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HomeMy WebLinkAbout2025-11-12 Planning & Zoning PacketKenai Planning & Zoning Commission - R Meeting Page 1 of 2 November 12, 2025 Kenai Planning & Zoning Commission - Regular Meeting November 12, 2025 ꟷ 7:00 PM Kenai City Council Chambers 210 Fidalgo Avenue, Kenai, Alaska www.kenai.city **Telephonic/Virtual Information on Page 2** Agenda A. CALL TO ORDER 1. Pledge of Allegiance 2. Roll Call 3. Approval of the Agenda and Consent Agenda (Public comments on Consent Agenda Items limited to three (3) minutes per speaker; thirty (30) minutes aggregated) *All items listed with an asterisk (*) are considered to be routine and non-controversial by the Commission and will be approved by one motion. There will be no separate discussion of these items unless a Commission Member so requests, in which case the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda as part of the General Orders. B. APPROVAL OF MINUTES 1. *Regular Meeting of October 22, 2025 C. SCHEDULED PUBLIC COMMENT (Public comment limited to ten (10) minutes per speaker) D. UNSCHEDULED PUBLIC COMMENT (Public comment limited to three (3) minutes per speaker; thirty (30) minutes aggregated) E. CONSIDERATION OF PLATS F. PUBLIC HEARINGS 1. Resolution PZ2025-30 – Recommending the Approval of a Conditional Use Permit for the Operation of a Small Automotive Sales Business at 4586 Kenai Spur Highway, Davidson Homestead Tract A, in the Rural Residential Zoning District. G. UNFINISHED BUSINESS H. NEW BUSINESS 1. Discussion – Direction from Kenai City Council to Review and Make Recommendations to Update Kenai Municipal Code 14.10 – Subdivision Regulations. Page 1 Kenai Planning & Zoning Commission - R Meeting Page 2 of 2 November 12, 2025 I. REPORTS 1. Planning Director 2. Commission Chair 3. Kenai Peninsula Borough Planning 4. City Council Liaison J. ADDITIONAL PUBLIC COMMENT (Public comment limited to five (5) minutes per speaker) K. NEXT MEETING ATTENDANCE NOTIFICATION 1. Next Meeting: December 10, 2025 L. COMMISSION COMMENTS AND QUESTIONS M. PENDING ITEMS N. ADJOURNMENT O. INFORMATIONAL ITEMS **COMMISSIONERS, PLEASE CONTACT US IF YOU WILL NOT BE ABLE TO ATTEND THE MEETING** The agenda and supporting documents are posted on the City’s website at www.kenai.city. Copies of resolutions and ordinances are available at the City Clerk’s Office or outside the Council Chamber prior to the meeting. For additional information, please contact the City Planner at 907-283-8237. Registration is required to join the meeting remotely through Zoom. Please use the following link to register: https://us02web.zoom.us/meeting/register/VE61hgPOS0uRZpGwVugtAg Page 2 KENAI PLANNING & ZONING COMMISSION - REGULAR MEETING OCTOBER 22, 2025 - 7:00 P.M. KENAI CITY COUNCIL CHAMBERS 210 FIDALGO AVE., KENAI, AK 99611 VICE CHAIR EARSLEY, PRESIDING Planning & Zoning Commission Page 1 of 4 October 22, 2025 MINUTES A. CALL TO ORDER A Regular Meeting of the Kenai Planning & Zoning Commission was held on October 22, 2025, in City Hall Council Chambers, Kenai, AK. Vice Chair Earsley called the meeting to order at approximately 7:00 p.m. 1.Pledge of Allegiance Vice Chair Earsley led those assembled in the Pledge of Allegiance. 2.Roll Call There were present: Sonja Earsley, Vice Chair Gwen Woodard Glenese Pettey Jeanne Reveal Stacie Krause Diane Fikes A quorum was present. Also in attendance were: Kevin Buettner, Planning Director Victoria Askin, City Council Liaison Logan Parks, Deputy City Clerk 3.Agenda and Consent Agenda Approval MOTION: Commissioner Pettey MOVED to approve the agenda and consent agenda. Commissioner Woodard SECONDED the motion. The items on the Consent Agenda were read into the record. Vice Chair Earsley opened the floor for public comment on consent agenda items; there being no one wishing to be heard, the public comment period was closed. UNANIMOUS CONSENT was requested. VOTE:There being no objection; SO ORDERED. *All items listed with an asterisk (*) are considered to be routine and non-controversial by the council and will be approved by one motion. There will be no separate discussion of these items unless a Commissioner so requests, in which case the item will be removed from the consent agenda and considered in its normal sequence on the agenda as part of the General Orders. B. APPROVAL OF MINUTES 1. *Regular Meeting of September 10, 2025. C. SCHEDULED PUBLIC COMMENTS - None. D. UNSCHEDULED PUBLIC COMMENTS - None. Page 3 Planning & Zoning Commission Page 2 of 4 October 22, 2025 E. CONSIDERATION OF PLATS 1. Resolution PZ2025-31 - Recommending Approval of Preliminary Plat - Shoreline Heights 2025 Vacation - to Vacate a Pedestrian Easement on Lot 48, Shoreline Heights 2023 Addition, to the Kenai Peninsula Borough, in the Rural Residential Zoning District. MOTION: Commissioner Pettey MOVED to approve Resolution PZ2025-31. Commissioner Reveal SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2025-31. Vice Chair Earsley opened the floor for public comment. There being no one wishing to be heard, the public comment period was closed. Clarification was provided that the west side pedestrian access would remain; and if approved by the Kenai Peninsula Borough (KPB) plat committee the vacation would come back for City Council consideration as the City Council is the only body who has the authority to vacate or veto the vacation within City limits. VOTE: YEA: Reveal, Pettey, Earsley, Krause, Fikes, Woodard NAY: None MOTION PASSED. 2. Resolution PZ2025-32 - Recommending Approval of Preliminary Plat - Shoreline Heights 2025 Replat - to Replat on Lots 19 & 20, Shoreline Heights 2014 Addition Phase 1, in the Rural Residential Zoning District. MOTION: Commissioner Woodard MOVED to approve Resolution PZ2025-32. Commissioner Pettey SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2025-32. Vice Chair Earsley opened the floor for public comment. There being no one wishing to be heard, the public comment period was closed. There was discussion regarding the impact on tax revenues when combining lots; current and future access to water and sewer. UNANIMOUS CONSENT was requested. VOTE:There being no objection; SO ORDERED. F. PUBLIC HEARINGS 1. Resolution PZ2025-29 - 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. MOTION: Commissioner Woodard MOVED to approve Resolution PZ2025-29. Commissioner Pettey SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2025-29. Page 4 Planning & Zoning Commission Page 3 of 4 October 22, 2025 Vice Chair Earsley opened the floor for public comment. There being no one wishing to be heard, discussion was brought back to the Commission. There was discussion regarding the availability of financing based on zoning types; sidewalks were generally not required outside of collector routes; the rezone would provide flexibility for developers; and building permits will still go through the City to ensure adequate emergency access and design compliance. VOTE: YEA: Pettey, Earsley, Krause, Fikes, Woodard, Reveal NAY: None. MOTION PASSED. G. UNFINISHED BUSINESS - None. H. NEW BUSINESS 1. Discussion - Direction from Kenai City Council to explore the issue of tent camping within the City. Director Buettner read the staff report as included in the packet, noting that there were no clear guidelines or restrictions in code regarding this type of use. There was discussion regarding the need for clear rules regarding tent use in residential areas; and the importance of balancing private property rights with neighborhood standards; Concerns stated regarding restricting families from allowing temporary tents in their yards; possible homelessness encampments forming in public areas; unsafe unsanitary conditions near residential neighborhoods; and enforcement issues. General consensus was given that a work session should be scheduled to explore how to balance individual right with community standards. 2. Action/Approval - Requested Inclusion of Recommend Council Include the Comprehensive Plan Project into FY2027-2031 City of Kenai Capital Improvement Plan. Director Buettner read the staff report as included in the packet, noting he had reached out to similar sized municipalities to get an idea of costs; historically KPB assisted the City with comprehensive plan updates; and ultimately it would be the City Council who determined the amount to designate for this project. MOTION: Commissioner Pettey MOVED to request the inclusion of the Comprehensive Plan Project into the City of Kenai Capital Improvement Plan. Commissioner Reveal SECONDED the motion. There was discussion regarding the additional funding opportunity through grants if this project was included in the Capital Improvement Plan; and a comprehensive plan would look at many aspects not just zoning and land use; and some areas might fall under other departments. VOTE: YEA: Earsley, Krause, Fikes, Woodard, Reveal, Pettey NAY: None. MOTION PASSED. 3. Information on Resolution No. 2025-61- Authorizing Participation in the Current Solicitation of the Community Development Block Grant Program. It was reported that the City Council approved the resolution during their October 15, 2025 meeting; the project would extend water and sewer to the KPHI developments; and the City would be serving as a pass-through agency. Page 5 Planning & Zoning Commission Page 4 of 4 October 22, 2025 4. Action/Approval - Scheduling End of Year Meetings & Work Sessions. MOTION: Commissioner Fikes MOVED to amend the November and December Meeting Schedule as follows: Cancelling the November 26, 2025 and December 24, 2025 regular meetings; and scheduling work sessions before the November 12, 2025 and December 10, 2025 meetings, with the work session start times being 6:00 p.m. Commissioner Woodard SECONDED the motion. UNANIMOUS CONSENT was requested on the motion. VOTE:There being no objection; SO ORDERED. I. REPORTS 1. Planning Director Planning Director Buettner thanked the Commission Members for their time. 2. Commission Chair Vice Chair Earsley thanked the Commission for their time. 3. Kenai Peninsula Borough Planning Commissioner Fikes reported on recent actions of the Kenia Peninsula Borough Planning Commission. 4. City Council Liaison Council Member Askin reported on recent actions of the City Council. J. ADDITIONAL PUBLIC COMMENTS - None. K. NEXT MEETING ATTENDANCE NOTIFICATION 1. Next Meeting: November 12, 2025 L. COMMISSION COMMENTS AND QUESTIONS There was discussion regarding the meeting being very productive; and the positive items moving forward within the City. M. PENDING ITEMS - None. N. ADJOURNMENT O. INFORMATIONAL ITEMS - None. There being no further business before the Planning & Zoning Commission, the meeting was adjourned at 8:38 p.m. I certify the above represents accurate minutes of the Kenai City Council meeting of October 22, 2025. ___________________________________ Logan Parks Deputy City Clerk Page 6 _____________________________________________________________________________________ CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2025-30 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT TO DEVELOP AND OPERATE A SMALL AUTOMOTIVE SALES BUSINESS AT 4586 KENAI SPUR HIGHWAY IN THE RURAL RESIDENTIAL (RR) ZONING DISTRICT. APPLICANT: Summit 106 – Laurin Lee-Ensey PROPERTY ADDRESS: 4586 Kenai Spur Highway LEGAL DESCRIPTION: Davidson Homestead Tract A KENAI PENINSULA BOROUGH PARCEL NUMBER: 04951002 WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150 was submitted to the City on October 22, 2025; and, WHEREAS, the applicant has demonstrated that the prerequisites of a Conditional Use Permit have been met pursuant to Kenai Municipal Code 14.20.150; and, WHEREAS, the City of Kenai Planning and Zoning Commission conducted a duly advertised public hearing on November 12, 2025, following requirements outlined in Kenai Municipal Code 14.20.280 for public hearings and notifications. WHEREAS, the Planning and Zoning Commission finds: 1.KMC 14.20.150(d)(1) The use is consistent with the purpose of this chapter and the purposes and intent of the zoning district; Findings: The Rural Residential (RR) Zone is intended to provide for low density residential development in outlying and rural areas in a form which creates a stable and attractive residential environment. The proposed development would not necessarily violate the character of the neighborhood as it would provide a practical amenity to residents with a focus on affordable local transportation options on a spacious lot with ample parking. As a small car lot with a maximum of 10 cars the business would not generate heavy traffic or violate the residential character of the environment. Staff finds that the proposed use would not violate the intent of the RR zoning district. 2.KMC 14.20.150(d)(2) The economic and noneconomic value of the adjoining property and neighborhood will not be significantly impaired; Page 7 Resolution No. PZ2025-10 Page 2 of 4 Findings: The proposed automotive sales business will not impair the economic and noneconomic value of the adjacent properties and neighborhood as, per the applicant, it will be designed to minimize disruption with limited inventory and minimal signage. The lot will align with stewardship, responsibility, and community care and provide a service that will benefit the Peninsula Community. The Applicant plans to incorporate natural landscaping and aesthetics that will improve curb appeal while prioritizing professionalism, tidiness, and community respect. The lot will generate low traffic volumes, and enhance the utility of the neighborhood by providing a practical amenity. Staff finds the proposed use would not impair the economic and noneconomic value of adjacent properties and neighborhood. 3. KMC 14.20.150(d)(3) The proposed use is in harmony with the Comprehensive Plan; Findings: The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject property with the Mixed Use (MU) land use classification. The MU Land Use Classification is defined in the Comprehensive Plan: Mixed use is intended for a compatible mix of residential, retail, service, office, public, institutional and recreational uses. Uses are co-located in an integrated way that supports sustainable forms of transport such as public transport, walking and biking, and increases neighborhood amenities. Compatibility issues are addressed through careful site layout and building design. The surrounding uses consist of a mixture of empty lots and single-family residences. All lots to the East, South, and West are zoned as Rural residential. Lots to the North are consist of a mixture of Rural Residential, Rural Residential 1 (RR1), and Limited Commercial (LC). As stated by the applicant in detail in the application letter, the proposed use of the property as proposed is consistent and in harmony with several goals in the 2016 Comprehensive Plan. In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, “Goals, Objectives, and Implementation”, several goals and objectives are met from the proposed use. Goal 1 – Quality of Life is to promote and encourage quality of life in Kenai. Objective Q-2 Protect and rejuvenate the livability of existing Neighborhoods. Objective Q-4 Establish siting and design standards so that development is in harmony and scale with surrounding uses. Objective Q-5 Update existing site design guidelines for commercial development – landscaping, setbacks, parking. Page 8 Resolution No. PZ2025-10 Page 3 of 4 Goal 2 – Provide economic development to support the fiscal health of Kenai. Objective ED-2 Implement business-friendly regulations, taxation and incentives to create a stable, positive climate for private investment. Goal 3 – Land Use is to develop land use strategies to implement a forward-looking approach to community growth and development. Objective LU-2 Promote the infill of existing, improved subdivision lots. Objective LU-6 Review Zoning Code to consider use of buffers and buffer zones to separate incompatible land uses. Review landscaping ordinance to ensure buffers are required to protect Neighborhoods. Objective LU-12 Ensure that the installation of basic public infrastructure (roads, sewer, water and drainage) is coordinated with the timing of development and that improvements are in place at the time impacts occur. 4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed use; Findings: The property already has established facilities on site to include well and septic servicing the primary structure, electricity, trash removal, and access to a paved, state- maintained, road. 5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or welfare; Findings: There is adequate parking and buffer for the proposed use to minimize the impact to the surrounding area. It is not anticipated that the conditional use will be harmful to the public safety, health or welfare. As noted by the applicant, Its low-impact design, minimal environmental footprint, and community-serving purpose ensure safety through reduced hazards, protect health with no significant pollution or sanitation issues, and enhance welfare by meeting a local need without adverse impacts. 6. KMC 14.150(d)(6) Any and all specific conditions deemed necessary by the Commission to fulfill the above-mentioned conditions should be met by the applicant. These may include, but are not limited to, measures relative to access, screening, site development, building design, operation of the use and other similar aspects related to the proposed use. Findings: Staff finds that allowing a small automotive sales business does not cause any adverse impacts on the surrounding properties. Page 9 Resolution No. PZ2025-10 Page 4 of 4 NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA: Section 1. That a conditional use permit is granted to operate a small automotive sales business with a maximum of 10 vehicles at 4586 Kenai Spur Highway, on the property described as Davidson Homestead Tract A in the Rural Residential (RR) Zoning District. Section 2. That the conditional use permit is subject to the following conditions: 1. Any development or use of the property shall comply with all applicable Federal, State of Alaska, and City regulations regardless of whether or not the requirements are listed as conditions for the approval of the Conditional Use Permit. 2. Upon request, the applicant or applicant’s representative shall meet with City staff for an on-site inspection. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, THIS 12th DAY OF NOVEMBER, 2025 SONJA EARSLEY, CHAIRPERSON ATTEST: ______________________________________ LOGAN PARKS, DEPUTY CITY CLERK Page 10 STAFF REPORT PLANNING & ZONING DEPARTMENT TO: Planning and Zoning Commission THROUGH: Kevin Buettner, Planning Director FROM: Jessica See, Planning Technician DATE: October 28, 2025 SUBJECT: Resolution PZ2025-30 – Conditional Use Permit – Automotive Sales Request The applicant is requesting to operate a small automotive sales business on the open-space property. Staff Recommendation Adopt Resolution PZ2025-30 approving a Conditional Use Permit to operate an automotive sales business at 4586 Kenai Spur Highway, in the Rural Residential (RR) Zoning District. Applicant: Summit 106 – Laurin Lee-Ensey Legal Description: Davidson Homestead Tract A Property Address: 4586 Kenai Spur Highway KPB Parcel No.: 04951002 Lot Size: 112,385 square feet (2.58-acres) Zoning: Rural Residential (RR) Current Use: Residential Land Use Plan: Mixed Use (MU) SUMMARY The Applicant is requesting to operate a small automotive sales business, with a maximum of 10 vehicles, on the open space in the south-east section of the property located at 4586 Kenai Spur Highway, located at the intersection of Kenai Spur Highway and Strawberry Road. A Conditional Use Permit (CUP) is required to operate an automotive sales business in the Rural Residential (RR) Zoning District. Page 11 Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 2 of 5 ANALYSIS Pursuant to KMC 14.20.150(a), the intent of a conditional use permit is to allow some uses that may be compatible with the designated principal uses in specific zoning districts provided certain conditions are met. Prior to granting a conditional use permit, the Commission shall determine that the identified criteria as outlined in KMC 14.20.150(e) Conditional Use Permits Review Criteria are met. Criteria 1: The use is consistent with the purpose of this chapter and the purposes and intent of the zoning district. Findings: The Rural Residential (RR) Zone is intended to provide for low density residential development in outlying and rural areas in a form which creates a stable and attractive residential environment. The proposed development would not necessarily violate the character of the neighborhood as it would provide a practical amenity to residents with a focus on affordable local transportation options on a spacious lot with ample parking. As a small car lot with a maximum of 10 cars the business would not generate heavy traffic or violate the residential character of the environment. Staff finds that the proposed use would not violate the intent of the RR zoning district. Criteria 2: The economic and noneconomic value of the adjoining property and neighborhood will not be significantly impaired. Findings: The proposed automotive sales business will not impair the economic and noneconomic value of the adjacent properties and neighborhood as, per the applicant, it will be designed to minimize disruption with limited inventory and minimal signage. The lot will align with stewardship, responsibility, and community care and provide a service that will benefit the Peninsula Community. The Applicant plans to incorporate natural landscaping and aesthetics that will improve curb appeal while prioritizing professionalism, tidiness, and community respect. The lot will generate low traffic volumes, and enhance the utility of the neighborhood by providing a practical amenity. Staff finds the proposed use would not impair the economic and noneconomic value of adjacent properties and neighborhood. Criteria 3: The proposed use is in harmony with the Comprehensive Plan. Findings: The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject property within a Mixed Use (MU) land use classification. The MU Land Use Classification is defined in the Comprehensive Plan: Mixed use is intended for a compatible mix of residential, retail, service, office, public, institutional and recreational uses. Uses are co-located in an integrated way that supports sustainable forms of transport such as public transport, walking and biking, and increases neighborhood amenities. Compatibility issues are addressed through careful site layout and building design. Page 12 Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 3 of 5 The surrounding uses consist of a mixture of empty lots and single-family residences. All lots to the East, South, and West are zoned as Rural residential. Lots to the North are consist of a mixture of Rural Residential, Rural Residential 1 (RR1), and Limited Commercial (LC). As stated by the applicant in detail in the application letter, the proposed use of the property as proposed is consistent and in harmony with several goals in the 2016 Comprehensive Plan. RELEVENT GOALS In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, “Goals, Objectives, and Implementation”, several goals and objectives are met from the proposed use. Goal 1 – Quality of Life is to promote and encourage quality of life in Kenai. Objective Q-2 Protect and rejuvenate the livability of existing Neighborhoods. Objective Q-4 Establish siting and design standards so that development is in harmony and scale with surrounding uses. Objective Q-5 Update existing site design guidelines for commercial development – landscaping, setbacks, parking. Goal 2 – Provide economic development to support the fiscal health of Kenai. Objective ED-2 Implement business-friendly regulations, taxation and incentives to create a stable, positive climate for private investment. Goal 3 – Land Use is to develop land use strategies to implement a forward-looking approach to community growth and development. Objective LU-2 Promote the infill of existing, improved subdivision lots. Objective LU-6 Review Zoning Code to consider use of buffers and buffer zones to separate incompatible land uses. Review landscaping ordinance to ensure buffers are required to protect Neighborhoods. Objective LU-12 Ensure that the installation of basic public infrastructure (roads, sewer, water and drainage) is coordinated with the timing of development and that improvements are in place at the time impacts occur. Page 13 Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 4 of 5 Criteria 4: Public services and facilities are adequate to serve the proposed use. Findings: The property already has established facilities on site to include well and septic servicing the primary structure, electricity, trash removal, and access to a paved, state- maintained, road. Criteria 5: The proposed use will not be harmful to the public safety, health or welfare. Findings: There is adequate parking and buffer for the proposed use to minimize the impact to the surrounding area. It is not anticipated that the conditional use will be harmful to the public safety, health or welfare. As noted by the applicant, Its low-impact design, minimal environmental footprint, and community-serving purpose ensure safety through reduced hazards, protect health with no significant pollution or sanitation issues, and enhance welfare by meeting a local need without adverse impacts. Criteria 6: Any and all specific conditions deemed necessary by the Commission to fulfill the above-mentioned conditions. These may include, but are not limited to, measures relative to access, screening, site development, building design, operation of the use and other similar aspects related to the proposed use. Findings: Staff finds that allowing a small automotive sales business does not cause any adverse impacts on the surrounding properties. PUBLIC NOTICE Pursuant to Kenai Municipal Code 14.20.280(c) notices of the public hearing for the conditional use were mailed to property owners within a three hundred-foot (300’) periphery of the subject property. City staff published notice of the public hearing in the Peninsula Clarion. City staff submitted an Affidavit of Posting verifying a sign was placed on the parcel with information on the public hearing for the conditional use permit request. No public comments have been received at the time of this report. STAFF RECOMMENDATION Staff finds that the proposed Conditional Use Permit to develop and operate a small automotive sales business with a maximum of 10 cars at 4586 Kenai Spur Highway, on the property described as Davidson Homestead Tract A meets the criteria for issuance of a Conditional Use Permit as set forth in subsections (e)(1) through (e)(6) of Kenai Municipal Code 14.20.150, and hereby recommends that the Planning and Zoning Commission adopt Resolution PZ2025-30 approving the Conditional Use Permit, subject to the following conditions: 1. Any development or use of the property shall comply with all applicable Federal, State of Alaska, and City regulations regardless of whether or not the requirements are listed as conditions for the approval of the Conditional Use Permit. 2. Upon request, the applicant or applicant’s representative shall meet with City staff for an on-site inspection. Page 14 Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 5 of 5 ATTACHMENTS Aerial Map Application Application Letter Site Plan Davidson Homestead Tract A Plat Page 15 Pa g e 1 6 Page 17 Page 18 Page 19 MEMORANDUM TO:Vice Chair Earsley and Planning & Zoning Commission Members FROM:Kevin Buettner, Planning Director DATE:November 6, 2025 SUBJECT: Discussion – Direction from Kenai City Council to Review and Make Recommendations to Update Kenai Municipal Code 14.10 –Subdivision Regulations. The Administration has identified housing as a high priority development topic within the City. The City has been approached by large- and small-scale developers over the preceding months that included informal project concepts. The initial concepts have included both greenfield and infill development in neighborhoods around the City. Questions raised during the concept discussions have largely centered on allowable subdivisions and the requirements either enforceable by Kenai Municipal Code (KMC) or by the Alaska Department of Environment Conservation (ADEC) relating to utilities and newly constructed roads. Working collaboratively, Public Works staff, with input from Planning & Zoning staff, have been developing road design standards, which has been compiled into a draft City of Kenai Road Design Manual that remains in internal review. This policy standard, if adopted, could enhance and/or replace sections of code under KMC 14.10.070 –Subdivision Design Standards, and refer to the current edition of the policy. The Public Works department is also working on water, wastewater, and stormwater standards to complement the aforementioned road design standards. It is the intent of the City to align these guidance policies with KMC 14.10 –Subdivision Regulations to reduce confusion and enable an efficient, streamlined review process for developers. Recommendations Based on these ongoing efforts, and with the need to have clear guidance referred to in code, further discussion and a public hearing to determine potential actions is recommended. Recommendations for updates, if any, would be submitted by the Planning & Zoning Commission to Council for their consideration. Page 20 October 27, 2025 – 7:30 PM Action Agenda Betty J. Glick Assembly Chambers George A. Navarre Kenai Peninsula Borough Administration Building Jeremy Brantley, Chair Sterling/Funny River Term Expires 2027 Pamela Gillham, Vice Chair Kalifornsky / Kasilof District Term Expires 2026 Virginia Morgan Cooper Landing / Hope Eastern Peninsula District Term Expires 2025 Diane Fikes City of Kenai Term Expires 2025 Paul Whitney City of Soldotna Term Expires 2027 Franco Venuti City of Homer Term Expires 2025 Karina England City of Seward Term Expires 2026 Jeffrey Epperheimer Nikiski District Term Expires 2026 Dawson Slaughter South Peninsula District Term Expires 2025 Remote participation will be available through Zoom, or other audio or video means, wherever technically feasible ZOOM MEETING DETAILS Zoom Meeting Link: https://us06web.zoom.us/j/9077142200 Zoom Toll Free Phone Numbers: 888-788-0099 or 877-853-5247 Zoom Meeting ID: 907 714 2200 A. CALL TO ORDER B. ROLL CALL C. APPROVAL OF AGENDA AND CONSENT AGENDA (Action items listed with an asterisk (*) are considered to be routine and non- controversial by the Planning Commission and will be approved by one motion. There will be no separate discussion of these items unless a Commissioner so requests, in which case the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda.) ACTION ITEMS CURRENTLY ON CONSENT AGENDA: *1. Time Extension Requests a. Seward Airport ROW Acquisition Plat; KPB File 2021-047 *3. Administrative Approvals a. Barber Heights Addition Riedel Subdivision; KPB File 2023-013R1 b. Baycrest Subdivision 2025 Replat; KPB File 2025-023 c. Bridge Creek Coop Subdivision 2024 Replat; KPB File 2024-133 d. Kenai River Bridge Subdivision 2024 Replat; KPB File 2024-118 e. McGahan Ridge Subdivision No. 2; KPB File 2024-134 f. Millers Crossing Subdivision Phase 2; KPB File 2025-071 g. Soldotna Creek The Pointe Addition 2025 Replat; KPB File 2025-040 h. Stone Steps Estates; KPB File 2024-125 i. Whistlebait Estates Addition No. 2 KPB File 2024-100 *4. Final Approvals a. Rudy Dazzling Scenic View Sub Hendriks Addn; KPB File 2025-099 *7. Minutes a. October 13, 2025 Planning Commission Meeting Minutes Motion to approve the consent & regular agendas passed by unanimous vote (9-Yes) Planning Commission Page 21 D. UNFINISHED BUSINESS – None E. NEW BUSINESS Public Hearing: Quasi-Judicial Matters - (Commission members may not receive or engage in ex-parte contact with the applicant, other parties interested in the application, or members of the public concerning the application or issues presented in the application) Staff person responsible for all items is Platting Manager Vince Piagentini 1. Building Setback Encroachment Permit; KPB 2025-153; PC Resolution 2025-27 Johnson Surveying / Stevens Request: Permits a portion of a shop to remain in the 20’ building setback; N 440’ of Government Lot 6 lying east of Sara St. & excluding Apache Acres Part 8 Funny River Area / Funny River APC Motion to adopt PC Resolution 2025-27 granting a building setback encroachment permit passed by unanimous vote (9-Yes) 2. Building Setback Encroachment Permit; KPB File 2025-149; PC Resolution 2025-26 Fineline Surveys / Laida LLC Request: Permits a portion of the house & covered porch to remain in the 20’ building setback on Lot 1 Hollywood Kennedy Gibbons 2006 Addition, Plat HM 2007-108 Anchor Point Area Motion to adopt PC Resolution 2025-26 granting a building setback encroachment permit passed by unanimous vote (9-Yes) 3. Building Setback Encroachment Permit; KPB 2025-124; PC Resolution 2025-25 Edge Survey & Design / Barrickman Request: Permits a portion of a newly constructed residential building & deck to remain in the 20’ building setback on Lot 1A Block 1 Sterling Height’s Scooter’s Replat, Plat KN 93-87 Sterling Area Motion to adopt PC Resolution 2025-25 granting a building setback encroachment permit passed by unanimous vote (9-Yes) 4. Utility Easement Vacation; KPB File 2025-129V Edge Survey & Design / Thomsen Request: Vacates a 20’ wide utility easement along a proposed to be vacated interior lot line & a 10’ wide utility easement along the southwesterly lot line of Lot 9 Valhalla Heights Subdivision Part 3, Plat KN-1568 City of Kenai Motion to grant the vacation as petitioned passed by unanimous vote (8-Yes, 1-Recused) Public Hearing: Legislative Matters - None F. PLAT COMMITTEE REPORT – The plat committee will review 5 plats. Page 22 G. OTHER H. PRESENTATIONS/PUBLIC COMMENTS ON ITEMS NOT APPEARING ON THE AGENDA (3 MINUTES PER SPEAKER) I. DIRECTOR’S COMMENTS J. COMMISSIONER COMMENTS K. ADJOURNMENT MISCELLANEOUS INFORMATIONAL ITEMS NEXT REGULARLY SCHEDULED PLANNING COMMISSION MEETING The next regularly scheduled Planning Commission meeting will be held Monday, November 17th, 2025 in the Betty J. Glick Assembly Chambers of the Kenai Peninsula Borough George A. Navarre Administration Building, 144 North Binkley Street, Soldotna, Alaska at 7:30 p.m. CONTACT INFORMATION KENAI PENINSULA BOROUGH PLANNING DEPARTMENT Phone: 907-714-2215 / Toll free within the Borough 1-800-478-4441, extension 2215 e-mail address: planning@kpb.us website: http://www.kpb.us/planning-dept/planning-home A party of record may file an appeal of a decision of the Planning Commission in accordance with the requirements of the Kenai Peninsula Borough Code of Ordinances. An appeal must be filed with the Borough Clerk within 15 days of the notice of decision, using the proper forms, and be accompanied by the filing and records preparation fees. Vacations of rights-of-way, public areas, or public easements outside city limits cannot be made without the consent of the borough assembly. Vacations within city limits cannot be made without the consent of the city council. The assembly or city council shall have 30 calendar days from the date of approval in which to veto the planning commission decision. If no veto is received within the specified period, it shall be considered that consent was given. A denial of a vacation is a final act for which the Kenai Peninsula Borough shall give no further consideration. Upon denial, no reapplication or petition concerning the same vacation may be filed within one calendar year of the date of the final denial action except in the case where new evidence or circumstances exist that were not available or present when the original petition was filed. Page 23 Kenai City Council - Regular Meeting Page 1 of 3 November 05, 2025 Kenai City Council - Regular Meeting 1oYePEer   ᄤ  3M Kenai City Council Chambers 210 Fidalgo Avenue, Kenai, Alaska www.kenai.city 7eleShonic9irtual ,nIormation on 3age  Action Agenda A. CALL TO ORDER 1. Pledge of Allegiance 2. Roll Call 3. COUNCIL MEMBER ASKIN ELECTED AS VICE MAYOR. Election of Vice Mayor 4. Approval of the Agenda and Consent Agenda (Public comments on Consent Agenda Items limited to three (3) minutes per speaker; thirty (30) minutes aggregated) *All items listed with an asterisk (*) are considered to be routine and non-controversial by the council and will be approved by one motion. There will be no separate discussion of these items unless a council member so requests, in which case the item will be removed from the consent agenda and considered in its normal sequence on the agenda as part of the General Orders. B. 6C+ED8LED ADM,1,6TRAT,VE RE3ORT6 1. Kenai Police Department Accreditation, Scott Hayes, Executive Director of Northwest Accreditation Alliance. 2. Community Development Block Grant Program, Kevin Buettner, City of Kenai Planning Director. C. 6C+ED8LED 38BL,C COMME1T6 (Public comments limited to ten (10) minutes per speaker; twenty (20) minutes aggregated) D. 816C+ED8LED 38BL,C COMME1T6 (Public comments limited to three (3) minutes per speaker; thirty (30) minutes aggregated) E. 38BL,C +EAR,1*6 1. ENACTED UNANIMOUSLY. Ordinance 1o. 0-2025 - Increasing Estimated Revenues and Appropriations in the Wastewater Treatment Facility Improvement Capital Project Fund, Accepting a Grant from the U.S. Environmental Protection Agency for the Kenai Wastewater Treatment Facility Digester Blowers Upgrade Project and Awarding the Construction Contract for the Project. (Administration) 2. ENACTED UNANIMOUSLY. Ordinance 1o. 1-2025 - Accepting the Donation of Three Bronze Statues from the Kenai Chamber of Commerce and Visitors Center. (Administration) [KMC 1.15.070(d)] 1. Motion for Introduction 2. Motion for Second Reading (Requires a Unanimous Vote) 3. Motion for Enactment (Requires Five Affirmative Votes) Page 24 Kenai City Council - Regular Meeting Page 2 of 3 November 05, 2025 3. ADOPTED UNANIMOUSLY. Resolution No. 2025-2 - Declaring the Vacation of Portions of Utility Easements Associated with Lots 8, 9, 27 And 28, Block 7, Valhalla Heights Subdivision Part 3 (Plat KN 1568), and as Set Forth on the Attached Exhibit “A” are Not Needed for a Public Purpose and are Consenting Vacation. (Administration) 4. ADOPTED UNANIMOUSLY. Resolution No. 2025- - Establishing the 2026 City Council Regular Meeting Schedule. (City Clerk) 5. ADOPTED UNANIMOUSLY. Resolution No. 2025- - Mutually Agreeing to Terminate the Lease Located at 9711 Kenai Spur Highway with the Alaska Center for Space Technology, Inc. (Administration) 6. ADOPTED UNANIMOUSLY. Resolution No. 2025-5 - Authorizing the Use of the Equipment Replacement Fund for Purchase of Datacenter Equipment Software. (Administration) 7. ADOPTED UNANIMOUSLY. Resolution No. 2025- - Authorizing the Use of the Equipment Replacement Fund for the Purchase of a New Trackless MT7 with Snow Blower Attachment. (Administration) F. MINUTES 1. *Regular Meeting of October 15, 2025. (City Clerk) *. UNFINISHED BUSINESS H. NEW BUSINESS 1. *Action/Approval - Bills to be Ratified. (Administration) 2. *Action/Approval - Special Use Permit to LifeMed Alaska, LLC for Ambulance Warm Storage. (Administration) 3. *Ordinance No. 2-2025 - Increasing Estimated Revenues and Appropriations in the General Fund - Streets Department for Replacement of Damaged Guard Rail on Beaver Loop Road. (Administration) 4. *Ordinance No. -2025 - Increasing Estimated Revenues and Appropriations in the General Fund - Buildings Department for Replacement of the Cooling System in the City’s Data Center. (Administration) 5. *Ordinance No. -2025 - Amending the Official Zoning Map by Rezoning Seven Lots and One Tract to Urban Residential and Two Tracts to Suburban Residential Along Redoubt Avenue, from 4th Street to Floatplane Road. (Administration) 6. *Ordinance No. 5-2025 - Authorizing the Reallocation of Capital Project Funds, an Increase to Estimated Revenue and Expenditures, and Approving the Sole-Source Purchase of Two Patient Power Load Systems for Ambulances. (Administration) 7. APPROVED UNANIMOUSLY. Action/Approval - Directing the Planning & Zoning Commission to Review and Make Recommendations to Update Kenai Municipal Code 14.10 – Subdivision Regulations. (Administration) 8. APPROVED UNANIMOUSLY. Action/Approval - Mayor Liaison Nominations for Appointment to Commissions and Supervisory Sub-Committee. (Knackstedt) 9. APPROVED WITHOUT OBJECTION. Action/Approval - Confirmation of Mayor Nomination for a Partial Term Appointment of Marty Askin to the Planning & Zoning Commission. (Knackstedt) Page 25 Kenai City Council - Regular Meeting Page 3 of 3 November 05, 2025 10. WORK SESSION TENTATIVELY SCHEDULED FOR 1/12/2026. Discussion/Action - Scheduling a Joint Work Session with the Salamatof Tribal Council. (Administration) 11. WORK SESSION SCHEDULED FOR 12/3/2025 AT 5:00 P. M. Discussion/Action - Scheduling a Work Session to Discuss City Elections. (Clerk) 12. COMMITTEE SELECTED MAYOR KNACKSTEDT, COUNCIL MEMBER KISENA, AND COUNCIL MEMBER GRIEME. Discussion/Action - Selecting a Sub-Committee to Develop Interview Questions for Council Applicant Interviews. (Clerk) I. COMMISSION RE3ORTS 1. Council on Aging Commission 2. Airport Commission 3. Harbor Commission 4. Parks and Recreation Commission 5. Planning and Zoning Commission 6. Beautification Commission J. RE3ORT OF THE MA<OR K. ADMINISTRATION RE3ORTS 1. City Manager 2. City Attorney 3. City Clerk L. ADDITIONAL 3UBLIC COMMENTS 1. Citizens Comments (Public comments limited to five (5) minutes per speaker) 2. Council Comments M. EXECUTIVE SESSION N. 3ENDIN* ITEMS O. ADJOURNMENT 3. INFORMATION ITEMS The agenda and supporting documents are posted on the City’s website at www.kenai.city. Copies of resolutions and ordinances are available at the City Clerk’s Office or outside the Council Chamber prior to the meeting. For additional information, please contact the City Clerk at 907-283-8231. Registration is required to join the meeting remotely through Zoom. Please use the following link to register: https://us02web.zoom.us/meeting/register/1nR9ur03Rs2V0Pnm721dJw Page 26