HomeMy WebLinkAboutResolution No. PZ2026-017/
KENAI
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2026-01
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A RESOLUTION DENYING A CONDITIONAL USE PERMIT TO DEVELOP AND -OPERATE A
SMALL AUTOMOTIVE REPAIR BUSINESS AT 1606 SALMO CIRCLE IN TTfiE SUBURBAN
RESIDENTIAL (RS) ZONING DISTRICT.
APPLICANT: TDC Garage LLC - Troy Consiel
PROPERTY ADDRESS: 1606 Salmo Circle
LEGAL DESCRIPTION: Redoubt Terrace Subdivision tot 23, Block 3
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04713013
WHEREAS, a complete application meeting the requ' ements of Kenai Municipal Code 14.20.150
was submitted to the City on January 5, 2026; an
WHEREAS, the applicant has demonstrated that the prerequisites of a Conditional Use Permit
have been met pursuant to Kenai Municipal.,4:�ode 14.20.150; and,
WHEREAS, the City of Kenai Planning' and Zoning Commission conducted a duly advertised
public hearing on December 10, 2025 following requirements outlined in Kenai Municipal Code
14.20.280 for public hearings and nrltifications.
WHEREAS, the Planning and 7�ning Commission finds:
KMC 14.20.150(d)o The use is consistent with the purpose of this chapter and the
purposes and intent of the zoning district;
Findings The.,"RS Zone is intended to provide for medium density residential
developmenl,'in areas which will be provided with common utility systems.
The pro sed automotive repair business would not necessarily violate the character of
the nei boyhood as it would provide a practical amenity to residents. Work will strictly be
done 'ndoors, between the hours of 10am and 5pm to limit the impact to traffic during the
bu 'er hours of the day. The lot will be kept clean and tidy with no junk vehicles left on the
TIand no vehicles parked in the street. The only signage indicating a business will be a
ecal on the garage door and applicant states the exterior will continue to appear as their
regular family home. - - -
Sfaf-ds that the proposed use, as presented by the applicant, would not violate the
intent of the RS zoning district.
Resolution No. PZ2026-01
Page 2 of 4
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 automotive repair business should not impair the economic and
noneconomic value of the adjacent properties and neighborhood as, per the applicant, it
is designed to minimize disruption, remain out of site, and the property will continue to
serve first and foremost as the family home.
The applicant states that there will be a limit to the number of vehicles on the property,
which will be enforceable by City Staff as a condition of the permit. The only signage will
be a 4" by 20" decal on the garage door. All work will be completed inside of the garage
reducing noise pollution and efficiently keeping the exterior aesthetic as residential.
Staff finds the proposed use, as presented, 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 Suburban Residential (RS) land use classification. The RS Land Use
Classification is defined in the Comprehensive Plan:
Suburban Residential is intended for single-family and multi -family residential uses that
are urban or suburban in character. The area will typically be developed at a higher
density; lots are typically smaller; and, public water and sewer services are required or
planned. Some developments may be required to construct streets to a paved standard
and larger subdivisions may be required to provide sidewalks and public areas. Parks
and open space land uses may be considered appropriate.
The surrounding uses consist of single-family residences. All lots to the North, East,
South, and West are zoned as Suburban residential.
As stated by the applicant in the application, the proposed use of the property is and will
remain consistent and in harmony with Economic Development goals in the 2016
Comprehensive Plan.
In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, "Goals, Objectives, and
Implementation", the following goal and objectives are met from the proposed use.
Goal 2 — Provide economic development to support the fiscal health of Kenai.
Objective ED-1
Promote projects that create workforce development opportunities.
Objective ED-2
Implement business -friendly regulations, taxation and incentives to create a stable,
positive climate for private investment.
Resolution No. PZ2026-01
Page 3 of 4
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 City water and
septic servicing the primary structure, electricity, heating, and access to a paved, City -
maintained, road.
5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or
welfare;
Findings: The applicant states that all mechanical work will be performed inside the
garage, which has a concrete foundation ensuring a solid barrier between the earth and
the work being done. All fluids will be collected, properly stored, and disposed of using a
professional service skilled in hazardous disposal. With the applicant, his family, and
their pets being housed on site, safety will always be prioritized.
Vehicles being test driven will access the property via a pre -determined route of Fathom
Drive to South Forest Drive and will stick to arterial roads to avoid additional traffic flow
on residential streets. All traffic laws will be obeyed and neighborhood safety prioritized.
With these standards and planned protocols in place, it is not anticipated that the
conditional use will be harmful to the public safety, health or welfare.
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: Applicant states that all work will be limited to daytime hours, specifically 10am
to 5pm, to not disrupt the morning and evening routine of the neighborhood. This will help
control any additional flow of traffic that could impede buses, children waiting at bus stops,
and neighbors leaving or arriving home from work. All vehicles will be parked on the
applicant's property, ensuring no disruption to the city -maintained road itself with a
maximum limit of 4 customer vehicles being allowed on the property at a time. Signage
will not exceed one 4" by 20" decal on the garage door. All fluids will be properly contained,
stored, and disposed of in accordance with City, State, and Federal safety standards.
Applicant requests a maximum timeline, for conditional use permit, of three (3) years to
be allowed for him to obtain a small business loan and expand business in a commercial
location.
Staff finds that allowing a small automotive repair business, with the adherence of
conditions set forth by the applicant, City, and Commission, will not cause any adverse
impacts on the surrounding properties.
Resolution No. PZ2026-01
Page 4 of 4
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA:
Section 1. That, having not met all of the requirements of KMC 14.20.150(d)(5), the proposed
use will be harmful to the public safety, health, or welfare due to increased traffic, fire
egress, and the location within a cul-de-sac, for emergency response.
Section 2. The Commission also finds that the proposed use would not meet the
requirements for KMC 14.20.150(d)(4). The Commission recognizes that the
Covenants, Conditions, and Restrictions of the neighborhood are still active.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 141h DAY OF JANUARY, 2026
JEANNE KEATON, CHAIR
ATTEST:
LOGAN PARKS, DEPUTY CITY CLERK