Loading...
HomeMy WebLinkAboutResolution No. PZ2025-30KENAI CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2026-30 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: 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; 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. 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 pulific Tnrast�ucture (roams, 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. 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 S6 ry / c-iti SONJA EAR EY, CHAIR ERSON ATTEST: LOGAN PARKS, DEPUTY CITY CLERK 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 Adopt Resolution PZ2025-30 approving a Conditional Use Permit to Recommendation 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. 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. Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 2 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 ham7ony 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. Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 3 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. Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 4 of 5 ATTACHMENTS Aerial Map Application Application Letter Site Plan Davidson Homestead Tract A Plat Resolution No. PZ2025-30 Conditional Use Permit Automotive Sales Page 5 of 5