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HomeMy WebLinkAbout1982-04-07 P&Z MinutesKENAI PLANNING AND ZONING COMMISSION Special Meeting, April 7, 1982 -~ KENAI PLANNING AND ZONING COMMISSION Special Meeting, April 7, 1982 Phil Bryson, Chairman 1. CALL TO ORDER Meeting called to order at 5:35 p.m. 2. ROLL CALL Present: Phil Bryson, Mary Quesnel, Jack Castimore, Lee Lewis, .Jim Blanning, and Hal Smalley 3. ORDER OF BUSINESS Chairman Bryson opened the meeting explaining to all present that this is a special meeting called for the purpose of discussion of lease application from John and Kris Stoehner dba Northern Lights Fisheries. The meeting had been called at the request of Mr. and Mrs. Stoehner. Chairman Bryson opened the discussion to the public. Mr. Phil Nash came forward and identified himself as a resident of Kenai, a businessman with property both purchased from and leased from the City. Mr. Nash explained that he was opposed to the introduction of a clam processing plant in the downtown area of Kenai and went on to say that he had no factual basis for his opposition, but felt that the odors an operation of this type would generate would be inappropriate for the location indicated. Mr. Nash stated that he had sat down with Mrs. Stoehner and discussed the operation of the plant and is still of the opinion that this area's primary use is not for seafood processing and that businesses that should want to go into this subdivision would find it of mixed use. .Also to consider is that once the plant is in there would be no redress should the odors prove distressing to those surrounding businesses. There is a danger of setting a precedence for that subdivision making it open to this type of processing or industrial use. Shannon Turner came forward and identified herself as a Assistant District Attorney working in the area of the proposed plant as well as a property owner in Woodland also a nearby property. Mrs. Turner explained that she was in opposition to the clam processing plant in that this type of operation should not be this close to local businesses. Mrs. Turner stated that she was sympathetic to the Stoehners' wanting to put their business near the airport, however, stressed that prevailing winds would carry the odors in all directions depending on the time and wind currents and there is no where to get away from the odors. KENAI PLANNING AND ZONING COMMISSION Special Meeting, April 7, 1982 Page 2 <~ ~C.Lh/2C~2J~ Mrs. ~eel~es also pointed out that the problem of parking had not been addressed and it was pointed out some time back that a total of 200 employees was being discussed by the Stoehners. Mrs. Turner also indicated that the Main Street Loop will change the character of the area once it goes in and that this type of operation would be better suited with related plants near the river. Mr. Ed Garnett came forward, introducing himself as representative of Mr. and Mrs. Stoehner and addressed the points brought up by the persons coming forward. Mr. Garnett stated that there is confusion over the number of employees, the actual .number being 12 to 15 at the plant, the rest are diggers across the inlet, the most at the plant would be 18, the rest indicating the turnover. during the season. Mr. Garnett pointed out that the operation had been going on for over 2 years and that trucks had been hauling the clams to the airport during. that time. Nothing has been introduced to prove odors will be noxious and the project has the approval of DEC. Chairman Bryson brought the issue back to the Commission for comment. Mr. Bryson introduced a petition which had been submitted to the Commission by Mr. Nash which contains eight names of persons opposed to the planned clam operation. Mr. Jim Blanning asked for a time line on beginning. operations for clam processing, Mr. Garnett stated that usually operations begin in April and run through September. Mr. Hal Smalley asked Airport Manager Jim Swalley if there would be any problem once the operation began with attracting seagulls since this operation is so near the airport. Mr. Swalley indicated that the operation would generate heavy air traffic and most probably would attract seagulls as well. The seagulls are a problem now with aircraft takeoff and landings and the damage they render. Chairman Bryson wished to correct some items in the letter submitted by the Stoehners. On page 3 paragraph 4 the name should be Swalley, not Smalley and on the last page, paragraph. 4, it reads, "there was further discussion to the effect that our concept and project had been approved." "I would say it is more correct to say that there was further discussion as to whether or not the effect of our concept had been approved." Mr. Hal Smalley addressed the letter written to the commission by Commissioner Paul Turner who could not be at the meeting. It addressed the fact that in most cities fisheries related industries are in a common area and asked if there was an alternate site for possible lease as an alternative to the Sterling site and still maintain the integrity of the Etolin Subdivision for more suitable uses. KENAI PLANNING AND ZONING COMMISSION ~ Special Meeting., April 7, 1982 Page 3 Mr. Bryson voiced his concern that "the Planning Commission has been trusted with the overview of planning and. zoning, indirectly been delegated a land manager status due to a vacuum that is unfilled at this time. Up to now, the Commission has always treated it as zoning only, but in this case, lawyers could argue the pros and cons over something like this and using both the present zoning and different interpretations of it for quite a long time, but when you get into the process in which the City is trying to dispose of land, they are trying to dispose of land in the area of this facility. I have seen time and again, because someone is so eager to get rid of property, they will sell it to a marginal-use because it is fulfilling their immediate needs, because they sold to the finge of the group that would be using it, they weren't able to sell in any reasonable time frame the rest of the property. You sell to a clam processing facility or a fish processing facility and other businesses are going to be reluctant to purchase the property adjacent to it. It may run perfectly well, there's no problem, but then again, its going to pose a problem. I think because we do somewhat have a land manager status, I would recommend to a more middle of the road use of that area. I think its very easy for this facility to be considered a marginal use." Jack Castimore also agreed that the Commission has a larger responsibility beyond zoning but also a responsibility to compatability. Mr. Castimore stated that he had received many phone calls at home of a negative nature and that to take a look at the area, it is primarily retail, irrespective of whether or not the business has an odor, but these businesses already there deal with the ultimate consumer. Mr. Castimore pointed out that what the Council had desired ultimately was to sell the land in the area to keep it more desireable, keep it at the retail level rather than industrial. Phil Bryson added as point of clarification that Light Industrial is a use that is compatible with the retail uses and can be mixed so long as it is compatible. The implication would be to have both uses. MOTION: Jim Blanning moved to approve the application of John and Kristine Stoehner dba Northern Lights Fisheries Inc., for the lease of lot 9 block 1 of Etolin Subdivision No. 3 with the stipulations added that the recommendations of the City Engineer be incorporated into the lease application, seconded by Lee Lewis. Discussion was centered around the letter of the City Engineering on the subject of the sand traps and it was indicated that the City would be doing inspections on a regular basis of the operation. KENAI PLANNING AND ZONING COMMISSION Page 4 Special Meeting, April 7, 1982 MOTION AMENDMENT: Jim Blanning moved to include findings of fact, 1) this is a compatible use within the zone and 2) the Commission feels that this is the highest and best use of the land, seconded by Lee Lewis. Mr. Phil Bryson indicated his feelings that this operation is not the highest and best use of the property and Hal Smalley agreed. VOTE AMENDMENT: Motion failed with Commissioners Bryson, Quesnel, Castimore and Smalley voting no; Commissioners Lewis and Blanning voting yes. VOTE MAIN MOTION: Motion failed with Commissioners Bryson, Quesnel, Castimore, and Smalley voting no; Commissioners Lewis and Blanning voting yes. Mr. Smalley asked if the Stoehners would .consider an .alternate site indicating that this business does provide a product that is needed and employment also, however, this particular site for this operation. Others sites were discussed, however it was indicated that due to i time limitations another site within the City is not feasible. 4. ADJOURNMENT The meeting was adjourned and recommendations to be passed to Council. Respectfully submitted: ~_ . ~, , , J et Loper, ecretary PLANNING AND ZONING COMMISSION MEETING OF ~~~,~~ ~~_(j_. ~/ j~ 1 ~~~..~ ' ~ 1 ~` ~~ t, v~" '~° Ro 11 , ~~~~ ` ~~~~ C a 11 ~~~.~ ~~ '.. %~~~ Phil. Bryson ~ ~~ ~~~~ ;~~ Mary Quesnel 1 '~ ~ '' ! ~~ r/~ i.~-~ Jack Castimore ' ~~~ ~ `,l i ~ ~~?. ~-~' Lee Lewis ~ 1 ~'' \ ~~ ~-. Jim Blanning ~ ~~ Paul Turner i ' '''~'~ Hal Smalley B ~~, ~'` etty Glick (Ex-Officio) ~ ~ is i~-, _~