Loading...
HomeMy WebLinkAbout1984-08-08 P&Z Minutes~~ KENAI PLANNING & ZONTNG COMMISSION August 8, 1984 Kenai City Nall Lee Lewis, Chairman There will be a joint work session with Council, Parks do Recreation Coadnission, Beautification Committee, and Planning Commission at 6:00 p.m. AGENDA 1. ROLL CALL 2. AGENDA APPROVAL 3. PERSONS PRESENT SCHEDULED TO BE HEARD a. Candy Sheeran - Day Care Centers 4. PUBLIC HEARINGS a. Resolution PZ84-71: Rezone SW1/4, Sec. 30, T6N, R11W, S.M. -- Parsons SJD, Inlet Woods Add. - RR to RS b. Resolution PZ84-72: Variance far Lots 1,5,&6, Hinkle-Murray ~C/D Setback from Centerline - Gary Hinkle c. Resolution PZ84-73: Variance for Lots 7&8, blk I, CIIAP S/D - Front Yard Setback - W.M.Burnett 5. APPROVAL OF MINUTES of June 27, 1984 6. OLD BUSINE55 a. Resolution PZ84-68: Adopting Landscaping Standards b. Resolution PZ84-62: Conditional Use Permit for 40 Townhouse Units Parsons S/D, Inlet Woods Add. - McLane & Assoc. c. Lease Application: Tract A, G.A.A. S/D - Kenai Air Alaska ~~ La~S l -3 ,~Q~ ~~ PLANNING COMMISSION AGENDA ~ August 8, 1984 Page 2 7. NEW BUSINESS a. Preliminary Piat PZ84-74: Gusty S/D No. 3 b. Lease Application: Lot 8, Blk 20, Kenai Townsite - for Parking Swarner/0'Connell c. Discussion: Easement Across Parks & Recreational Lands - Gov't Lot 157, S31, T6N, R11W, S.M. d. Discussion: Request to Purchase City-Owned Lands - Gov't tot 11, S31,T6N, R11W, S.M. 8. PLANNING 9. REPORTS a. City Council b. Borough Planning c. City Administration 10. PERSONS PRESENT NDT SCHEDULED TO BE HEARD 11. INFORMATION ITEMS a. Letter from U.S. Post Office b. Anchor Trailer Court c. Council Agenda 8/1/84 12. COMMIS5ION QUESTIONS & COMMENTS 13. ADJOURNMENT ~-_ KENAI PLANNING & ZONING COMMISSION August 8;. 1984 Kenai City Hall Lee Lewis, Chairman 1. ROLL CALL Present: All Commissioners Present 2. AGENDA APPROVAL Agenda approved with the addition of 3b: Jess Hall - Concept Lease Application 3. PERSONS PRESENT SCHEDULED TO BE HEARD a. Candy Sheeran - Day Care Centers Ms. Sheeran not in attendance b. Jess Hall - Concept Lease Application ~ Mr. Hall explained that the owners of the Chrysler dealership have been looking at opening a showroom in the Kenai vicinity and had chosen a site on K-Beach Road, however, Mr. Hall found a piece of property in Kenai which would be suitable and the Chrysler people are interested. The property is at the corner of Kenai Spur Highway, Marathon Rd., and Airport Way. Mr. Hall detailed the building and showroom plans, and stated that this is concept only at this time. The Commission recognized the need for rezoning and the need of the Chrysler people to begin their process at the soonest since the building season is drawing to a close, and agreed to a special meeting. Since the application is incomplete, the Commission asked for the completed site plan and application to return. MOTION: Commissioner Smalley moved, seconded by Commissioner Osborne, to approve the concept lease application submitted by Mr. Hall. VOTE: Motion passed unanimously 4. PUBLIC HEARINGS a. Resolution PZ84-71: Rezone SW1/4, Sec. 30, T6N, R11W, 5.M. - Parsons S/D - RR to RS ~ This request would rezone the entire "Parsons homestead" and not the parcels that have been split and platted. The zoning would be P PLANNING COMMISSION August 6, 1984 Page 2 consistent with the smaller lots and the City utilities. Chairman Lewis opened the hearing to the public. Mr. Nickolas Longhitano, resident of Woodland S/D came forward, however, was confused on the issue, wishing to speak on the density rather than the zoning and was asked to hold comments until the townhouse portion later in the meeting. Mike McLane came forward to detail the plans reitterating above. MOTION: Commissioner Bryson moved, seconded by Commissioner Smalley to recommend approval of PZ84-71 to the City Council. VOTE: Motion passed unanimously. Commissioner Bryson asked that the findings and analysis be added as basis for approval. b. Resolution PZ84-72: Variance for Lots 1,5,&6, Hinkle-Murray S/D Setback from Centerline - Gary Hinkle Commissioner Carignan asked why the setback requirement exists, Jeff Labahn explained that it was done by the state to ensure safety and possible expansion. Commissioner Carignan asked if the safety factor or expansion factor would be affected by this variance, answer no. There is space on the opposite side of the highway for expansion. Chairman Lewis opened the hearing to the public. Gary Hinkle came forward and stated that his parents had intended the property to be used for commercial purposes, however, "the city is not cooperating." The next logical step would be to class 1 housing, however, Howard Hackney has not cooperated. The current market will allow the sale of individual lots. Four lots front on Linwood and are larger than the rest, if the variance is turned down will have to forfeit 2 lots. The Commission questioned Mr. Hinkle as to the number of lots he could live with, i.e. or if all lots (1,5,&6) were necessary. Paul Fiddler came forward stating that he was representing homeowners in the vicinity and wished to present a petition against the variance to the Commission. It is the feeling of the homeowners that there is a safety factor involved. Single family dwellings on the lots are one thing, but what is proposed is dense multi-family units with slot of children. Petition entered into the record. PLANNING COMMISSION August 8, 1984 Page 3 Gary Hinkle stated that measuring from the physical lot, no structures are within 100' of the road. Howard Hackney stated that he has no problem with the proposal except that iot 5 be provided with a greenbelt. There are several trees already on the property that could be used. Also, without measuring, he did note that there are 6 buildings on the same side of the road. Mr. Fiddler appealed to the Commission stating that one wrong doesn't make a right (referring to the number of buildings and density). Mr. Fiddler stated that he felt there should be a set of plans to review before granting the variance as was done in others before this one. This one is just a blank subdivision. MOTION: Commissioner Smalley moved approval of PZ84-72, variance for lots 1,5, & b, seconded by Commissioner Osborne. VOTE: Motion passed with Commissioner Bryson abstaining due to business ~ reasons. The Commission further discussed the size of lots. MOTION AMENDMENT: Commissioner Smalley moved to approve only lots 1&5, leaving lot 6 open per staff recommendation, seconded by Commissioner Osborne. VOTE: Mation failed with Commissioner Bryson abstaining. c. Resolution PZ84-73: Variance for Lots 7&8, Blk 1, CIIAP S/D Front Yard Setback - W,M. Burnett Mr. Burnett gave a presentation complete with large drawings and a scale model of his building. Mr. Burnett is planning on constructing a 5 story building with a parking garage and elevator towers, a structure which is unique to Kenai. Mr. Burnett is hoping to set a standard in Kenai, making it a building and banking center on the peninsula. Mr. Tom Lesny, developer, answer more technical questions concerning the building. Mr. Burnett spoke on the current zoning which is IL and which is not the way the core business area is developing. It is the elevator tower portion of the building which is in need of the variance. Commission recessed for 7 minutes to view the structure. PLANNING COMMISSION August 8, 1984 Page 4 Commissianer Bryson asked that, for the record, he had requested Jeff Labahn obtain the Land Use Plan for the area. While the use of the area is mixed, the most appropriate zone would CG, the property is now RS. Jeff Labahn explained that the plan indicates that the area is office and manufacturing which may be interpreted to say it allows a mixed use. There is a main corridor on Main Street which is profess- ional offices. Chairman Lewis stated that the more appropriate step would be to rezone the entire CIIAP since it had been discussed before. Mr. Burnett stated that time was of the essence and while he does not want to do something wrong, asked that the Commission not try to correct problems that occurred in the past. The Commission discussed the rezoning/variance further. MOTION: Commissianer Carignan moved to approve PZ84-73 with the comment that this is t4 be done because of eminent rezoning of the area and the time constraints placed on the applicant, seconded by Commissioner Osborne. VOTE: Motion passed unanimously. 5. APPROVAL OF MTNUTES of July 25, 1984 Minutes were approved as submitted. 6. OLD BUSINESS a. Resolution PZ84-68: Adopting Landscaping Standards MOTION: Commissioner Smalley moved, seconded by Commissioner Osborne, post- ponement of this resolution pending further work sessions. VOTE: There were no objections. b. Resolution PZ84-62A: Conditional Use Permit for 40 Townhouse Units Parsons 5/D - Inlet Woods Add - McLane & Assoc. Mike McLane came forward to explain his request. The original request was for 40 units and is now for 60 units. The units are spread throughout the subdivision instead of the higher density along Redoubt Ave. Preliminary covenants will restrict the subdivision from development of any more units that are not single family, and will be along the lines of Woodland's covenants regarding tree removal. Notes regarding development and building restrictions will be on file with the city rather than just a note on a plat. Developers, several years down the line, may not be aware of notes on plats, but the city will PLANNING COMMISSION August 8, 1984 Page 5 have the restrictions on file to safeguard those standards. Commissioner Bryson stated that this is manipulating the townhouse ordinance, but in a positive manner and approaches the PUD type of development with a master plan which has been ignored. Commissioner Carignan asked about development restrictions, Mr. McLane explained that there is wording on the plat and on file which states that the developer does not have to construct on the zero lot line approach, and to build single family residences would take a resurvey. MOTION: Commissioner Zubeck moved, seconded by Commissioner Osborne to approve PZ84-62A. VOTE: Motion passed unanimously. c. Lease Application: Tract A, GAA S/D - Kenai Air Alaska This is a returning item. Jeff Labahn passed out the revised site plan to the Commission. The aircraft storage hangar has been replaced by a hotel and would require further approval by FAA. Commissioner Bryson asked if there were ANY plans for future airport expansion whether it be terminal or parking. Mr, Labahn had spoken with both Mr. Swalley and Mr. Ernst both indicating that any future expansion would be to the north. Commissioner Bryson asked if the Council is willing to go with a 20 year lease. Mayor Wagoner stated that there was some discussion of turning the present terminal into a freight warehouse and a new terminal on the north side of the tower, but that is several years in the future. It was noted that the lease applica- tion needs updating and a revised time table. Jeff Labahn stated that if the council agrees with the concept, the lease could be revised and brought back for final approval. Councilman Wise stressed that a concept approval on FAA lands implies that the City wants to expend City funds to proceed and to do so requires a concept approval from this body. MOTION: Commissioner Bryson moved to recommend approval of revised concept application and requests that a completed site plan be incorporated and brought back and further request that the City begin rezoning of this and adjoining property, seconded by Commissioner Carignan. VOTE: Motion passed unanimously. 7. NEW BUSINESS a. Preliminary Plat PZ84-74: Gusty 5/D No. 3 PLANNING COMMISSION August 8, 1984 Page 6 MOTION: Commissioner Bryson moved approval of PZ84-74, seconded by Commissioner Osborne. VOTE: Commissioner Zubeck expressed concern over the location of the lease, wishing to ensure that vans would not be parking where they are now. Jeff Labahn explained that these lots are located across the road from the present location. Commissioner Lewis stated that it was a question of safety, and hopefully, this lease would eliminate that problem. Commissioner Bryson asked if there was any evaluation done on the area to see if this is desirable as a long term. A lease is one thing, a plat tends to last for generations and this would allow those vans and that type of development for several more years than the intended lease. The Commission questioned the formalization of the ROW. Jeff Labahn stated that it has been requested to increase from 24' to 60' and does not mean that the street will be upgraded. Motion passes unanimously. b. Lease Application: Lot 8, Blk 20, Kenai Townsite - for parking Swarner/O'Connell The Parks & Recreation Commission reviewed and approved the concept requesting provision be made for access to the beach. It was noted that fencing had been proposed, perhaps instead an auto-stop could be installed with a 10' buffer from the bluff, which would allow public access. Mr. Swarner agreed. Commissioners Zubeck and Bryson discussed drainage, underground utilities, and responsibility for utilities agreeing that the City would probably not want to retain the rights. MOTION: Commissioner Bryson moved, seconded by Commissioner Smalley to recommend approval of the concept lease application as described and reserving a utility easement approved by public works and establish 10' pedestrian access easement along the easterly property line. VOTE: Motion passed unanimously. c. Discussion: Easement Across Parks & Recreational Lands - Gov't Lot 157, S31, T6N, R11W, S.M. Jeff Labahn detailed the letter submitted by Dave Brown of Designer Realty on behalf of Mr. Sterling Whaley. The Parks & Recreation Commission sent a memo with recommendations against the proposal. Commissioner Bryson asked if the City Attorney had made an opinion PLANNING COMMISSION August 8, 1984 Page 7 since there is a curb cut which might imply consent, no, however the curb cut was done after 1967 and the state probably was not aware of the patent. MOTION: Commissioner Carignan moved, seconded by Commissioner Osborne to request Jeff pursue Brown's request for granting the use of the easement per letter submitted by Mr. Brown. VOTE: Motion failed unanimously. d. Discussion: Request to Purchase City-Owned Lands - Gov't Lot 11, 531, T6N, R11W, S.M. Mr. Sipperly has indicated a continuing interest in the purchase of this lot and although he could not be at the meeting, he has requested consideration. Commissioner Bryson voiced concerns over the fact that an individual can request property and he then becomes the "favored party" in its sale. As a community looking at 10 or 20 years down the road and looking at a population of say 20,000, the City has sold or is selling hundreds of acres, Parsons S/D, Section 36, etc., it does not make good planning sense to be letting property go along a greenbelt, esp. at this early stage of development. "I don't see any immediate use other than general development, the individual is not harmed because he has an awkward lot situation, he has no grandfather situation that has created a hardship, and can see no positive reason for disposing of this property." Commissioner Osborne stated that he felt the two Commissions had covered this subject extensively before and asked why the issue was back, Mr. Labahn stated that basically, the party wants to see if the Commission might change its mind. Commissioner Bryson stated that the last time this was discussed, he had requested creation of some type of long term status for property such as this, i.e. getting park lands into a park status making it not so vulnerable to sale and development. Right now, conservation zone is anything that doesn't fit into a category, its industrial, its airport, its floodplains, its private and its public, its just about anything. MOTION: Commissioner Carignan moved that Mr. Labahn initiate action for the sale of Gov't lot 11 as described, seconded by Commissioner Osborne. PLANNING COMMISSION August 8, 1984 Page 8 VOTE: Motion failed with Chairman Lewis, Commissioners, Bryson, Carignan, Osborne, Smalley, and Zubeck voting no; Commissioner Oleson voting yes. 8. PLANNING None 9. REPORTS a. City Council Councilman Wise gave a brief report on the status of City projects. b. Borough Planning Commissioner Bryson stated that there has not been a Borough meeting. c. City Administration Jeff Labahn reported that the two competing potential lessees, Doyle ~ and Yamamoto would appear at the meeting of September 12th. Councilman Wise stressed that it had been passed to the Commission by the legal council. Regarding the Anchor Trailer Court and the ROW or easement, a file has been created and Mr. Labahn will be getting with the attorney. The item should be before the Commission at the next meeting. 10. PERSONS PRESENT NOT SCHEDULED TO BE HEARD City Manager Bill Brighton approached the Commission at the request of the Mayor on the subject of rezoning the property requested for the Chrysler dealership. The Commission wished to assist and set a special meeting for the rezoning of the property for Friday, August 17th. Notices will be sent to the Commission and parties involved as to specifics. 11. INFORMATION ITEMS No questions or comments 12. COMMISSION QUESTION5 & COMMENTS None PLANNING COMMISSION August 8, 1984 Page 9 13. ADJOURNMENT There being no further business, the meeting was adjourned at 9:40 p.m. Janet Loper Secretary PLANNING & ZONING COMMISSION ~~~ ` Roll ~ i ~'~ Call ~~ ~i Chairman Lee Lewis \ ~ t ~ ,, ~ ~ ~ ~) ~ ~ ~ -Phil Bryson ~ ~ ~ ~ ~ /~~ {~ Richard Carri no ~ ~ ~ ~ ~~ lj \ \~ .~ '~~ g n f Bob Oleson ` \ ~.~ ~ ~~ '~ \ Ozzie Osborne ` ~~ ~~ ~ ~ ~ , ~ !~ ' ~ J ~~_~ _ ~ f Hal Smalley ~ ~ ~~~ ~ ~ ~ \~ ~i. ~" " ~ 6 h Bill Zubek ~~ ~ \ ~ \ `` ~ ,, i - I (~ TO DO ' /I ( ( ~ -7f/~ ~// // // ~ ~- F_1 ~. .<._ ~ ~ ~-``~. ~~L.,~ ~,.'l... k` J7'~ ,C.......~' ~~' G~~. C4..~. ~,-".C.~'C... C~~ ~ P- ~L.-~~~C"'!~''~-=, `. ~~-.L~~~: ~ry ~` `1