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HomeMy WebLinkAbout1983-04-13 P&Z MinutesKENAI PLANNING & ZONING COMMISSION Regular Meeting, April 13, 1983 Kenai City Hall Lee Lewis, Chairman AGENDA 1. ROLL CALL 2. PUBLIC HEARING a. Conditional Use Permit: Battered Women's Shelter, Tract B, Park View Subdivision, Section 6, TSN, R11W, S.M. submitted by Kenai-Soldotna Women's Resource & Crisis Center - Sharon Jean 3. AGENDA APPROVAL 4. APPROVAL OF MINUTES of March 23, 1983 5. OLD BUSINESS (All three plats below are returning from the last meeting) a. Preliminary Plat: PZ83-13, Spur Subdivision No. 6 (replat of ~ Spur Sub. No. 2 lot 2) b. Preliminary Plat: PZ83-16, Basin View Subdivision c. Preliminary Plat: PZ83-17, Beachside Estates 6. NEW BUSINESS * a. Lease Application:-Kenai-Soldotna Women's Resource and Crisis Center, Tract B, Park View Subdivision * b. Lease Application: Bob Bielefeld, Kenai Aviation, 5.5 Acres Lying Adjacent to Kenai Airport Control Tower, Sec. 32, T6N, R11W c. Preliminary Plat: PZ83-18, Bridge Road Subdivision d. Preliminary Plat: PZ83-21, Redoubt Terrace Subdivision, Addition No. 7 e. Official City of Kenai Zoning Map f. Forec osed Lands 7. PLANNING a. Walker - Lawton City Properties b. Sign Code - to be taken up in a work session following the meeting. Please 'bring your materials. KENAI PLANNING & ZONING COMMISSION 8. OTHER BUSINESS a. City Council Report b. Borough Planning Report c. City Administration Report d. Other 9. PERSONS PRESENT NOT SCHEDULED TO BE HEARD 10. COMMISSION QUESTIONS & COMMENTS 11. ADJOURNMENT Page 2 ~r~ov~D KENAI PLANNING & ZONING COMMISSION ~~ Regular Meeting April 13, 1983 Kenai City Hall ~ ~~ Lee Lewis, Chairman 1. ROLL CALL Present: Lee Lewis, Phil Bryson, Chris Monfor, Ozzie Osborne, Bob Roth, Hal Smalley, & Bill Zubeck. Ex-Officio John wise 2. PUBLIC HEAKINU a. Conditional Use Permit: Battered Women's Shelter, Tract B, Park View Subdivision, Section 6, TSN, R11W, S.M. submitted by Kenai Soldotna Women's Resource & Crisis Center - Sharon Jean Chair Sharon ,Jean introduced herself as Chair of the Steering Committee, a member of the Women's Resource & Crises Center Board of Director's and what the Center is seeking is a conditional use permit for the purposes of building a shelter for battered women. .The Center has been housing women on the Peninsula since 1978 through voluntary efforts, homes in the community that have allowed women who need to be in a safer situation to use. While that has worked very well in some ways and is appreciated, its not the best solution. In cases where women and their children need housing for a longer time period, they have had to place them in the shelter in Anchorage and up until this year that capacity in that shelter has been for 25 women. 'T'hey are often times full and cannot get the women from the Peninsula in, the safe homes that are provided can-only house the extra people for 2 or 3 days with having to juggle the women and their children from one house to another. Statistically they are looking at, over a years' time period, housing 450 adult women not including their children so what is proposed is a facility that would have space for 20 adults and the children. would be provided trundle beds, cribs and sleep mats. The average statistical use for such a facility would be 18.5 per month. The Center has applied to the City Council for the use of this land strictly for this purpose and they have unanimously approved their request. The Center receives its operating monies from the state for the provision of crisis service on a contractual basis,. traditionally women's programs across the state have requested legislative appropriations for construction of shelters. It is very important for the Center program that the operating monies remain intact and given the legislative funding situation this year, they decided to look at alternative methods for the needs of the Center. It was conceived that the community was capable, through donations of labor money and material of constructing a building and it was at this time they formed the Shelter Steering Committee to begin planning this project and determined the need to secure land in the manner that they have. So far there has been very little publicity but have recieved many contributions of the type mentioned and they continue to come in. The major fund raising KENAI PLANNING & ZONING COMMISSION Regular Meeting, April 13, 1983 Page 2 in June and this will be the beginning. The lease will be written so that for protection of the City if the project is not underway in 3 years, the land reverts back to the City of Kenai. If at any time the building is no longer used as sheltering purposes the building and the land reverts back to the City. From the Center's standpoint they are very comfortable with that arrangement. In addition to the sheltering capability they would also be moving the administration offices which are locating in the Superstructures Building in Soldotna into the same facility so that it would be one facility. That would include 9 staff members up to 14 with the addition of the shelter component. Carmen Gintoli presented drawings of the proposed shelter, stressing that these are preliminary/conceptual designs. The Center is south of the Catholic Church and directly across the street from the. Care Center with the beach to the south of the shelter and Spruce Street running along the east. The .floor plan will have two levels with offices on the lower floor including a children's room or center and a commercial kitchen since the shelter could house 20 women and their children being housed 24 hours a day, a common space and rooms. The rooms are dormitory type of 4 beds, 2 beds, and singles. The second floor nearly duplicates the first floor of sleeping units. Access is from Spruce with 23 parking spaces which he feels is sufficient since the residents almost never drive to the facility, they are driven by police or workers. With the 9 employees of the Women's Resource Center and those working at the Shelter, 23 parking spaces should be sufficient. This can be expanded. Vegetation between the Shelter and the Catholic church will remain to provide an adequate buffer with 40' between the property line, and setting back 75' from the property line with 120' from the street. All surrounding vegetation will be preserved, the building will not disturb the bluff or gully. Commissioner Bryson asked if City water came to the area of the Shelter, Mr. Gintoli stated that he thought it came down to about 60' from the Shelter,. this. being both wa*_er ~ sewer mains. The property is elevated somewhat between 4', and 12' so the parking lot may have to be moved back but that is no problem. Commissioner Bryson asked if a revised site plan was going to be submitted, discussion ensued on the site plan, Jeff Labahn explained that it was up to the discretion of the Commission if they would require a site plan, Mr. Gintoli stated that he would prepare one based on the plat which he did not have. Chairman. Lewis asked Sharon Jean for the general time table they were hoping for, she answered that they are hoping for completion at May, 1984, hoping to break ground in June. Two years ago, 60 Minutes did a program on community of Austin Texas and they accomplished a shelter project in the manner the Center is proposing. There is a gentleman in that KENAI PLANNING & ZONING COMMISSION Page 3 ~~ Regular Meeting, April 13, 1983 John McPhal who is instrumental in promoting that project and he has agreed to come to Kenai and be a keynote speaker in the fund raising activity and he will be at the ground breaking ceremony the second week in June.. The way the Center is going about accomplishing this project that they make nothing more done this summer than getting the foundation in which is fine, they desire. to get it underway so that they have something they have something to continue working on. Chairman Lewis asked if this was due to funding limitations, Sharon Jean .answered that they will have the shelter completed by December due to a very dedicated group of people, and this from the amount of contributions already, making a years' time a more realistic time frame. Christmas in the shelter is a wish and a desire. MOTION: Commissioner Bryson moved for approval of Resolution of 83-19 in addition item 3 to say "this proposed use is permitted as a conditional use in the zone and also therefore be it resolved by the Advisory Planning & Zoning Commission, City of Kenai that the. applicant has demonstrated that the proposed development meets the conditions required for said proposal, seconded by Commissioner Roth. Motion passed by unanimous roll call vote. Jeff Labahn stated that given. the circumstances that the Administration just received this today, he did not feel comfortable with the parking and would like the building inspector and staff take a look at the plan. This item is to return to Old Business at the next meeting. 3. AGENDA APPROVAL Chairman Lewis asked that 5-b be eliminated - it was concluded at the last meeting and add 7-c Townhouse Ordinance Review. MOTION: Commissioner Bryson moved, seconded by Commission Monfor to approve the agenda as amended. There were no objections 4. APPROVAL OF MINUTES OF March 23, 1983 Commissioner Monfor asked that under roll call she be changed from unexcused to excused. MOTION: Comissioner Bryson moved to approve the minutes with the change, seconded by Commissioner Smalley. There were no objections ') KENAI PLANNING & ZONING COMMISSION Page 4 Regular Meeting, April 13, 1983 5. OLD BUSINESS a. Preliminary Plat: PZ83-13, Spur Subdivision No. 6 (replat of Spur Sub. No. 2, lot 2 - Edwin Lowry MOTION: Commissioner Bryson moved to remove PZ83-13 from the table, seconded by Commissioner Smalley. Motion passed unanimously The Commission had tabled this item due to lack of information concerning the plans for dividing the parcels, water & sewer, lease modifications. Mr. Lowry stated that the plans .remain basically the same, the lot is to be subdivided into 4 parts with 4 phases of the building project covering 20,000 square feet, intentions right now are to build the front 10,000-square feet, the firt two phases of the project this year and further that the intentions are to purchase the property shortly, and to utilize this property broken up. Jeff Labahn stated that the other question was on utility easements and Mr. Lowry stated that the plan was to shorten the building putting in a 20' utility easement along the sides that would connect the utilities to all four lots. Commissioner Monfor asked what type of building was planned, Mr. Lowry stated that first class office and retail space was to go in. MOTION: Commissioner Bryson moved to approve PZ83-13, seconded by Commissioner Smalley. Commissioner Bryson asked that items 2 and 3 to reflect that water and sewer is available, the resolution will be changed to reflect these items. Commissioner Bryson also requested that Mr. Lowry update his lease application to reflect the change in the plat. Motion. passed unanimously. b. Preliminary Plat: PZ83-17, Beachside Estates MOTION: Commissioner Bryson moved to bring this item from the table, seconded by Commissioner Smalley. There were no objections KENAI PLANNING & ZONING COMMISSION Regular Meeting, April 13, 1983 Page 5 Jeff Labahn stated that in regard to the administrative comments, item 1 should be disregarded, this dealt with allowing access from interior ROW's only and Mr. Lowry has given the staff a letter, a copy of which is in the packet stating that the State agrees to the one ROW indicated on the site plan, and second the Borough has indicated they have no problems with the name Beachside as opposed to the request of remaining part of V.I.P. Park Estates Block 4. Commissioner Bryson stated that at the last meeting concern 'was expressed over the reduced lot size from 40,000 to 20,00 square feet. It seems logical to allow the full intent of the 40,u00 square feet which eliminates the potential for contamination if they are providing a community water & sewer system. Jeff explained that the ordinance is vague when dealing with "gublic" and "community" water systems but at this time administration has no problem with the size of lots. Commissioner .Bryson asked about the 50` buffer strip. Mr. Lowry stated that if it was adhered to he would loose 2 lots, however there will be about 20' that he will use as a buffer strip between the buildings and the highway. MOTION: Commissioner Bryson moved, seconded by Commissioner Roth to approve PZ83-17 with item 10 to read that direct access from Kalifonsky Beach be as submitted according to the site plan. Commissioner Monfor asked what type of buildings were planned for the site, Mr. Lowry stated that he planned on putting 4 Alex units on the lots. Commissioner Monfor asked if they were townhouses in the true sense or apartments, Mr. Lowry answered that he was renting the units with 28 units in all. VOTE: Motion passed with unanimous roll call vote 6. NEW BUSINESS a. Lease Application: Kenai-Soldotna Women's Resource & Crises Center, Tract B, Park View Subdivision Jeff Labahn explained that the lease application was just received and there has not been enough for a good review, however, the City Council has discussed the lease concept and added two stipulations, one being that construction is to begin within 3 years of the. approval of the lease and that if the shelter ceases to exist the land reverts back to the City. The lease itself will be reviewed by the Council again before final approval is given. KENAI PLANNING & ZONING COMMISSION Regular Meeting, April 13, 1983 Page 6 Mr. Labahn further. requested that the staff be given time to review the application with reference to the parking to be sure that it is adequate and this can be done before the next council meeting. MOTION: Commissioner Bryson. moved to approve the lease applciation for the Women's Resource & Crisis Center with the stipulation that all infor- mation be submitted and the parking reviewed by the staff, seconded by Commissioner Osborne. MOTION AMENDMENT: Commissioner Bryson moved to have the revised site plan returned to the Commission upon its completion. Motion died for lack of second VOTE - MAIN MOTION: Motion passed with-unanimous approval b. Lease Application:. Bob Belefeld, Kenai Aviation, 5.5 acres lying adjacent to Kenai airport control tower, Sec. 32, T6N, R11W. MOTION: Commissioner Roth moved to approve the lease application of Mr. Bob Belefeld - Kenai Aviation, seconded by Commissioner Bryson. VOTE: Commissioner Bryson asked if this was a concept or original lease application, Jeff Labahn explained that the appraisal had not been completed on the lot as yet. Mr. Belefeld explained that it depended on the appraisal, he could go ahead with the project if the outcome was affordable. Councilman Wise asked if the appraisal comes back too high would he accept a parcel that is smaller, Mr. Belefeld stated that the amount per square foot will be the same no .matter how much land is involved. Councilman Wise asked if this lease is in accordance with the airport master plan, the Commission should keep this in mind before approving the lease. Discussion continued on the master plan, one will be copied and mailed to all Commission members. Jim Swalley, airport manager agreed to lend his copy for the Commission. Mr. Swalley also stated he had no problems with the lease application, that it met all FAA requirements. Motion passed with unanimous roll call vote. c. Preliminary Plat: PZ83-18, Bridge Road Subdivision MOTION: Commissioner Smalley moved to approve PZ83-18, seconded by Commissioner Bryson. KENAI PLANNING & ZONING COMMISSION Regular Meeting, April 13, 1y83 Page 7 Commissioner Bryson asked if DEC had approved the lot sizes, answer yes. George Bradford explained that the Borough had already seen and approved the plat with the restriction that the engineer place his seal on the plat stating that the size of the lot will accomodate water & sewer facilities. VOTE: Motion passed with unanimous roll call vote d. Preliminary Plat: PZ83-21, Redoubt Terrace Subdivision, Addition No. 7 MOTION: Commissioner Osborne moved, seconded by Commissioner Smalley to approve PZ83-21. Councilman Wise asked about the drainage on those lots, Jack Lashot stated that the developer is working with the City to resolve drainage problems. Commissioner Zubeck asked if water & sewer were available to those lots, it was explained that the lines ran down to Toyon and could be taken through to the lots for connection. VOTE: Motion passed unanimously with the exception of Commissioner Bryson who abstained. e. Resolution PZ83-20, Official City of Kenai Zoning Map Jeff Labahn explained that this map is not a change in any zoning but to replace the worn out maps now used by the Borough and the City. The last official map was done and approved in 1978 and the current maps are virtually rags. Administration staff has gone over the map carefully and. all zoning agrees with both City and Borough. MOTION: Commissioner Smalley moved to approve PZ83-ZO adopting this as the Official City of Kenai Zoning Map, seconded by Commissioner Roth. Motion passed unanimously. f. Foreclosed Lands `1"hese lands have come back to the city over a period of time from the foreclosure process and summarily have come before the planning commission for their review and will also go before the Parks & Recreation Commission. ~ KENAI PLANNING & ZONING COMMISSION Page 8 Regular Meeting, April 13, 1983 These are the only 5 properties that have not come before the Commission as they are the newest. The .Council will ultimately either identify specific public uses and retain the land or designate it for disposal. It is now open for discussion or recommendation by the Commissions. By number the parcels in the memo A through E a formula was made for a motion. MOTION: Commissioner Bryson moved to support the sale of tracts A,B, & E retaining item C for Woodland Subidivison for expansion of adjacent park grounds and item D Mommsen's Subdivision for a park area,. seconded by Commissioner Smalley. The Woodland Subdivision tract is in wetlands and undevelopable and the only consideration in Mommsen`s is that there is a potential for development however there is very little park area there. A question arose as to whether a garage sits on the parcel in question. Mr. Labahn will be checking this out. This will be before the Recreation. Commission. at the next meeting. VOTE: Motion passed unanimously 7. PLANNING a. Walker - Lawton. Properties Jeff Labahn stated that this item has been before the Commission before and that this is returns to give the Commission a comprehensive overall look at what property the city does have an interest in in this general vicinity and for ease it is broken down into 4 areas. The 2 areas where the city may have for disposal this year would lie within number 1 or the property between Lawton and the Spur Highway, FAA has released for sale and number 4 which is Daubenspeck Tract D. The other properties are within the same vicinity, along Lawton. Drive.. The City is in the process of getting it surveyed and platted for development. Cook Inlet Industrial Airport Subdivision No. 2 consists of Tract A (reserve tract) and Tract B which is available only for lease and Tract C also available for lease only at this time. No action necessary at this time. b. Sign Code - to be taken up in a work session'following the meeting. c. Townhouse Ordinance Review Jeff Labahn explained that in the last regular meeting of the planning commission some minor changes were made in the draft, this document reflects those changes, also enclosed is a memo from the City Attorney KENAI PLANNING & ZONING COMMISSION ~i Regular Meeting, April 13, 1983 Page 9 to Jeff Labahn concerning the ordinance. Those items underlined are suggested amendments, that which is in brackets are to be deleted. The Commission discussed the draft and it was pointed out that a clause was added to allow some flexibility in the ordinance with the decision resting with the Commission which would benefit the developer and Commission alike, and further that each townhouse will still be considered on a case by case basis. A question arose concerning item I and this will be discussed between the city attorney and the land manager to clarify the intent. Councilman Wise stated that what needed to be done was to put this in resolution form, have it on the agenda at the next meeting and set a public hearing for the following meeting. MOTION: Commissioner Bryson moved to have Townhouse Ordinance draft be prepared for public hearing and include bracketed comments in all items except item I in lieu of what has been 'presented. It was pointed out that the brackets and underlines had opposite meanings. Motion died for lack of second. Chairman Lewis asked if administration could prepare a resolution and perhaps cut_down some of the-steps and what is needed to begin the process. Jeff Labahn suggested that if the Commission wishes it would be proper to go on record supporting the document and begin the hearing process. MOTION: Commissioner Smalley moved to accept the Townhouse Ordinance with the recommended changes by the city attorney with the acception of the bracketed area in item I and to be set for public hearing May ll, 1983, seconded by Commissioner Roth. VOTE: Howard Hackney asked if the section dealing with setbacks was stating setback from another building or lot line. It is lot line. The original code states a 5'or 15' setback anyway so the next building would have the same requirement, whether or not it was a townhouse. Motion passed unanimously. 8. ETHER BUSINESS a. City Council Report A resolution passed Council for setting a date for public hearing for assessment districts in Haller, Evergreen, McKinley area cul-de-sac. KENAI PLANNING & ZONING COMMISSION Regular Meeting, April 13, 1983 Page ~p~- Following discussion with negative comments on the administrative proposal to amend the charter, the resolution was amended by the Council and meets the. objections of the audience and provides a waver of the 25% per cash value limitation on assessments. Minutes are available in the clerk's office of the proposed jail facility which include Mr. Roger Endell on March 3rd. Discussion of apparent capability of getting DEC funding for two construction projects out for bid, Haller, Evergreen, McKinley area and there is a strong chance it will be fully funded. Additionally, that will fully fund the Lawton, Candlelight, Kiana, Kaknu, Linwood Lane project. The Harbor Commission is making a proposal to have TAMS do a financial analysis and outline design for the small boat harbor. b. Borough Planning Report No one has as yet been appointed by the Mayor. Jeff Labahn has contacted the Borough and hopefully we should be hearing soon. c. City Administration Report No report 9. PERSONS PRESENT NOT SCHEDULED TO BE HEARD None 10. COMMISSION QUESTIONS & COMMENTS Commissioner Smalley stated that he was late getting his conflict of interest statement in and wished to remind commissioners not to forget theirs. Commissioner Monfor asked if the City is still doing alot of leasing since the intent seemed to be to try to eliminate city lands. Jeff Labahn stated that this is still moving ahead with the intent and the city has sent out letters to leaseholders strongly encouraging them to purchase the land they are leasing and this will continue to be the direction. Secondly, Commissioner Monfor stated that she hoped Mr. Belefeld's apprasial comes in affordable due to the fact that on a roadway that buffers the airport we have a business that is selling material and a business that is selling outboard motors and boats which is out of place KENAI PLANNING & ZONING COMMISSION I Regular Meeting, April 13, 1983 Page 11 in an area that is primarily airport related. Mr. Belefeld's business is certainly airport related and will be an asset. Councilman Wise suggested that the Commission should feel free to ask Administration for the airport master plan and what is being done to implement it. It does fall in the responsibility of the planning commission. Commissioner Roth asked if the commission could find out why these businesses are continuing when they are not airport related. Jeff Labahn stated that he would look into it. 11. ADJOURNMENT There being no further business the meeting was adjourned. The next meeting will be Wednesday, April 27, 1983 at 7:00 p.m. Respectfully submitted: ~~ '~ _' °~ et Loper, P an ing Secretary PLA:tiNING & ZONING COMMISSION Roll Call `~ ~~ ~l ~ "~\ ~ti~ ~~~~~ ~~ ~ ~~i i J ~ " - ~ U Chairman 'Lee Lewis ~ \~ "Phil Bryson ~1 I Chris Monfor `I y ~ Q Ozzie Osborne ~'~ ,~ Bob Roth -- ~ ~ ~ } ~ J I Hal Smalley ~ ~ y, y, I ~ 1` Bill Zubek _ ~