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HomeMy WebLinkAbout1996-03-27 P&Z MinutesCITY OF KENAI t PLANNING AND ZONING COMMISSION **AGENDA** Council Chambers, 210 Fidalgo March 27, 1996, 7:00 p.m. Chairman Kevin Walker 1. ROLL CALL: 2. APPROVAL OF AGENDA: 3. APPROVAL OF MINUTES: March 13, 1996 4. PERSONS PRESENT SCHEDULED TO BE HEARD: 5. CONSIDERATION OF PLATS: a. PZ96-21-Preliminary Plat-Original Townsite of Kenai, J.C. Bookey Add. b. PZ96-22-Preliminary Plat-Hakkinen Estates Subdivision 6. PUBLIC HEARINGS: a. PZ96-16-Conditional Use Permit-Klondike's Bed & Breakfast- Ron's Acres, 285 Juliussen, Kenai b. PZ96-18-Variance for Sign Size & Location-Mapco Express-Lot 3B, Spur Subdivision #1, 1983 Addition c. PZ96-19-Kenai Peninsula Borough Land Classifications Within the City of Kenai 7. NEW BUSINESS: a. PZ96-17-Home Occupation Permit-S. Paulsen-405 Candelight Drive b. PZ96-20-Home Occupation Permit-D. Compton-2785 Beaver Loop Road c. Halfway House Ordinance 8. OLD BUSINESS: a. Proposed Residential Zone (Michael Christian) b. Enhanced 9-1-1 Mapping and Addressing Project 9. CODE ENFORCEMENT ITEMS: a. Pollard, Lot 10, Block 2, VIP Ranch Estates 10. REPORTS: a. City Council b. Borough Planning c. Administration Planning & Zoning Commission Page 2 Agenda March 27, 1996 11. PERSONS PRESENT NOT SCHEDULED: 12. INFORMATION ITEMS: a. Memo to Council & Mayor Williams regarding Comprehensive Plan 13. COMMISSION COMMENTS & QUESTIONS: 14. ADJOURNMENT: CITY OF KENAI PLANNING AND ZONING COMMISSION March 27, 1996 MINUTES Meeting called to order at approximately 7 p.m. by Vice-Chair Glick. 1. ROLL CALL: Members present: Carl Glick, Phil Bryson, Teresa Werner-Quade, Ron Goecke*, Karen Mahurin Members absent: John Booth, Kevin Walker Others present: City Engineer Jack La Shot, Administrative Assistant Marilyn Kebschull *Goecke arrived at 7:10 p.m. 2. APPROVAL OF AGENDA: PHIL BRYSON MOVED TO APPROVE THE AGENDA AS SUBMITTED AND ASKED FOR UNANIMOUS CONSENT. MOTION SECONDED BY KAREN MAHURIN. AGENDA APPROVED. 3. APPROVAL OF MINUTES: March 13, 1996 KAREN MAHURIN MOVED FOR APPROVAL OF MINUTES OF MARCH 13, 1996 AND ASKED FOR UNANIMOUS CONSENT. MOTION SECONDED BY TERESA WERNER-QUADE. Glick asked that the minutes be corrected to show that he and Werner-Quade be noted as present under the Roll Call section. Glick noted that the minutes show in the body the time they arrived but would like that reflected in the Roll Call section. MINUTES APPROVED. 4. PERSONS PRESENT SCHEDULED TO BE HEARD: 5. CONSIDERATION OF PLATS: a. PZ96-21-Preliminary Plat-Original Townsite of Kenai, J.C. Bookey Add. Planning & Zoning Commission Page 2 Minutes March 27, 1996 Phil Bryson noted he would be abstaining on this plat. Glick stated that since Bryson would be abstaining there would not be a quorum to vote on the plat. MAHURIN MOVED TO POSTPONE PZ96-21 UNTIL THE NEXT SCHEDULED MEETING. MOTION SECONDED BY WERNER-QUADE. Glick asked if Mahurin wished to ask for unanimous consent? Mahurin affirmed that and the second agreed. La Shot stated he wondered if this would be a problem for the owner. Bryson stated he did not think it would. La Shot stated that P&Z could discuss the plat and pass it on to the Borough for action. Bryson stated that the owner would appreciate that but noted he did not know the schedule as he had kept hands off the project. Glick asked if any objection to unanimous consent to postpone action to next meeting? Werner-Quade commented that La Shot had suggested that the remaining commissioners could discuss the plat and pass it on to the Borough. Thus, if there was a time frame it could be moved in a more timely fashion. Glick asked Bryson if that would be a problem for the Borough to take action before the P&Z Commission. La Shot stated that this is an advisory matter. 7: 10 p.m. Glick noted that Mr. Goecke had arrived which could settle the problem. Goecke apologized for being late. Glick informed Goecke that the Commission had been discussing PZ96-21 and that Bryson had abstained. Glick stated a motion had been made to postpone. MAHURIN WITH PERMISSION OF THE SECOND WITHDREW HER MOTION TO POSTPONE. MOTION WITHDRAWN. MAHURIN MOVED TO APPROVE PZ96-21. SECONDED BY WERNER-QUADE. Glick asked if there were additional staff comments. La Shot stated nothing additional. Mahurin stated she was curious if anyone knew the intent o f the future building. La Shot stated he understood it would be a larger gift shop. VOTE: BRYSON ABSTAIN GOECKE YES GLICK YES MOTION PASSES. WERNER-QUADE YES MAHURIN YES Planning & Zoning Commission Minutes Page 3 March 27, 1996 b. PZ96-22-Preliminary Plat-Hakkinen Estates Subdivision RON GOECKE RECOMMENDED APPROVAL OF PZ96-22 PRELIMINARY PLAT FOR HAKKINEN ESTATES SUBDIVISION. MOTION SECONDED BY PHIL BRYSON. La Shot noted no additional staff comments. VOTE: BRYSON YES GOECKE YES GLICK YES WERNER-QUADE YES MAHURIN YES MOTION PASSES. 6. PUBLIC HEARINGS: a. PZ96-16-Conditional Use Permit-Klondike's Bed & Breakfast- Ron's Acres, 285 Juliussen, Kenai MAHURIN MOVED FOR APPROVAL OF PZ96-16. MOTION SECONDED BY GOECKE. Glick opened the public hearing. No public comment. Glick asked if any further staff comments and La Shot noted nothing additional. VOTE: WERNER-QUADE YES GOECKE YES MAHURIN YES BRYSON YES GLICK YES MOTION PASSED UNANIMOUS. b. PZ96-18-Variance for Sign Size & Location-Mapco Express-Lot 3B, Spur Subdivision #1, 1983 Addition WERNER-QUADE RECOMMENDED APPROVAL OF PZ96-18. MOTION SECONDED BY BRYSON. Public Hearing opened. Planning & Zoning Commission Minutes Page 4 March 27, 1996 PAUL FARNSWORTH, representing Mapco, 3335 Arctic Blvd., Suite 100, Anchorage, Alaska. Farnsworth advised he was the project manager for Mapco and stated he would like to speak briefly about the request for the variance and answer any questions. Farnsworth stated that the sign they are requesting is what Mapco considers to be the minimum size that gets the job done. Farnsworth continued stating in a convenience type store in a gas station, they are not really a destination. People don't go to Mapco; they go to Carrs, K-Mart, etc. They stop by Mapco to get gasoline and possibly soda pop. Farnsworth stated they had found at their other Alaska locations and throughout the U.S. the I.D. sign telling people who they are and getting prices out on the street is part in parcel with the business. This particular sign that is proposed is smaller than Mapco's standard sign that is being installed in Anchorage and other parts of Alaska right now. Farnsworth stated they had felt this smaller sign would be more in conformance with the local ordinances and keeping with the community. In looking at the sign and reading the ordinance, they had tried to determine what they could eliminate from the sign and still display the business and get the information out to the people that are coming by on the street. Farnsworth they felt the proposed sign was the minimum that would get the information. Farnsworth noted that what is shown on the drawing is not quite correct. The sign will be installed not perpendicular to either property line if it is approved. It will be intersecting the corner at about a 45 degree angle. There are two 4 by 4 signs shown on the site plan. The one that is on the Spur Highway, they are proposing to eliminate. There is a grove of trees that they are going to try to keep and it appears that the grade will allow them to keep the trees and eliminate the sign. Farnsworth noted this request is for the one sign on the corner and one 4 by 4 sign on Bridge Access Road. Glick asked if the one on Bridge Access Road would be angled on the corner instead of how it is shown on the drawings. Farnsworth stated that was correct. Farnsworth added that the distance from the Spur Highway to the property, when you drive by and see the grove of trees, that is actually the property line. There is 70 to 80 feet between the edge of the property and the Spur Highway. Thus, the property is set well back from Spur Highway. It is considerably closer along the Bridge Access Road. MICHAEL CHRISTIAN, 613 MAPLE, KENAI, AK-Stated he would like to protest the variance from the sign codes especially on that corner. Christian stated he recalled years ago when they tried to build a Dairy Queen on that corner and there were very strict rules on what they could do and what they couldn't do on that corner and that corner is probably the most beautiful one in the city because they required vegetation be left, small signs, and the building being set back. Supposedly they had the same Planning & Zoning Commission Page 5 Minutes March 27, 1996 requirement on the strip mall that is on the corner opposite or kitty corner across the street, but they went against the rules and put up Arby's where they were supposed to leave trees and vegetation and that corner does not look too good. Now with Mapco going in across from there and the number of trees that have been cut down there, to put up one of these big garish signs on that corner will ruin it. Christian commented that one side of the street looks fairly nice and the other side with Arby's and now Mapco with a huge ugly sign he felt would really deteriorate the corner. Christian stated that Farnsworth had stated these were smaller standards than Anchorage but he thought most of these sites were an abomination to the eye. Christian stated he thinks the code needs to be kept where they are set and to enforce them. Christian stated he didn't see any reason to make a variance for a sign in that particular location. Public hearing closed. Glick asked if staff had further recommendations. La Shot stated no other recommendations but would note that a variance had been granted for Carrs to exceed square footage on the entrance that they have out front. Carrs is just under 154 square feet with their sign due to multiple businesses. La Shot stated that is the same with the K-Mart sign. La Shot noted that this being a single business it is limited to the 81 square feet by our code. Goecke asked for La Shot to clarify the multiple business comment noting there is not any multiple business on Carrs' main sign. La Shot stated they don't necessarily have to advertise multiple businesses. The determination at the time was if they have them on their site. La Shot stated since Carrs has Oaken Keg and there is a bank in there it qualified. Glick commented that at the time wasn't the main sign about the right size but it was added because of the second sign made them go over the requirement. Mahurin commented she is not in favor of the variance noting that she feels that the sign ordinance is one that was very controversial and required a lot of public input. Mahurin stated she felt that the citizens of Kenai feel pretty strongly about what they want with their community. Mahurin noted she is pleased to welcome Mapco; however, she feels their colors and their sign speak well for their business and everyone will quite clearly know what is there. Mahurin stated she will be voting against a variance on this. Goecke stated he felt that the sign could be made smaller. If not, he commented he doesn't have a problem with the sign. The sign ordinance was made before any real business venture got started on the Spur Highway. Goecke stated he felt they need to have the right to let it be known where they are at and added that he felt the sign ordinance needs to be completely reworked. Werner-Quade commented that Mapco is requesting two things in one variance and stated she had trouble with that. Werner-Quade stated she does not mind the size of the sign but she is in objection to the sign being located so close to the road. In other Planning & Zoning Commission Page 6 Minutes March 27, 1996 words, noted she would feel fine about the large sign if it was in the range where it is supposed to be. Werner-Quade stated she had a torn feeling about the resolution covering two items. Bryson stated his comments were probably the opposite. Bryson stated it is close to their property line but the line is set back from the driving surface some distance. Bryson stated the sheet he had did not indicate the distance from the Spur Highway. Bryson stated it appears to be on the order of 30 feet from the curb line on Bridge Access Road. Bryson stated he has a concern about the size itself. Bryson stated the primary message appears to be the gas prices themselves and those figures are approximately 2.5 feet high numerals. Bryson stated he felt it was excessive. La Shot stated that he had mentioned on the staff report that it is about 100 feet to the travel way of the Spur Highway from the sign and didn't have a problem with it being that close to the property line in that circumstance. La Shot stated he didn't think it would block visibility on the corner. Bryson stated that the way the sign was set up 12 feet off the ground would preclude any blocking of traffic visibility on the intersection itself. Werner-Quade commented that she recalls driving in large cities and doesn't mind if signs on their building but doesn't appreciate the large signs right out next to the driving area. Werner-Quade stated she felt it was obtrusive. VOTE: GOECKE YES BRYSON NO GLICK NO MOTION FAILED-4 TO 1. MAHURIN NO WERNER-QUADS NO Bryson requested that the individuals be notified of the right of appeal. Glick advised Mapco they had the right of appeal to City Council or they could return to Planning & Zoning with a revised request. b. PZ96-19-Kenai Peninsula Borough Land Classifications Within the City of Kenai GOECKE RECOMMENDED APPROVAL OF PZ96-19 BOROUGH LAND CLASSIFICATIONS WITHIN THE CITY OF KENAI. MOTION SECONDED BY BRYSON. Public Hearing opened. No comments. Planning & Zoning Commission Page 7 Minutes March 27, 1996 La Shot noted that Lisa Parker was supposed to be in attendance. La Shot stated the Borough is going through a process of classifying their lands. As a part of the Borough code, they have to do this before they can dispose of properties. The Borough moved up the schedule within the City of Kenai because the city has been pressuring them to acquire a well site out east. La Shot stated the city has reviewed this and feel that the chosen classifications fit in with the present zoning except with the government stipulations. Those could be allowed through the conditional use process. La Shot noted that most of those government designations denote school sites. The waste handling and the recreation zone was a waste handling site before it was a recreation, thus it has a grandfather situation. La Shot stated he had two maps available and he could show the Commissioners the location. Glick asked if the Commission should take a brief recess to review the maps. Bryson stated he would request to recess as he had tried plotting the lands to figure out where they were and had some confusion. La Shot stated for the record he needed to make one change. On page 2, at the bottom Parcel 4501007 the Borough classification should read government rather than residential. RECESS: Glick asked if there were any questions since reviewing the maps noting that if for some reason a designation needed to be changed it could be done later. Bryson noted that the Borough process is much less enduring than the city zoning if a designation needed to be changed at a later time. VOTE: MAHURIN YES BRYSON YES WERNER-QUADE YES GOECKE YES GLICK YES MOTION PASSED-UNANIMOUS. 7. NEW BUSINESS: a. PZ96-17-Home Occupation Permit-S. Paulsen-405 Candlelight Drive MAHURIN MOVED TO APPROVE PZ96-17. MOTIN SECONDED BY WERNER- QUADE. Glick asked if additional staff comments. La Shot stated nothing additional. Planning & Zoning Commission Minutes VOTE: BRYSON YES GOECKE YES GLICK YES MOTION PASSED-UNANIMOUS. Page 8 March 27, 1996 WERNER-QUADE YES MAHURIN YES b. PZ96-20-Home Occupation Permit-D. Compton-2785 Beaver Loop Road GOECKE MOVED TO RECOMMEND APPROVAL OF THE HOME OCCUPATION PERMIT FOR COMPTON. MOTION SECONDED BY MAHURIN. La Shot noted he had nothing additional adding that the Comptons were available if the Commission had questions. VOTE: WERNER-QUADE YES GOECKE YES MAHURIN YES BRYSON YES GLICK YES MOTION PASSED-UNANIMOUS. c. Halfway House Ordinance Glick stated the Commission had a memo in the packet. La Shot stated the ordinance had been created at the request of Councilman Smalley and Bannock. La Shot noted that at this time halfway houses are not allowed unless under Conditional Use Process. Feelings were that it needed to be clear in the code as well as a definition of what was considered to be a halfway house. Glick asked what was being asked of the Commission. La Shot advised the Commission was being asked for recommendations before the ordinance goes further in the process. GOECKE RECOMMEND THAT PLANNING & ZONING COMMISSION ACCEPT AS DRAFTED RESOLUTION 14.20.325 FOR HALFWAY HOUSES AS PRESENTED. MOTION SECONDED BY BRYSON. Bryson commented this relates to a problem he has with several situations. Bryson stated that possibly halfway houses should be prohibited in some areas of town. Bryson noted that while in the process of looking through the proposed document for the prime residential zone, he had several concerns relating to the land use chart. Bryson Planning & Zoning Commission Page 9 Minutes March 27, 1996 explained that the current chart is read with a notation that P means permitted and C means Conditional Use. If it is blank, it can be interpreted as a conditional use situation. Bryson stated it if is conditional use, the chart should show it as a C. Goecke stated he was wondering if we couldn't add one word at the end of the sentence (b) saying, "Halfway houses may be allowed by conditional use permit ONLY in the following zones:" Glick noted that would change the meaning. Bryson noted that would satisfy his concern in this area. Mahurin noted her concern that this was being considered without a public hearing and would like to recommend that the matter come back to Planning & Zoning as a public hearing before it goes to council. MAHURIN MOVED THAT A WELL ADVERTISED PUBLIC HEARING BE HELD PRIOR TO PASSING THE ORDINANCE ON TO CITY COUNCIL. GOECKE SECONDED THE MOTION AND ASKED FOR UNANIMOUS CONSENT. UNANIMOUS. Glick asked if the Commission wanted the wording changed to include the word "ONLY". Bryson commented this is a very sensitive situation. Werner-Quade noted she had received the information she had requested from Matsu Borough and had asked Kebschull to provide copies in the next packet. Werner-Quade stated she felt the language change was important and added that she felt it would be helpful for the Commission to review an ordinance that is in effect. 8. OLD BUSINESS: a. Proposed Residential Zone (Michael Christian) Glick noted that the Commission had asked that this item be brought back. Bryson commented that he has five or six areas of concern. Bryson reiterated his concern with the Land Use Table noting that he felt that use should be identified whether or not a use is allowed to make it apparent that a conditional use permit will not be allowed if it is determined that a use is not allowable. Planning & Zoning Commission Minutes Page 10 March 27, 1996 Glick stated there appears to be a need for some kind of a definition not only for the new zone but for the entire table. Bryson noted that now the table denotes conditional use with either a C or blank. Bryson stated he doesn't have a problem with the proposed set back. Bryson commented that he doesn't feel the 15,000 square foot minimum lot size is appropriate for any subdivision in the city noting that less than 3 percent of lots in Redoubt and approximately 5 percent of lots in Woodland would meet this criteria. Bryson stated he feels the size should have at least 90 percent compliance for the area it will be applied to. Bryson noted that 12,000 square feet would bring the lots in the 80 to 85 percent compliance in Woodland. Glick commented on the square footage required for lots without water and sewer being 20,000 and questioned how that could be less than the 40,000 . Goecke stated that looking at the Land use Table under the new proposed Prime Residential zone on page 14-66 that there is a C (Conditional Use) under churches, schools, government buildings, or parks and recreation. Goecke commented that he felt under the Prime Residential zone they wouldn't want government offices or schools. Goecke noted he has nothing against churches and schools but don't think they should be allowed as a conditional use. Werner-Quade commented that all the Commissioners receive their packets and noted how she reviews the items. Werner-Quade suggested that the Commission consider a work session to go through the process. Werner-Quade noted this is a project that requires considerable thought and that in a work session environment they could discuss each item and network with each other. Glick asked how the rest of the Commission felt? Bryson stated he felt it was a good idea and that would allow people to explain their feelings on the situation and to hear both sides as to what should be allowed in a residential area for appropriate use. Mahurin stated she agreed that a work session is a good idea and noted that she felt there is a need for this zone. Mahurin requested that if a session is held it be either before or after the regularly scheduled meeting as that is the night she has set aside for P&Z. GLICK ADVISED TO SCHEDULE A WORK SESSION FOR 6 P.M. BEFORE THE NEXT SCHEDULE MEETING. Werner-Quade stated that somehow she needs to know what she is to be looking for and stated she would make time to visit La Shot before the next meeting. Planning & Zoning Commission Minutes Page 1 1 March 27, 1996 Glick stated the work session would be between 6 and 7 p.m. and anyone who would like to attend would be welcome. b. Enhanced 9-1-1 Mapping and Addressing Project La Shot advised he had passed out a sample of what he is doing on the project and would like any comments or suggestions. La Shot stated he is basically making a chart and explained the chart that had been provided. La Shot stated the Borough had suggested 127 name changes. La Shot continued explaining the process he is using to determine the final name suggestion. La Shot stated that at the last meeting he suggested a schedule; however, he would like to modify that. La Shot stated he would like to bring the project back to P&Z on April 24th and then take it to City Council on May 1St. La Shot stated he should have the chart complete in two to three days and would have a copy for information and review in the next packet. La Shot stated he also intends to send a copy to the Borough, the Post Office, and dispatch for their review. La Shot noted it is taking longer to go through this process than expected and that it will also take some time for those agencies to review the suggestions. La Shot noted that the Borough had asked for a completed document by May 1St. Glick asked if anyone was against La Shot's suggested schedule. La Shot stated if anyone has suggestions to let him know. He explained that a public hearing or mailing notices to anyone within 300 feet is not required under the code. However, La Shot stated he would like to advertise in the paper as well as post a notice at the post office. Glick stated if we don't have a public hearing the public could become upset. La Shot stated he is trying to conform to the address map system as much as possible. La Shot stated people have accepted those names and most names are not changing. Most changes are prefixes or suffixes. Bryson questioned if Broadway is the road next to the side of the school. La Shot stated it runs off of Broad Street running west. Bryson asked if it is paved? La Shot stated no and that it is not even city maintained, more an alley. Bryson clarified it is toward Benco Building and behind Key Bank. La Shot stated it runs east/west. La Shot added he has a map he has been using that the Commissioners are welcome to come to look at. 9. CODE ENFORCEMENT ITEMS: a. Pollard, Lot 10, Block 2, VIP Ranch Estates Planning & Zoning Commission Page 12 Minutes March 27, 1996 Glick asked if staff had anything additional. La Shot stated nothing in addition to the comment noted on the letter that Mr. Pollard was in the process of moving to the Red Diamond Center. Mahurin commented that the vehicles at First and Birch have gotten worse since the last discussion. La Shot stated he, as well as the Building Inspector and City Attorney, have viewed the site. The consensus is that it is ugly but nothing that can be done as far as the vehicles that are being kept there. La Shot added that short of an undercover operation to see if they are running a garage, the city is limited in what it can do. Mahurin commented that there used to be four vehicles there and now there are about 12. La Shot reported that the city had a couple abandoned trailers removed from city property near Spruce Street. 10. REPORTS: a. City Council Council members were unavailable as attending budget meetings. b. Borough Planning Bryson reported that the Borough Planning Commission had met on March 25th and a copy of the agenda was in the packet. Bryson stated that they had a work session prior to their regular meeting. The work session was on the Kenai River proposed habitat ordinance. Areas of concern and proposed modifications to the proposed ordinance were discussed. There were a number of amendments recommended by the Planning Commission. Bryson noted that at this point the city is still included in the district. Bryson added that they considered a number of plats but none were within the city. c. Administration Kebschull advised that at the Townsite Historic District Board meeting they had voted to send a request to Planning & Zoning to amend the sign code within the zone. Kebschull advised there concern was that there is not a specific code for the zone and that they are included under the commercial zone. Kebschull stated they would have something in the next packet relating to TSH Board's request. In addition, the Board had discussed their confusion with the status of the Shkituk' site as far as boundaries and site assessment. La Shot answered Commission questions regarding the site assessment and status of the FAA antenna farm. Planning & Zoning Commission Page 13 Minutes March 27, 1996 11. PERSONS PRESENT NOT SCHEDULED: MICHAEL CHRISTIAN-Asked about the scheduled work session on the prime residential zone and wanted to know if it was open. Glick advised it would be a working group and he was welcome. Christian asked if the Commission had received a copy of the letter from Kristine Schmidt. La Shot advised the city had received a letter and a response had been sent today. 12. INFORMATION ITEMS: a. Memo to Council & Mayor Williams regarding Comprehensive Plan Glick noted that the Comprehensive Plan would be tabled until after the budget was complete. 13. COMMISSION COMMENTS & QUESTIONS: Werner-Quade advised the Commission was expecting a baby girl in September. 14. ADJOURNMENT: BRYSON MOVED FOR ADJOURNMENT. MOTION SECONDED BY MAHURIN. MEETING ADJOURNED AT APPROXIMATELY 8:25 P.M. Respectfully Submitted: arilyn Kebschull Administrative Assistant