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Home My WebLink AboutResolution No. PZ2025-29KENAI CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION PZ2026-29 A RESOLUTION RECOMMENDING THE KENAI CITY COUNCIL AMEND THE OFFICIAL ZONING MAP BY REZONING SEVEN LOTS AND ONE TRACT TO URBAN RESIDENTIAL AND TWO TRACTS TO SUBURBAN RESIDENTIAL. WHEREAS, the City of Kenai received a rezone application from the majority of property owners in accordance with Kenai Municipal Code (KMC) Section 14.20.270 Amendment procedures; and, WHEREAS, the area proposed to be rezoned contains a minimum of one (1) acre (excluding street or alley rights -of -way); and, WHEREAS, the area proposed to be rezoned extends adjacent zoning boundaries; and, WHEREAS, the property owners of the seven lots and three tracts have been contacted by the Planning Department and do not object to the proposed rezoning; and, WHEREAS, the proposed rezone would eliminate the need for Conditional Use Permits for current residential developments either operating or under construction at the time of this Resolution; and, WHEREAS, City utilities are available along this corridor and being extended as development occurs; and, WHEREAS, the proposed rezone would allow for future residential development by allowing for smaller individual lot sizes after a future subdivision; and, WHEREAS, the proposed amendment to the zoning ordinance is not substantially the same as any other unapproved proposed amendment submitted within the previous nine (9) months; and, WHEREAS, the City of Kenai Planning and Zoning Department conducted a duly advertised public hearing, following requirements outlined in Kenai Municipal Code 14.20.280 for public hearings and notifications; and, WHEREAS, the Planning and Zoning Commission finds: 1. The rezone is consistent with the Imagine Kenai 2030 Comprehensive Plan and aligns with the Land Use Plan and addresses Goal 3 — Land Use: Develop land use strategies to implement a forward -looking approach to community growth and development. Resolution No. PZ2025-29 Page 2 of 3 2. The rezone would allow current landowners and potential developers to develop lots according to market -driven demand, allowing for the highest and best use of their land. NOW, THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA: Section 1. That Kenai City Council amend the Official Zoning Map as follows: Parcel # Physical Lot Size Le al Description Zoning Address acres 03913001 2398 Redoubt 0.23 Lot 1, Block 1, Mommsens [RS] RU Ave Subdivision 1988 Addition 03913002 2396 Redoubt 0.31 Lot 2, Block 1, Mommsens [RS] RU Ave Subdivision 1988 Addition 03913003 2394 Redoubt 0.29 Lot 3, Block 1, Mommsens [RS] RU Ave Subdivision 1988 Addition 03901063 2392 Redoubt 1.22 Lot 1, Kenai Meadows [RR] RU Avenue Subdivision 03901064 2390 Redoubt 1.21 Lot 2, Kenai Meadows [RR] RU Avenue Subdivision 03901068 2200 Redoubt 0"99 Lot 3, Kenai Meadows [RR] RU Avenue Subdivision, Addition No. 1 03901069 2150 Redoubt 1.32 Lot 4, Kenai Meadows [RR] RU Avenue Subdivision, Addition No. 1 03901067 None 69.58 Tract Al, Kenai Meadows [RR] RS Subdivision, Addition No. 1 04101016 1620 Redoubt 10.61 Tract 2, Parson's Homestead No. 2 [RR] RS Avenue 04101002 1000 Redoubt 160.19 SE 1/4, T 6N, R 11W, Section 30, [RR] RU Avenue Seward Meridian Section 2. That the Commission will forward its written recommendation to the Kenai City Council, along with all certified minutes and public records relating to the proposed amendment. Resolution No. PZ2025-29 Page 3 of 3 PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, THIS 22"d DAY OF October, 2025. SON E SLEY, VIC CHAIR ATTEST: .l LOG PA KS, DE UTY CITY CLERK 7/ 1001 STAFF REPORT �. PLANNING &ZONING DEPARTMENT K F. N�,� TO: Planning and Zoning Commission FROM: Kevin Buettner, Planning Director DATE: October 14, 2025 SUBJECT: Resolution PZ2025-29 — Rezone Seven Lots and One Tract to Urban Residential and Two Tracts to Suburban Residential Request The applicants are requesting a rezone of seven lots and one tract to Urban Residential and two tracts to Suburban Residential. Staff Adopt Resolution PZ2025-29 recommending approval of a rezone of Recommendation seven lots and one tract to Urban Residential and two tracts to Suburban Residential. Lead Applicant: Kenai Peninsula Housing Initiative (KPHI) Supporting City of Kenai, Kenaitze Indian Tribe, Alex Douthit Landowners: Parcel # Physical Lot Size Legal Description Zoning Address acres 03913001 2398 Redoubt 0.23 Lot 1, Block 1, Mommsens [RS] RU Ave Subdivision 1988 Addition 03913002 2396 Redoubt 0.31 Lot 2, Block 1, Mommsens [RS] RU Ave Subdivision 1988 Addition 03913003 2394 Redoubt 0'29 Lot 3, Block 1, Mommsens [RS] RU Ave Subdivision 1988 Addition 03901063 2392 Redoubt 1.22 Lot 1, Kenai Meadows [RR] RU Avenue Subdivision 03901064 2390 Redoubt 1.21 Lot 2, Kenai Meadows [RR] RU Avenue Subdivision 03901068 2200 Redoubt 0'99 Lot 3, Kenai Meadows [RR] RU Avenue Subdivision, Addition No. 1 2150 Redoubt Lot 4, Kenai Meadows 03901069 Avenue 1.32 Subdivision, Addition No. 1 [RR] RU 03901067 None 69.58 Tract Al, Kenai Meadows [RR] RS Subdivision, Addition No. 1 04101015 1620 Redoubt 10.61 Tract 2, Parson's Homestead No. 2 [RR] RS Avenue 1000 Redoubt SE 1/4, T 6N, R 11W, Section 30, 04101002 Avenue 160.19 Seward Meridian [RR] RU SUMMARY The applicants are seeking to rezone ten total parcels/properties along the north side of Redoubt Avenue, as shown in the table above. Currently, zones include Rural Residential (RR) and Suburban Residential (RS). The purpose of the rezone is to allow for higher -density residential development that mirrors current development patterns and to eliminate duplicative Conditional Use Permits along a corridor with similar development patterns. ANALYSIS Pursuant to KMC Section 14.20.270, the initiation of a Zoning Map Amendment may be initiated through petition by a majority of the property owners in the area to be rezoned. As of the date of this report, the City has received an application from KPHI and support emails/documentation from Kenaitze Indian Tribe and Alex Douthit. The City administration believes it is in the City's best interest to also rezone the city -owned 60+ acre tract to allow for potential future development similar to neighboring subdivisions. Existinci and Proposed Zoning The existing zoning on the parcels is residential in nature, but does not generally allow for the type of higher -density development preferred in this area of the City, per the Comprehensive Plan. Findings: The Redoubt Avenue corridor, according to the Land Use Plan, is designated to be developed as Suburban Residential. Per the Comprehensive Plan, Suburban Residential land uses are described as "typically single' -family and multi -family residential uses that are urban or suburban in character. Typically, suburban residential neighborhoods are developed at a higher density; lots are typically smaller, and public water and sewer systems are required or planned." This does not include the 160-acre tract owned by the Kenaitze Indian Tribe, which is classified as Low -Density Residential, largely due to the proximity to the Kenai Municipal Airport and being located near some of the approaches to the float plane basin. The rezone on this parcel is to allow for flexibility for development as Kenaitze develops their parcel. City utilities are either present or planned along this corridor, throughout the entire length. Areas to the west of the proposed rezoning area, and directly along Redoubt Avenue, are primarily multifamily residential in nature with single-family housing behind. Due to the smaller lot size, lot coverage may preclude potential development. A rezone to Urban Resolution No. PZ2025-29 Rezone Seven Lots and One Tract to Urban Residential and Two Tracts to Suburban Residential Page 2 of 5 Residential allows for up to 40% lot coverage, which may allow for additional multifamily units to be developed in the future. Additionally, a rezone to Urban Residential will eliminate the need for Conditional Use Permits for the multifamily developments built for and operated by KPHI. The City recognizes through a series of conditional land donations that senior and low- income/affordable housing is needed in the City and adding an administrative burden to a residential use that cannot be changed for thirty years, as restricted by the initial grant funding source, is not in the best interest of the City. Comprehensive Plan In the Imagine Kenai 2030 Comprehensive Plan, there are several goals and objectives that are met with this rezoning request. • Goal 1, Objective 4: Promote the siting and design of land uses that are in harmony and scale with surrounding uses. • Goal 1, Objective 8: Collaborate with local Alaska Native organizations to identify culturally sensitive issues and areas of importance in Kenai. • Goal 1, Objective 10: Continue to support existing senior services and the development of additional services and housing. • Goal 3, Objective 2: Promote the infill of existing, improved subdivision lots. • Goal 3, Objective 3: Review existing zoning and subdivision codes to determine if they address current and future land uses adequately. Findings. The Planning Department has determined that rezoning the Redoubt Avenue corridor will enhance the developability of the corridor by having consistent zoning throughout the neighborhoods. Consistency of zoning demonstrates to developers, large and small, that the City is intentional about future development and creating the best and highest use of land without disturbing existing land owners with incompatible land uses. The development of denser multifamily residential uses along the minor collector route (Redoubt Avenue), with single-family or less dense multifamily housing further removed from the road, will offer a development pattern that benefits all residents of the city by reducing road noise from disturbing the neighborhood. It also allows for the continued expansion and improvement of the City utility system. Lastly, the rezone allows for a variety of housing choices for residents, which offers a more vibrant neighborhood experience. PUBLIC NOTICE Pursuant to Kenai Municipal Code 14.20.280 notices of the public hearing for the rezone were mailed to property owners within a three hundred -foot (300') periphery of the subject properties. This mailing was in the form of a letter, which allowed for more robust information to be shared up front, including a map showing the affected parcels/tracts. City staff published notice of the public hearing in the Peninsula Clarion, and notification was posted. Public inquiries were received seeking additional information. There have been no objections received either verbally or written at the time of this report. Resolution No. PZ2025-29 Rezone Seven Lots and One Tract to Urban Residential and Two Tracts to Suburban Residential Page 3 of 5 STAFF RECOIV MENDATIM Based on the findings and analysis in this staff report, Staff recommends the Planning & Zoning Commission recommend approval of the rezone request for the seven lots and one tract to Urban Residential and two tracts to Suburban Residential, as listed above. Planning & Zoning Commission's recommendation will be forwarded to City Council for consideration. Current Zoning Proposed Rezone Resolution No. PZ2025-29 Rezone Seven Lots and One Tract to Urban Residential and Two Tracts to Suburban Residential Page 4 of 5 ATTACHMENTS Documentation of Support from Landowners Resolution No. PZ2025-29 Rezone Seven Lots and One Tract to Urban Residential and Two Tracts to Suburban Residential Page 5 of 5