HomeMy WebLinkAboutResolution No. PZ2025-33ov
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KENAI
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2025-33
A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR A BED & BREAKFAST IN A
SINGLE-FAMILY DWELLING.
APPLICANT: Booth's Properties — Keri Hiler
PROPERTY ADDRESS: 5105 Silver Salmon Drive
LEGAL DESCRIPTION: Lot 4, Block 1, Highlands Subdivision
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04917004
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on January 30, 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 February 26, 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 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 specific intent in establishing this zone is:
(1) To separate residential structures to an extent which will:
(A) Preserve the rural, open quality of the environment;
(B) Prevent health hazards in areas not served by public water and sewer.
(2) To prohibit uses which would.
(A) Violate the residential character of the environment;
(B) Generate heavy traffic in predominantly residential areas.
Resolution No. PZ2025-33
Page 2 of 4
The proposed use would not violate the residential character of the neighborhood as it
would function/remain as a single-family dwelling in addition to the operation of the
proposed business. Furthermore, the proposed use is not anticipated to generate heavy
traffic as the use is limited to the single-family dwelling, and there is adequate parking
available. Staff finds that the proposed use meets 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;
Findings: The proposed use will not impair the value of adjoining properties and the lot
itself has been improved upon. Staff finds the proposed use would not negatively 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 Low Density Residential (LDR) land use classification. The LDR Land
Use Classification is defined in the Comprehensive Plan:
The CMU Zone is established to provide a centrally located area in the City for general
retail shopping, personal and professional services, entertainment establishments,
restaurants and related businesses. The district is also intended to accommodate a
mixture of residential and commercial uses. The CMU Zone shall be designed to
encourage pedestrian movement throughout the area. Building and other structures within
the district should be compatible with one another and the surrounding area
The surrounding properties are a mix of vacant lots and residential dwellings. The
proposed use would be compatible with the existing uses. Additionally, the applicant states
the impact on the area will be minimal giving they have no intent to remove vegetation or
heavily modify the natural aesthetics of the property.
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-4
Establish siting and design standards so that development is in harmony and scale
with surrounding uses.
Goal 2 — Economic Development is to provide economic development to support the
fiscal health of Kenai.
Objective ED-9
Capitalize on the tourism industry by marketing Kenai as a destination for
recreational activities, conventions, festivals, arts, cultural and other events.
Resolution No. PZ2025-33
Page 3 of 4
Goal 3 — Land Use is to develop land use strategies to implement a forward -looking
approach to community growth and development.
Objective LU-1
Establish siting and design standards so that development is in harmony and scale
with surrounding issues.
Goal 8 — Environmental Resources: Protect and enhance the natural resources and
environment of the community.
Objective ER-2
Development plans should include provisions to avoid or minimize impacts on
environmental resources such as the dunes, bluffs and wetlands.
4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed
use;
Findings: City water and sewer is not in the vicinity of the subject property but onsite water
and wastewater treatment and disposal systems are in place. The applicants are required
to be in compliant with wastewater disposal requirements of Kenai Peninsula Borough
Chapter 20.40 and regulatory requirements of the Alaska Department of Environmental
Conservation. Silver Salmon is a gravel, City -Maintained road and lot itself has a gravel
driveway with adequate parking.
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 continued use will be harmful
to the public safety, health or welfare.
There is a natural buffer zone around the properties, and they intend to maintain and
enhance those zones for a feeling of privacy and seclusion.
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 Bed & Breakfast in the existing single-family dwelling
would not cause any adverse impacts on the surrounding properties. Staff finds that
additional specific conditions are not deemed necessary to fulfill the above -mentioned
conditions.
Resolution No. PZ2025-33
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 Bed & Breakfast in the existing
single-family dwelling on the property described as Lot 4, Block 1 of the Highlands
Subdivision, located at 5105 Silver Salmon Drive.
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 10T" DAY OF DECEMBER, 2025
c�D ✓ J
Sonja tarsl, Chairpofson
ATTEST:
L an P rk , De uty City Clerk
10�1 STAFF REPORT
� PLANNING &ZONING DEPARTMENT
K F. N Ar
TO:
Planning and Zoning Commission
THROUGH:
Kevin Buettner, Planning Director
FROM:
Jessica See, Planning Technician
DATE:
November 14, 2025
SUBJECT:
Resolution PZ2025-33 — Conditional Use Permit — Lodge and Guide
Service
Request The applicant is requesting to operate a Bed & Breakfast at the existing
single-family dwelling.
Staff Adopt Resolution PZ2025-33 approving a Conditional Use Permit to
Recommendation operate a Bed & Breakfast in a single-family dwelling.
Applicant: Booth's Properties, LLC — Keri Hiler
Legal Description: Lot 4, Block 1, Highlands Subdivision
Property Address: 5105 Silver Salmon Drive
KPB Parcel No.: 04917004
Lot Size: 20,038 square feet (.46-Acres)
Zoning: Rural Residential (RR)
Current Use: Single Family Dwelling
Land Use Plan: Central Mixed Used (CMU)
SUMMARY
The applicant is requesting to operate a Bed & Breakfast out of the single-family residence. Per
the Land Use Table, a CUP is required to operate a Bed & Breakfast out of a single family dwelling
within a Rural Residential Zone.
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 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 specific intent in establishing this zone is:
(1) To separate residential structures to an extent which will:
(A) Preserve the rural, open quality of the environment;
(B) Prevent health hazards in areas not served by public water and
sewer.
(2) To prohibit uses which would:
(A) Violate the residential character of the environment;
(B) Generate heavy traffic in predominantly residential areas.
The proposed use would not violate the residential character of the neighborhood as it
would continue to function and serve as the family home. Furthermore, the proposed use
is not anticipated to generate heavy traffic as the use is limited to the single-family dwelling
with 2 bedrooms, and there is adequate parking available. Staff finds that the proposed
use meets 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 use will not impair the value of adjoining properties negatively
as the lot has been improved upon to create an aesthetic and authentic Alaskan feel. The
new development has increased the value of the property itself as well as for adjoining
lots.
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 with the Central Mixed Used (CMU) land use classification. The LDR Land Use
Classification is defined in the Comprehensive Plan:
The CMU Zone is established to provide a centrally located area in the City for general
retail shopping, personal and professional services, entertainment establishments,
restaurants and related businesses. The district is also intended to accommodate a
mixture of residential and commercial uses. The CMU Zone shall be designed to
encourage pedestrian movement throughout the area. Building and other structures
within the district should be compatible with one another and the surrounding area.
Resolution No. PZ2025-07
Conditional Use Permit
Lodge and Guide Service
Page 2 of 4
The surrounding properties are a mixture of residential and vacant lots. The proposed use
would be compatible with the existing uses and the natural landscaping keeps the lot itself
private. Additionally, the applicant states the impact on the area will be minimal giving
they have no intent to remove vegetation or heavily modify the natural aesthetics of the
property.
The proposed use of a Bed & Breakfast is consistent and in harmony with several goals
in the 2016 Comprehensive Plan, specifically Goals 1, 2, 3 and 8 listed below.
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-4
Establish siting and design standards so that development is in harmony and scale
with surrounding uses.
Goal 2 — Economic Development is to provide economic development to support the
fiscal health of Kenai.
Objective ED-9
Capitalize on the tourism industry by marketing Kenai as a destination for
recreational activities, conventions, festivals, arts, cultural and other events.
Goal 3 — Land Use is to develop land use strategies to implement a forward -looking
approach to community growth and development.
Objective LU-1
Establish siting and design standards so that development is in harmony and scale
with surrounding uses.
Goal 8 — Environmental Resources: Protect and enhance the natural resources and
environment of the community.
Objective ER-2
Development plans should include provisions to avoid or minimize impacts on
environmental resources such as the dunes, bluffs and wetlands.
Criteria 4: Public services and facilities are adequate to serve the proposed use.
Findings: City water and sewer is not in the vicinity of the subject property but onsite
water and wastewater treatment and disposal systems are in place. The applicants are
required to be in compliant with wastewater disposal requirements of Kenai Peninsula
Borough Chapter 20.40 and regulatory requirements of the Alaska Department of
Environmental Conservation. The lot has a graveled driveway with adequate parking on
site and Silver Salmon is a graveled City -Maintained road.
Criteria 5: The proposed use will not be harmful to the public safety, health or welfare.
Resolution No. PZ2025-07
Conditional Use Permit
Lodge and Guide Service
Page 3 of 4
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 continued use will be harmful
to the public safety, health or welfare.
There is a natural buffer zone around the properties, and they intend to maintain and
enhance those zones for a feeling of privacy and seclusion.
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 Bed & Breakfast in the existing single-family dwelling
would not cause any adverse impacts on the surrounding properties. Staff finds that
additional specific conditions are not deemed necessary to fulfill the above -mentioned
conditions.
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 for a Lodge and Guide Service in the existing
single-family dwelling on the property described as Lot 4, Block 1 of the Highlands Subdivision
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 PZ2025-07 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.
ATTACHMENTS
Aerial Map
Application
Site Plan
Resolution No. PZ2025-07
Conditional Use Permit
Lodge and Guide Service Page 4 of 4
Bed and Breakfast
Conditionai Use Permit
Application
City of Kenai
Planning and zoning Department
210 Fidalgo Avenue
Kenai, AK 99611
(907) 283-8200
planning@kenai.city
www.kenai.city/planning
Name:
Keri Hiler
Mailing Address:
P4 Box 3935
City:
Soldotna TState:
Alaska
IZip Code:
199669
Phone Number(s):
Email:
Name:
Mailing Address:
City:
State:
JZiP Code:
Phone Number(s):
Email:
Kenai Peninsula Borough Parcel # (Property Tax ID): 704917004
Physical Address:
5105 Silver Salmon Drive Kenai Alaska 99611
Legal Description:
Lot 4 Blk 1 Highlands Subd
Zoning:,.
�•qfc�
Acres:
.4
r �. , ^ R � " P, , ' r Y ! • 9 �' � T , 4 t f k .. 3 Y C P � ~' d ' !. ` . i, � ..
t
How is this property currently being used?
Private Residence
Describe details of the bed and breakfast conditional use (attach additional sheets if necessary). Include the
number of beds:
2 bedroom
Explain how the conditional use is consistent with purposes and intent of the zoning district of the property-
Z..., �"'I Q i�> �+�.,._.-- 1�f� u fv`•^- r� ,,C.;r' d.` '�o.* .�
A-r
Explain how the value of adjoining property and neighborhood will not be significantly impaired by the conditional
use, ;��., �_ /r�{ � / ' .mac •- �,�__�
Raw Land surrounding the property and w have improved the property overall
Use of surrounding property - north:
Vacant Land
Use of surrounding property - south:
Vacant Land
Use of surrounding property - east:
Vacant Land
Use of surrounding property - west:
Vacant Land
Explain how the conditional use is in harmony with the City's Comprehensive Plan.
Are public services and facilities on the property adequate to serve the proposed conditional use? Include
considerations of off-street parking for the owner and all guests in your response.
Sufficient Parking available p 4 s, A --
Explain how the conditional use will not be harmful to public safety, health, or welfare:
N/A d
Are there any measures with access, screening, site development... building design, or business operation that will
[lessen potential impacts of the conditional use to neighbors?
None
Will the establishment be owner -occupied? _ M YES
Will no more than one person outside of the family be employed for the home [i YES
occupation?
Will no more than 30% of the gross floor area of all buildings on the lot be used @ YES
for the home occupation?
Will the home occupation take place in a wholly enclosed principal building or y YES
other building accessory to the principal building on the property?
Has the City Fire Marshal ins ected the property for Fire Code compliance? El YES
Signature:
Print Name:
Ked Hiler
Title/Business:
IMember, Booths Properties, LLC
Date Application. Fee Received:
For City Use Only
PZ Resolution Number:
s KPB NOTE: See PC Resolution 83-6
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