HomeMy WebLinkAboutResolution No. PZ2025-27CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2025-27
A RESOLUTION RECOMMENDING THAT PRELIMINARY PLAT VALHALLA HEIGHTS
SUBDIVISION THOMSEN REPLAT ATTACHED HERETO BE APPROVED.
PROPERTY ADDRESS: 180 & 190 Standard Drive; 175 & 185 Phillips Dr.
LEGAL DESCRIPTION: Lots 8, 9, 27, & 28, Block Seven, Valhalla Heights
Sub Part Three, Township 5 North, Range 10 West,
Section 6, Seward Meridian
KPB PARCEL NUMBERS: 04921016, 04921017, 04921018, & 04922003
WHEREAS, the City of Kenai received a preliminary plat from Edge Survey & Design, LLC, on
behalf of property owner Craig Thomsen, for a replat of Lots 8, 9, 27, & 28, Block Seven, Valhalla
Heights Sub Part Three, Township 5 North, Range 10 West, Section 6, Seward Meridian; and,
WHEREAS, the preliminary plat meets the minimum lot width and minimum lot depth
requirements as outlined in Kenai Municipal Code (KMC) Section 14.10.070(d)(2); and,
WHEREAS, the existing street names are referenced correctly; and,
WHEREAS, the proposed lots will have access solely from Standard Drive (a maintained gravel
City road); and,
WHEREAS, the proposed lots will not have access from Phillips Drive (a maintained gravel City
road) per Kenai Municipal Code (KMC) 14.10.070(e)(2) which prohibits double frontage; and,
WHEREAS, the primary address for the parcel will be 190 Standard Drive, as the primary structure
is currently at this address; and,
WHEREAS, City water is not available to the proposed lot; and,
WHEREAS, City sewer is not available to the proposed lot; and,
WHEREAS, an easement for utilities is granted this plat adjacent to the Standard Drive and
Phillips Drive rights -of -way, along the eastern and west boundaries of the proposed lot; and,
WHEREAS, an existing easement for utilities along the rear of the current existing lots is
requested to be vacated as of this replat; and,
WHEREAS, an installation agreement is not required; and,
Resolution No. PZ2025-27
Page 2 of 2
WHEREAS, the Planning and Zoning Commission finds:
1. Pursuant to KMC 14.10.070 Subdivision Design Standards, the preliminary plat for
subdivision, subject to the listed conditions, provides utility/access easements, provides
satisfactory and desirable building sites. The well and septic system is subject to the
regulatory requirements of the Alaska Department of Environmental Conservation.
2. Pursuant to KMC 14.10.080 Minimum improvement required, the Standard Drive right-of-
way exists within the proposed preliminary plat. Standard Drive is an existing street and is
determined acceptable access. Therefore, an installation agreement is not required.
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the RR zoning district of 20,000 square feet (=
0.47 acre), with a proposed lot size of 2.004 acres or approximately 87,294 square feet.
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat meets City
standards for minimum lot width/depth and access/utility easements. Compliance with
the maximum lot coverage, maximum height, and setbacks will be reviewed during the
building permit review.
NOW, THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION
OF THE CITY OF KENAI, ALASKA:
Section 1. That preliminary plat Valhalla Heights Sub Thomsen Replat, for a replat of Lots 8,
9, 27, & 28, Block Seven, Valhalla Heights Sub Part Three, Township 5 North, Range 10 West,
Section 6, Seward Meridian, be approved, subject to the following conditions:
1. Further development of the property will conform to all federal, State of Alaska, and local
regulations.
2. A plat note added to the final plat to prohibit access from Phillips Drive to avoid double
frontage, in accordance with KMC 14.10.070(e)(2).
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 27th DAY OF AUGUST, 2025.
JEFTWtMT, CHAIFOPEON
A EST:
1L9GA A KS, Deputy City Clerk
'/ STAFF REPORT
�. PLANNING &ZONING DEPARTMENT
K F. N A-;
TO: Planning and Zoning Commission
FROM: Kevin Buettner, Planning Director
DATE: August 20, 2025
SUBJECT: Resolution No. PZ2025-27 — Preliminary Plat — Valhalla Height Subdivision
Thomsen Replat
Request The applicant is proposing a preliminary plat to replat Lots 8, 9, 27, &
28, Block Seven, Valhalla Heights Sub Part Three.
Staff Adopt Resolution No. PZ2025-27 recommending approval of
Recommendation Preliminary Plat — Valhalla Heights Subdivision Thomsen Replat,
creating one (1) lot of 2.004 acres.
Applicant: Edge Survey & Design, LLC
Attn: Jason Young
PO Box 208
Kasilof, AK 99610
Property Owner:
Legal Descriptions:
Property Address
KPB Parcel Nos.:
Zoning District:
Land Use Plan:
Surrounding Uses:
SU 11r!ARY
Craig Thomsen
Lots 8, 9, 27, & 28, Block Seven, Valhalla Heights Sub Part Three,
Township 5 North, Range 10 West, Section 6, Seward Meridian
180 & 190 Standard Drive; 175 & 185 Phillips Dr.
04921016, 04921017, 04921018, & 04922003
Rural Residential (RR)
Suburban Residential (SR)
Rural Residential
A preliminary plat has been submitted from Edge Survey & Design, LLC on behalf of the property
owner for a replat of Lots 8, 9, 27, & 28, Block Seven, Valhalla Heights Sub Part Three, Township
5 North, Range 10 West, Section 6, Seward Meridian, to create one (1) parcel.
Kenai Municipal Code (KMC) Chapter 14.10 Subdivision Regulations states preliminary plats or
replats must first be submitted to the City for review and provide recommendation to the Kenai
Peninsula Borough Planning Commission.
ANALYSIS
The proposed replat meets the minimum lot size requirement of 20,000 square feet (= 0.47 acre)
for the Rural Residential (RR) zoning district. The size of the proposed lot is approximately 87,294
square feet (2.004 acres).
City water and wastewater is not available along Standard Drive and developments on the
proposed lot already have an established private water and septic system. Any expansion of the
system will be subject to regulations set forth by the Alaska Department of Environmental
Conservation.
Direct access to the proposed lots is provided via Standard Drive, a maintained gravel City road.
The owner intends to retain their access driveway onto Standard Drive. If approved, the owners
intend to keep the 190 Standard Drive address, as the primary structure is already addressed
as such. The City of Kenai Public Works Department has reviewed the preliminary plat and has
no comments. Therefore, staff finds that an installation agreement is not required for the
preliminary plat.
Prior to development, the City of Kenai Floodplain Administrator should be contacted for
information and regulations. The City of Kenai Floodplain Administrator has reviewed
the preliminary plat and has no comments.
Staff finds that the preliminary plat for a replat of Lots 8, 9, 27, & 28, Block Seven, Valhalla
Heights Sub Part Three, Township 5 North, Range 10 West, Section 6, Seward Meridian
meets the following Title 14 of Kenai Municipal Code (KMC) sections and aligns with the intent
of the Kenai Zoning Code.
1. Pursuant to KMC 14.10.070 Subdivision Design Standards, the preliminary plat for
subdivision, subject to the listed conditions, provides utility/access easements, provides
satisfactory and desirable building sites, and the existing well and septic system is subject
to the regulatory requirements of the Alaska Department of Environmental Conservation.
2. Pursuant to KMC 14.10.080 Minimum improvement required, the right-of-way within the
proposed preliminary plat exists prior to this plat. The right-of-way is a continuation of an
existing street and is determined acceptable access. Therefore, an installation agreement
is not required.
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the RR zoning district of 20,000 square feet (= 0.47
acre), with a proposed lot size of 2.004 acres or approximately 87,294 square feet
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat meets City
standards for minimum lot width/depth and access/utility easements. Compliance with the
maximum lot coverage, maximum height, and setbacks will be reviewed during the
building permit review.
Resolution No. PZ2025-27
Preliminary Plat
Valhalla Heights Sub Thomsen Replat Page 2 of 3
STAFF RECOMMENDATION
Staff finds that the proposed preliminary plat for Valhalla Heights Subdivision Thomsen Replat
meets the general standards of Kenai Municipal Code (KMC), Chapter 14.10 Subdivision
Regulations and Chapter 14.24 Development Requirements Table and hereby recommends that
the Planning and Zoning Commission recommend approval of Resolution No. PZ2025-27 for a
replat of Lots 8, 9, 27, & 28, Block Seven, Valhalla Heights Sub Part Three, Township 5 North,
Range 10 West, Section 6, Seward Meridian, to the Kenai Peninsula Borough, subject to the
following conditions:
1. Further development of the property will conform to all federal, State of Alaska, and local
regulations.
2. A plat note added to the final plat to prohibit access from Phillips Drive to avoid double
frontage, in accordance with KMC 14.10.070(e)(2).
ATTACHMENTS
Aerial Map
Application
Preliminary Plat, Valhalla Heights Sub Thomsen Replat
Correspondence — Double Frontage
Resolution No. PZ2025-27
Preliminary Plat
Valhalla Heights Sub Thomsen Replat Page 3 of 3