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HomeMy WebLinkAbout1990-04-06 P&Z Minutesr i KE NA = PLANN = NG S~ Z ON = NG COMM 2 S S = ON April 6, 1990 - 7:00 P.M. City Hall Council Chambers Phil Bryson, Chairman AGENDA 1. ROLL CALL 2. APPROVAL OF AGENDA 3. PERSONS PRESENT SCHEDULED TO BE HEARD 4. PUBLIC HEARINGS a. Resolution 90-5: Encroachment Permit for Lot 3, Block 1 VIP Country Estates - Side Yard Setback - Backstrom b. Reoolution 90-6: Encroachment Permit for Lot 6, Ryan S/D - Front Yard Setback - Alaska Home Properties/Dick Mueller Realty ~ c. Resolution 90-7: Conditional Use Permit for River Guide Service - Lot 2, Block 2, Sungate S/D - Eide d. Resolution 90-8: Rezone Portion of Tract A, Section 36, Known as the Kenai Landfill - Kenai Peninsula Borough 5. APPROVAL OF MINUTES March 28, 1990 6. OLD BUSINESS 7. NEW BUSINESS a. Lease Application: Carr-Gottstein Properties 8. PLANNING a. Final Approval of Coastal Zone Management Plan b. Reset Work Session for Comprehensive Plan (Conflict with Airport Commission) 9. REPORTS a. City Council b. Borough Planning c. City Administration 1 A,. 10. PERSONS PRESENT NOT SCHEUDLED TO BE HEARD 11. INFORMATION ITEMS a. City Council Agenda - April 4, 1990 b. Borough Planning Agenda - April 2, 1990 c. Newspaper Article, "Its Not Over 'Til Its Over" 12. COMMISSION COMMENTS & QUESTIONS 13. ADJOURNMENT 2 KE NA = PLANNING ~ Z ON = NG COMM = S S = O N April 6, 1990 - 7:00 P.M. City Hall Council Chambers Phil Bryson, Chairman 1. ROLL CALL Present: Bryson, Rehm, Harbaugh, McComsey Absent: Bannock, Glick (excused) Also Present: Councilman Smalley 2. APPROVAL OF AGENDA Agenda was approved as submitted 3. PERSONS PRESENT SCHEDULED TO BE HEARD None 4. PUBLIC HEARINGS a. Resolution 90-5: Encroachment Permit for Lot 3, Block 1 VIP Country Estates - Side Yard Setback - Backstrom Planning Specialist Sumey: introduced the item, Mr. Backstrom appeared to answer- any questions. Chairman Bryson opened the issue to public hearing. Commissioner McComsey asked about the shed on the as-built drawing. Planning Specialist Sumey: answered that it is removable and is an accessory building. Commissioner McComsey asked if the shed were going to be moved. Mr. Backstrom answered that it is on skids and can easily be moved. Commissioner Rehm asked if he were planning on moving the leach field because of the separation between well and septic. Mr. Backstrom answered that it would be moved. Commissioner Rehm asked there was presently a 100' separation for the well and septic, answer yes. Commissioner McComsey asked if the permit was for the shed, answer no. It is for the corner of the house which sits 8.6 feet from the lot line and the setback is 20'. Mr. Gerald Brookman, adjacent property owner: I am certainly not going to ask that he get out a chain saw and cut off the corner of his house because he made a little mistake where he put it but, I don't have any real problem with granting the exception or whatever it is, but I do have a little bit of heartburn with one thing. That is the fact that it seems to me we didn't get a whole lot of advanced notice. 1 KENAI PLANNING & ZONING:COMMISSION April 11, 1990 Page 2 We were out of town Thursday and Friday, we had the notice that there was certified mail ... I didn't really get to look at this until Monday and maybe that' s my fault for being out of town, but, I spoke to the City Clerk and I think she said within ten days and that could be right up to the last day. We don't get the local paper and if we did I wouldn't read the legal notices, so I'm certainly not going to say we're going to delay it to the next meeting because Mr. Backstrom has told me he's got a buyer and if the sale doesn`t go through, then it will cost. I'm not objecting at all to what he's asking for and he says he's going to move the leach field and everything but it seems to me there should have been a little bit more advanced notice for what this goes on. You might consider asking the Council to change it so there would, in the future, be more notice. MOTION: Commissioner McComsey moved for approval of Resolution 90-5, contingent upon the moving of the leach field according to DEC requirements, seconded by Commissioner Harbaugh Chairman Bryson stated that he didn't feel that it was a city concern. Commissioner Rehm answered that it would be for his benefit. Commissioner McComsey: Again, I feel we need as-built surveys before we start building houses within the City of Kenai. This continues to happen so I think something needs to be done. VOTE: Motion-passed unanimously by roll call vote 4-b. Resolution 90-6: Encroachment Permit for Lot 6, Ryan S/D - Front Yard. Setback - Alaska Home Properties/Dick Mueller Realty Planning Specialist Sumey: explained that this is one of the dwellings that was built prior to any real roadway being in place. A small portion of the building was constructed into the setback, not the right-of-way. Chairman Bryson: As a historical item on this, the house, on the original. plat was also encroaching and the house preceded the requirement for the 25' building setback so at the time it was constructed the basic structure was conforming. Chairman Bryson called for public comments, there were none. MOTION: Commissioner McComsey moved for approval of Resolution 90-6, seconded by Commissioner Rehm VOTE: Motion passed unanimously by roll call vote 4-c. Resolution 90-7: Conditional Use Permit for River Guide Service - Lot 2, Block 2, Sungate S/D - Eide Chairman Bryson called for public comments. 2 KENAI PLANNING & ZONING COMMISSION April 11, 1990 j Page 3 Mr. Sterling Eide: I run a guide service, primarily on the Kenai River. I'm retired so I do the guiding about 40 days out of-the year. Actually, 44 legal days. Last year while doing my taxes I counted up my slips and 40 of those days I launched out of Eagle Rock. The house that I wish to buy is the last house on the right side before you come to the launching area, right beside Al Poore's house. I know that some of my, hopefully, new neighbors are worried about additional traffic and I'd like to set that at ease here. For instance, if I'm~ in the last house, my own traffic won't be going through the neighborhood as I do now. I may meet my customers in front of my house, but that will not be an additional amount of traffic, or so little additional traffic, if any, that it would hardly be noticeable since so many people launch at .Eagle Rock that frequently you cannot park down in the launching area. Last .year several times, usually on Tuesday and Saturday, I would drive back up out of the launching area and park in Mr. Borgen's yard. Actually, I think it might reduce the amount of traffic. But whether it does or not, keep in mind that most of my work is on the river and the only thing I would be doing at my house would be to meet customers at my house, say good bye in the evenings and use the telephones. I realize its a residential area and its zoned such, I certainly would like a permit though so I could buy a house, get a permit, and not be in i violation of any of your laws. Mr. Jim'Davidson, 565 Robin Drive: I developed Sungate Park S/D in 1968. I had a pretty well prepared statement but after Mr. Eide's comments, it kind of. lightened it. My only problem with this whole thing was with the traffic which he has settled pretty well. Other than that, I oppose it because there is restrictive covenants for protecting the people that are in the subdivision now. If he is going to have his boat in the yard and so many cars sitting around the area there, that's not going to help the people :that are living there. I had a lot of things, but you spoke to most of them. I did think though, that it was going to enhance the traffic. If it doesn't do that, I wouldn't oppose that. But I don't think there should be vehicles while he's gone in the early morning, sitting around the yard. I don't think the people that are living close would appreciate that. I do know there are people who launch their boats there that park along the street. I would hope we could alleviate that too because the people that live there don't appreciate that. I'm trying to go with the covenants and rules of the city and borough when we established the subdivision. Jim Dunn, 660 Tern Place: I would like to enter into the record the original petition of which you have copies. I appreciate the opportunity to come here, I took time from work to come and speak to you. Besides the things that are stated on the petition that six residents signed that live in the area, you heard either from the petition and from the residents on each side, I'd like to address a couple additional items that affect my family directly. 3 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 4 we live on Lot 3, which is right next door. I work for the fire department on 24 hour shifts and its very important for me to have good sleep on the times I'm off. My bedroom window is approximately 20 feet from the driveway and parking area listed on this drawing. My biggest concern would be the coming and going of vehicles and clients if this permit is given. I don't feel there's any way that we can limit Mr. Eide's business to a number of boats, number clients, and the numbers of people he would be picking up and bringing in there. In the morning if he has two boats or three boats there could be as high as 15 cars coming and going and again at noon when he comes in and picks up and drops off again, there could be another 10 to 15 cars coming and going again. And there has been a traffic problem. Although I have to state that the residents of the subdivision have made a lot of progress with Mr. Poore over the last four years and he is now limiting the number of clients that he allows to launch at Eagle Rock, maybe some of you have experienced that. He puts his full sign up when his parking is full so we don't have to put up with the on-street parking. At one time, some times vehicles totally blocked Eagle Rock, driveways, and people couldn't get through. And I'd hate to see that again. If a business were to open up and on-street parking became a problem again, there would be no reason for Mr. Poore to limit his business so that it didn't affect the subdivision with respect to parking overflow. I am aware that Mr. Borgen who lives at the end of the street works for Mr. Poore in the summer and they do allow some parking in his yard from time to time, but this is not the on-street parking that is the major problem I have. '; I would like to have uninterrupted sleep and not have that additional burden of on-street parking and the coming and going right next to my property. Additionally, we have a very nice view from our deck and from our living room of the Kenai River, but it does cross this particular properby. In other words we look across the front this property and across their driveway. If campers, boats, cars, and people are plugging that up completely with vehicles and going back and forth I think you can understand that that would be very disheartening for a person living there for eight years and has enjoyed the peace and quiet and being able to look out over the Kenai River. I think this could adversely affect property values in the area. I know I certainly wouldn't want to buy a house next to a guiding business. I don't think there's anything that guarantees that the noise, the smell from the bait and fish cleaning ... there is no cleaning table down on Eagle Rock so consequently I can imagine a boat returning with five king salmon and having to have them cleaned, being in a rush to go back out, it could be a problem. I know this can be a problem because I have a number of friends that guide and I know that they have a problem with the cleaning. Those are basically my concerns and I respectfully request that you deny this permit based on those comments. Mike Holland, I live on the last house on the left, right across the street from this house. I moved there a couple years ago and I didn't know so much about the traffic coming in and out, in the mornings and at night, 4 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 5 i that's something that we have to deal with. But the rest of the year its real nice. I really don't want a guide service right across the street, backing boats out, little kids running around, we have to watch them all the time now, but the property values would go down, Al' s real nice now about the parking along the road and I think it would get bad again. I'd just a soon not have a guide service across the street. Mr. Stanley Carson, 4350 Eagle Rock Drive and I have lots 4, 5, and 6. We already have a problem there on Eagle Rock at certain times of the year with the camp ground and the fishing down below and I feel that if this guide service does go in its going to compound the problem. The traffic on the street, the parking of the cars ... already on my property people are parking their cars who use just the fish site below and it blocks me, causes me problems and I feel that this problem should not be added to by allowing this guide service in there. I can understand that with fishermen, they don't limit themselves to hours, their hours are 24 hours a day. With that kind of activity there in the neighborhood, we would have loud talking, cursing, drinking, which I feel that we could do without. So I do not want the guide service there at Eagle. Rock. Chairman Bryson closed the public hearing. ,_ _Commissioner Rehm asked if Mr. Eide had made an offer on the house, answer ...yes. Commissioner Rehm further stated that the house belongs to Housing and Urban Development and as of yesterday, HUD had an offer on this home from Mrs. Gloria Harrington which they had accepted, contingent upon getting-:rid of this ugly problem with the encroachment that's been staring us in the face for a long time. I guess I'm a little confused. Chairman Bryson asked if Mr. Eide were the owner of the property, answer no. Commissioner Rehm stated that he was hoping to purchase the property contingent upon the approval of this permit. Councilman Smalley: It is on the agenda again for the Council meeting next Wednesday. MOTION: Commissioner McComsey moved for approval of Resolution 90-7, seconded by Commissioner Rehm. Commissioner McComsey: I would say that, with what Commissioner Rehm just said, perhaps we should postpone to see if the other people are buying, perhaps there's no sense in acting on it. Commissioner Rehm answered that HUD is trying to get her to accept this house with that encroachment, she doesn't want to from what I understand, and they want her to sign a statement that the title company will ensure certain things. Apparently, they've already been to the Council twice and they turned it down. That's what confused me. Maybe we should postpone it until we find out the status of the buyer. 5 KENAI PLANNING & 20NING COMMISSION April 11, 1990 Page 6 Mr. Eide: The offer that you mention, apparently there are two other people that are trying to buy it. Whoever gets the first offer is the one who is most likely to settle. And if they chose not to take this house because of the encroachment problem,. then obviously they won't be ahead of me. I won't make an offer officially unless I know I can work out of it. If I can't work out of it, then that's not the place I will buy. Commissioner McComsey: I know that there have been cases where you've given other conditional use permits, I haven't ben here long enough to really know about the parking and the other things that enter into it . Have all these things been addressed with this lot? Planning Specialist Sumey: There is no ordinance on the books pertaining specifically to guide services which is why there are specifics on the other guide services approved in the past. The reason it comes to you this way is because it is something that is not specifically mentioned. However, the draft of a guide service ordinance has never been resurrected. If you_give an open ended permit they can operate it however they chose. Commissioner McComsey: I know I had seen where permits were given for so many boats, so many people, so many parking spaces, those things. Chairman Bryson: Right, whatever seemed reasonable for the person. Planning Specialist Sumey: Most generally those were conditions that were self imposed that the applicant and Commission agreed upon and wrote into it, and was. made to include expansion of the existing business. Chairman Bryson: It might be appropriate at this point to suggest that the owner ratify the permit and attach it to the application. Would you like to see development on the lot and more specifically laid out as to parking. Commissioner McComsey: Yes, for the simple reason that this is open ended and I would probably vote no. Councilman Smalley: I know in the past, especially in Anglers Acres, this body has set limits for boats and parking and so on. Commissioner McComsey: Aren't they supposed to come in with the number of boats and things that they want and we approve it. Councilman Smalley: No. There have been some that come in this way and the applicant and the Commission have set the limits here. Chairman Bryson: I'm concerned about the solid resistance from the community. That is a major issue. Commissioner McComsey: I agree. Mr. Dunn: On the comment about the subdivision, there was only one other home owner on Tern Circle that was not contacted so the signatures between Mr. Poore's letter and the petition includes all but Mr. Borgen who evidently has a working relationship with Mr. Eide and my neighbor directly behind us is gone on vacation and was unable to be contacted, so no one can speak for him, but those are all the residents of Tern Circle and Eagle Rock which are the principal residents involved and they are opposed to a guiding business at any level. Planning Specialist Sumey: There were 12 notices sent out, nine cards were returned and of those nine, six of those names were on the petition. Councilman Smalley: Would Mr. Poore be number seven? Answer yes. That makes 75%. 6 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 7 VOTE: Chairman Bryson asked if there were amendments the Commission desire to make. There were none. Motion failed unanimously by roll call vote 4-d. Resolution 90-8: Rezone Portion of Tract A, Section 36, Known as the Kenai Landfill - Kenai Peninsula Borou h Councilman Smalley: It is Council's wish that we would like to see the Assembly take action on this first. Apparently at the last Assembly meeting there was a motion of reconsideration to bring the issue back up at their next meeting. In talking with Council members it is their wish that this body postpone action on this issue tonight until the Assembly has taken some action. Chairman Bryson called for public comments. Mr. Dick Troeger, Borough Planning Director, representing the Borough in E this application: In January we received a request from Peninsula Sanitation to install or explore the feasibility of installing a commercial transfer'site with the idea of leasing the land from the Borough. His .application to our department includes a little work plan of possible -recycling-bins and so forth. Be that as it may, this application was taken under consideration and we felt that before anything could be done as far as awarding the lease for commercial operation or for public or private the property should be examined as far as compatibility with the Land Use Plan .and your zoning. It appears, from our point of view in discussions with Mr. Brighton that the recreation type designation would be the most suitable and that it does not appear that this operation would require a conditional use permit. Such an operation should go in place it would be preferable to have it be a use allowed by a zone without having to come before you for a conditional use permit. Naturally, you've heard a lot of controversy about this. Our Assembly deliberated about this last night and there are probably three or four ordinances and resolutions that this action has triggered. We felt that we had better get this thing over to you and on the table for deliberation and public forum so every one can be as well informed as possible on any possible action. I'm not here to request action at any point in time other than to try to answer any questions that you may have. Hopefully, all parties will have their say. Chairman Bryson closed the public comments and called for Commission comments. Chairman Bryson: At the work session with the Council a week ago, Councilman Walker suggested a conditional use might be an appropriate place to approach this transfer site and as a result of that I had several questions that I posed to the legal staff concerning the proposed uses. Chairman Bryson asked that a copy of the legal memo be copied for the Commission and Mr. Troeger and called for a recess. 7 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 8 Commission Recessed Chairman Bryson read the memo for those present. Mr. Troeger: Just for public information, one of the purposes of applying for this rezoning was to get it into public forum and whatever shakes out we' 11 just have to live with it. I did want to point out that at the present time there are two options that have come before us, one is the commercial operator that would like to lease property, collect trash at a transfer site which in turn would be sent over to the Soldotna landfill. The second option is that the public would operate the transfer site. As you know, the landfill will be closed shortly and I do not know that date. Once its closed that land will not be suitable for development. Structures, houses, buildings, whatever, and I have not been able to find out how long that land will have to sit there without development so we're looking at between 40 to 50 years, probably. No matter what happens, that 45 acres is going to remain in a vacant state. We have looked at how we can rehabilitate that land. It has been proposed that we examine the feasibility of a tree or sod farm or a cultural type of development, it is in an agricultural zone. We would like to find-some way to~use that site rather than just let the alders grow. I think under the existing zone we could probably do that. Obviously you have a lot of property zoned residential so it is not a problem. If you let it lie idle, we would not have a problem, or if you want to have a nursery or a tree farm, you would have to examine that as well. The Borough has no plans, at this time, for the remainder of that site. We have not gotten down to the point of classifying other than the way it is zoned and it will probably be a number of years before we come up with a plan. I would suspect there are members of the Borough Assembly that would like to see the City take action and that would help them make up their mind. Obviously if the City says no rezone or no way are we going to allow any kind of a transfer site, that would certainly make them take more heed. The intent here is for the Borough to take care of its trash. If we had the money there wouldn't be a problem. We hope that between the City of Kenai and the Kenai Peninsula Borough we can work out matters. MOTION: Commissioner McComsey moved to postpone Resolution 90-8 to the next meeting, seconded by Commissioner Harbaugh VOTE: Motion passed unanimously by roll call vote Mr. Troeger asked if the Commission would feel more comfortable if the representative from public works were present to answer any questions, answer no. NOTE: The next meeting will be Wednesday, April 25, 1990. 8 CITY OF KENAI PLANNING & ZONING COMMISSION RESOLUTION NO. ~ '~ A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI (GRANTING)(DENYING) A REQUEST FOR A CONDITIONAL USE PERMIT AS AUTHORIZED BY 14.20.150 OF THE KENAI ZONING CODE FOR located L -_ . by /~'1 r . ~- ~' 1 ~s . }-~-~/~ WHEREAS, the Commission finds: 1. That an application meeting the requirements of Sec. /_1:15 . 14.20.150(c-1) has been submitted and received on _aL~ /'~_ 2 . That this request is located on land zoned T L~^.G~LR•c, i~ C_~/~) I 3. That the proposed use is (permitted)(not permitted)(not addressed) as a Conditional Use in this zone as specified in the Kenai Zoning Code Land Use Table. 4. That the applicant has demonstrated with plans and other documents that he can and will meet the following specific requirements and conditions as set forth in Sec. 14.20.150(b-1): [iJ [iiJ 5. That a duly advertised public hearing as required by Sec 14.20.280 was conducted by the Commission on 6. That the following additional facts have been found to exist: CONDITIONAL USE PERMIT Page 1 of 2 Resolution 7~ Page 2 of 2 NOW, THEREFORE, BE IT RESOLVED, by the Planning and Zoning Commission of the City of Kenai that the applicant (has)(has not) demonstrated that the the proposed development meets the conditions required for said proposal and therefore the Commission (does)(does not) authorize the administrative official to issue the appropriate permit. PASSED by the Planning and Zoning Commission of the City of Kenai, Alaska, this _ day of 19 CHAIRMAN ATTEST: Janet A. Loper, Planning Secretary CONDITIONAL USE PERMIT 8/88 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 9 5. APPROVAL OF MINUTES March 28, 1990 MOTION: Commissioner McComsey moved approval of the minutes as submitted, seconded by Commissioner Harbaugh VOTE: Motion passed by Unanimous Consent 6. OLD BUSINESS None 7. NEW BUSINESS a._ Lease Application: Carr-Gottstein Properties Mr. Robert Gottstein presented blue line drawings. Chairman Bryson stated that this is coming as a new lease application on the lot. Councilman Smalley: The other lease has not been voided, however, we have a letter from Fred Meyer stating that they are pleased that there is another applicant requesting the property and they would like to back out and end their lease agreement with the City. We will deal with both issues depencing upon what you do with this application tonight. If you feel that you can act on it, we want to you do so tonight. We will deal with what you do-and with the changing of those leases between Fred Meyer and Carr- Gottstein. Mr. Gottstein: Our intention is to build a 60,000 square foot building and we`d like to break ground in 1991 but we're not sure of that so our application is for 1992 with a spring opening in 1993. Clearly our intent is to build as much as we can but we don't want to offer more than 60,000 sq. ft. because we don't know what vacant space is and we're going to be anxious to fill it up but we don't want to be committed. We know we can fill 60,000 sq. ft. and we've identified this site as the most optimum site in Kenai for us to do that. Our current location makes it difficult for us to do that, to provide the product that we want to, and we feel compelled to build a new store. This location, just as Fred Meyer identified it as an A location, we have as well, and as we reside in an A location we have every interest and desire to end up in an A location. We're not interested in moving to a secondary location, which is why this parcel has been identified by our people. Commissioner McComsey: Do you not now have land behind the mall. Mr. Gottstein: Yes, there's a little less than five acres left. I can tell you that personally have been involved in all sorts of schematics and plans trying to figure out how to make that center work. I'll give you a little history that we gave the Council. 9 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 10 Three or four years ago it would have made more sense for us to build in the existing center because, at the center there was a partnership there was a lease that we couldn't' unilaterally terminate. If we had built several years ago we wouldn't have to pay two leases. That is no longer the case. It is very difficult, given the nature of our business to renovate that existing center because we have so much concentrated perishable products. If we were simply to gut the shopping center and put the dry goods in there, it wouldn't be a problem, but because of the meat department, the dairy, deli and all the other perishable departments we'd spend as much or more renovating the existing center and end up with less from our perspective. This 19 acres allows us the opportunity for the long term to provide this service for this community, the existing site won't do that. For example, as some of you know we have been attempting to negotiate with Fred Meyer to either renovate the existing center or have the site that Fred Meyer has. We would have been prepared to do either, but if we had done it on the existing site but we would have had to accept that there couldn't be any other tenants except for the two because there isn't enough room. This gives us the opportunity to build the grocery store and to add what we would normally consider a neighborhood shopping center where there would be a variety of shops. Then if we get another anchor we could do more. What_we:'d like to do is what we did over 20 years ago, start with a plan that would allow us to expand beyond what our original concept is and as we did over 20 years ago, we would start with a grocery store then a couple years later we expanded the center. Our existing site doesn't give us the opportunity to grow with what we believe Kenai will grow to so we don't want to, in a sense, build a center that's going to meet the community and therefore a center that would invite a competitor to come and do better. Commissioner McComsey asked what plans there were for the other store, answer none. It is an 80,000 sq. ft. building and must serve the community. I don't know the answer, but you know that if we build, the tendency will be for small businesses to follow. It is a loss for us to leave the center but our bread and butter but we've been sacrificing the condition of the real estate but now that the lease has come up we have a chance to change that. Its a case of the tail shouldn't be waging the dog, the land shouldn't be dictating the goods and services we provide. Commissioner McComsey: Then it will be just Carr-Gottstein moving? Answer yes. Although I would expect to have a Book Cache, a Kinny's, and a beauty salon perhaps. I don't want to commit to that because I haven't leased them. I don't want to build the extra 20,000 sq. ft. and end up sitting on the empty space. Let me tell you, our business is to identify tenants that will serve the community. As aggressively as we can we will fill the space. 'It will help amortize the cost of the land. Commissioner McComsey: Would you go for Fred Meyer to go on the other end? Answer, quite frankly our hope was while they were in control of the property that they would be prepared to do that with us. Since they weren't I don't have any allusions that we would be able to do that with them, but clearly, I think 10 M KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 11 ' we would try .and get a large variety of merchandise collectively in that center. There are a lot of things we don't sell and there are a lot of retailers that might come to this community and say they are interested. We are prepared to negotiate. Councilman Smalley: This body has undergone a lot of change and I think that Mr. Bryson is the only one that was on here when the original for Fred Meyer was approved and the surrounding area that you see around the store is all in natural. Is it your plan to only occupy the building on your lot on the present gravel pad? Mr. Gottstein: For the most part there may be some circulation that may have to be added, but we try to place the building and parking lot on the existing improvement. Councilman Smalley: No, they did a pretty good job identifying the area. Their's was a bigger building, but this configuration is typical and perfect for us. This size and type of location gives us a store that will be very similar to"the Huffman Store. What we'd like to do is build what we know we can merchandise and provide opportunity for growth as the community grows so we build the building on the site so that it will allow for expansion. Chairman Bryson: Are you familiar with the platted area adjacent to you particularly toward Ryan Creek. The City has a greenbelt back in that area and I don't know if it is irregular or 200' straight line. Mr.:Paul Carr: There is a greenbelt off the platted property. Right now, ~' you're correct, the limits that you see here are the current limits of ~; clearing and we don't have any plans to go beyond that. In the application there is a question dealing with snow clearing and drainage. Obviously there's enough site to take care of that. Our intention is to drain towards that creek to maintain the water habitat without flooding it and slow filtration is the best. Chairman Bryson: The site plan you have here is by necessity very schematic for the early stages of development, as your design develops you would be coming in with additional ... Paul Carr: Yes, let me elaborate. In the application we have a lot of things that say "see site plan" and it is very schematic. Basically, what we did was take the existing Fred Meyer site plan and we utilized every existing driveway and road that has been approved by this body and the Council. We also stayed within the existing pad. You might say that this plan, to our knowledge meets all the conditions that were placed on the site plan for Fred Meyer. The only other thing we are changing is the name Carrs Quality Center. You should be aware of the location of signs. We recognize that right now you will see that all of the Carrs stores, if they have a sign, it is a very low non-obtrusive sign that is on the store itself. That's not to say that we wouldn't want to put a sign out here once we get developed, it could advertise the mall. Chairman Bryson: Off your plan to the left is a future access road designated, is this platted to your property boundaries? Mr. Carr: It's my understanding that it is platted. Councilman Smalley: On that particular road, it was indicated in the meeting that there was a 11 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 12 possibility that may be completed to help provide circulation. Mr. Carr: You're correct in that it is schematic and obviously as we progress forward to obtaining the building permit there will be review by public works people and any decision that would alter from this I would imagine would bring us back. Commissioner McComsey: On the landscape ordinance .... Councilman Smalley: It more than qualifies. Commissioner McComsey: With what they have left so far. Planning Specialist Sumey: The property as it sits right now was stepped off with the people from Fred Meyer, trees were marked that were to remain and everything on it was approved so I think what Councilman Smalley is getting at is if they don't change anything or take down any more trees and use the present gravel pad, they completely meet the previously approved site plan. Councilman Smalley: We're talking 50 of the whole area. Commissioner McComsey: What I was thinking though, they approved the one over here with the lawn and the trees and little rock gardens and it looks so nice, I was hoping that they would do something like that. Mr. Carr: I've been with Carr-Gottstein for about six years and in Anchorage for example, they were exceeding the landscaping long before Anchorage even had an ordinance and we still do. We do find that sometimes in universities and schools, the architects will sit down and draw a building and put in an entry way and a parking lot with a sidewalk and the next thing, you know you have the people crossing the lawn. The sidewalk is not placed in relation to the destination. We've had instances where the building is built and is occupied and the landscaping isn't all in. Chairman Bryson: Given the development of the schematic site plan I would think it would be appropriate to meet with them at some point in the event it were approved, have them come back and go over the physical aspect. The public works department can take care of water and sewer. MOTION: Commissioner McComsey moved for approval of the application for lease of the described property, and that when their site plan becomes specific it return to the Commission, seconded by Commissioner Rehm VOTE: Motion passed unanimously by roll call vote 8. PLANNING a. Final Approval of Coastal Zone Management Plan This is the large document presented to the Commission several months prior by the Borough. The portions that pertain to the City of Kenai and surrounding area were reviewed by Sylvia Spearow of the Borough. MOTION: Commissioner McComsey moved to recommend the City of Kenai approval of the Coastal Zone Management Plan, seconded by Commissioner Harbaugh 12 KENAI PLANNING & ZONING COMMISSION April 11, 1990 Page 13 VOTE: Motion passed by Unanimous Consent NOTE: Councilman Smalley left to join a Council work session. b. Reset Work Session for Comprehensive Plan (Conflict with Airport Commission) This item is on hold pending a quorum. 9. REPORTS a. City Council No report - agenda available b. Borough Planning Chairman Bryson reported on an issue regarding a DEC permit for Town and Country Pumping. c. City Administration None 10. PERSONS-PRESENT NOT SCHEDULED TO BE HEARD None 11. INFORMATION ITEMS a. City Council Agenda - April 4, 1990 b. Borough Planning Agenda - April 2, 1990 c. Newspaper Article, "Its Not Over 'Til Its Over" No questions or comments 12. COMMISSION COMMENTS & QUESTIONS Commissioner Harbaugh asked about an ordinance for guide services, and the Commission discussed the progress to date. No action taken. 13. ADJOURNMENT There being no further business, the meeting was adjourned. The next regular meeting of the Commission will be Wednesday, April 25, 1990. Janet A. Sumey Transcribing Secretary 13