ~d L // v i' 6°/'G~, ~ ..: /~ ~ 7 ~ ~ L ~/~ ~. ~ ~ d' ~ ~ ~ ~