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HomeMy WebLinkAboutResolution No. PZ2026-02 KENAI CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2026-02 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT TO ALLOW FOR ASSEMBLIES AT THE CORAL SEYMOUR MEMORIAL BALLPARK IN THE RECREATION ZONING DISTRICT. APPLICANT: Peninsula Oilers Baseball Club, Inc. PROPERTY ADDRESS: 103 S. Tinker Lane LEGAL DESCRIPTION: North West '/4 of Government Lot 4 KENAI PENINSULA BOROUGH PARCEL NUMBER: 04938217 WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150 was submitted to the City on January 28, 2026; 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 25, 2026, 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 Recreation Zone is intended to contain both public and private lands to be utilized for commercial and non-commercial recreation and residential purposes. Lands designated for this district should be evaluated for long-term public benefits to accrue from the protection offered by this designation. The proposed use would allow the operators of the Coral Seymour Memorial Ballpark, the Peninsula Oilers Baseball Club, Inc. to offer additional recreational events within their stadium. Events held at the stadium have been described by the applicant as being fundraising events to support the baseball team. The events would benefit from the already established parking and infrastructure onsite, reducing the burden on the surrounding neighborhood by reducing the length of time for event setup/tear down. Resolution No. PZ2026-02 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 current location has been a baseball field since 1976. The proposed assemblies would take place during the late spring and summer, which overlaps with the baseball season. Parking is already in place onsite and events would be timed to minimize disruption (i.e., scheduled for afternoon or early evenings) to the surrounding neighborhood, akin to the game schedule. 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 Parks, Recreation, and Open Space land use classification. This Land Use Classification is defined in the Comprehensive Plan: Parks, Recreation, and Open Space is intended for those public reaction facilities, as well as undeveloped lands that provide for the conservation of natural or scenic resources. These areas can be used for a variety of passive and active outdoor and indoor sports and recreational activities. Areas that may suitable for future natural resource development may be included in this category. The surrounding uses consist of Suburban Residential (RS) to the north and west, Education (E) to the Northeast, and Recreation to the east and south. Staff finds that the proposed use meets is in harmony with the Comprehensive Plan both as currently zoned. As stated by the applicant, the proposed reinvigoration 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-9 Encourage healthy lifestyles by providing opportunities and/or facilities for outdoor activities. 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 6— Ensure that Kenai has excellent parks and recreational facilities and opportunities. Objective PR-2 Maintain existing recreational opportunities and plan for new parks and recreation improvements. Resolution No. PZ2026-02 Page 3 of 4 Objective PR-4 Support projects that provide additional quality outdoor and indoor recreation. 4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed use; Findin s: The ballpark is already established with city water and sewer and meets the needs to service sizeable crowds and if needed additional temporary lavatories will be utilized. 5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or welfare; Findin s: 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. As noted by the applicant, the events will be occasional and would occur at times and duration similar to the current use. This will be during times when nearby residents are active. 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 considerate placement of sound equipment will be utilized to lessen the impact to the neighboring lots. With this consideration in place the proposed use should not disrupt daily activity in the area. 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 allow assemblies at the ballpark on the property described as North West '/4 of Government Lot 4, located at 103 S. Tinker Lane. 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. Resolution No. PZ2026-02 Page 4 of 4 PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, THIS 25T" DAY OF FEBRUARY, 2026. lAwa"nne Keaton, Chairperson ATTEST: ogan Parks, Deputy City Clerk STAFF REPORT �• PLANNING & ZONING DEPARTMENT KF- NA1 TO: Planning and Zoning Commission THROUGH: Kevin Buettner, Planning Director FROM: Jessica See, Administrative Assistant DATE: February 11, 2026 SUBJECT: Resolution PZ2026-02 —Conditional Use Permit—Assemblies Request The applicant is requesting a Conditional Use Permit to allow for assemblies, as defined by KMC 14.20.320, at the Coral Seymour Memorial Ballpark in the Recreation Zoning District. Staff Adopt Resolution PZ2026-02 approving a Conditional Use Permit to Recommendation allow assemblies. Applicant: Peninsula Oilers Baseball Club, Inc Legal Description: North West '/4 of Government Lot 4 Property Address: 103 S Tinker Lane KPB Parcel No.: 04938217 Lot Size: 435,600 square feet (10 acres) Zoning: Recreation (R) Current Use: Baseball Field Land Use Plan: Parks, Recreation, and Open Space SUMMARY The applicant is requesting to host assemblies on the already established 10-acre lot. A Conditional Use Permit (CUP) is required to allow assemblies. This property currently operates as a baseball stadium and the applicant is wanting to add the allowance of assemblies in addition to sports. 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 Recreation Zone is intended to contain both public and private lands to be utilized for commercial and non-commercial recreation and residential purposes. Lands designated for this district should be evaluated for long-term public benefits to accrue from the protection offered by this designation: The proposed use would allow operators of the Coral Seymour Memorial Ballpark, the Peninsula Oilers Baseball Club, Inc. to offer additional recreational events within their stadium. Events held at the stadium have been described by the applicant as being fundraising events to support the baseball team. The events would benefit from the already established parking and infrastructure onsite, reducing the burden on the surrounding neighborhood by reducing the length of time for event setup/teardown. The proposed use is not anticipated to generate a significant change in daily traffic as events would not be a daily occurrence. Additionally, it is serviced by two larger collector roads providing adequate and safe travel routes to and from the property and there is adequate parking available on-site. The existing density would remain unchanged since there is no proposed alteration to increase the number or size of any structures on the lot. Additionally, the events would provide supplemental entertainment and recreational activities to participants, while supporting the primary recreational baseball program. Staff finds that the proposed use meets the intent of the Recreation Zoning District. Criteria 2: The economic and noneconomic value of the adjoining property and neighborhood will not be significantly impaired. Findings: The proposed use mirrors the current use of the property that has been established since 1976. There is no history of complaints or issues stemming from the current use of the property. The proposed assemblies would take place during the late spring and summer, which overlaps with the baseball season. Parking is already in place onsite and events would be timed to minimize disruption to the surrounding neighborhood akin to the game schedule. Therefore, Staff finds the proposed use would not have an adverse impact on the neighborhood and adjoining properties. 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 with the Recreation (R) land use classification. The R Land Use Classification is defined in the Comprehensive Plan: Resolution No. PZ2026-02 Conditional Use Permit Assemblies Page 2 of 4 Parks, Recreation, and Open Space is intended for those public reaction facilities, as well as undeveloped lands that provide for the conservation of natural or scenic resources. These areas can be used for a variety of passive and active outdoor and indoor sports and recreational activities. Areas that may suitable for future natural resource development may be included in this category. The surrounding uses consist of Suburban Residential (RS) to the north and west, Education (E) to the Northeast, and Recreation to the east and south. Staff finds that the proposed use meets is in harmony with the Comprehensive Plan both as currently zoned. As stated by the applicant, the proposed reinvigoration 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-9 Encourage healthy lifestyles by providing opportunities and/or facilities for outdoor activities. Goal 2 — 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 6 — Ensure that Kenai has excellent parks and recreational facilities and opportunities. Objective PR-2 Maintain existing recreational opportunities and plan for new parks and recreation improvements. Objective PR-4 Support projects that provide additional quality outdoor and indoor recreation. Criteria 4: Public services and facilities are adequate to serve the proposed use. Findings: The ballpark is already established with city water and sewer and meets the needs to service sizeable crowds and if needed additional temporary lavatories will be utilized. Resolution No. PZ2026-02 Conditional Use Permit Assemblies Page 3 of 4 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 continued use will be harmful to the public safety, health or welfare. As noted by the applicant, the events will be occasional and would occur at times and duration similar to the current use. This will be during times when nearby residents are active. 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: Applicant states that considerate placement of sound equipment will be utilized to lessen the impact to the neighboring lots. With this consideration in place, and the current uses of the lot already established, Staff finds that the proposed use not disrupt daily activity in the area. 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 assemblies at the ballpark on the property described as North West '/4 of Government lot 4, 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 PZ2025-10 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 Resolution No. PZ2026-02 Conditional Use Permit Assemblies Page 4 of 4 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. City staff published notice of the public hearing in the Peninsula Clarion, and notification was posted. No public comments have been received as-of-date. STAFF RECOMMENDATION Based on the findings and analysis in this staff report, Staff recommends the Planning & Zoning Commission recommend approval of the rezone request for the property located at 10060 Kenai Spur Highway from Conservation (C) to Suburban Residential (RS) zoning district. Planning & Zoning Commission's recommendation will be forwarded to City Council for consideration. ATTACHMENTS Zoning Map— Existing and Proposed Application Deed of Release Resolution No. PZ2026-03 Rezone from Conservation(C)to Suburban Residential(RS) 10060 Kenai Spur Highway Page 4 of 4