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Home My WebLink About2026-05-27 Planning & Zoning MinutesKENAI PLANNING & ZONING COMMISSION — REGULAR MEETING MAY 27, 2026 — 7:00 P.M. KENAI CITY COUNCIL CHAMBERS 210 FIDALGO AVE., KENAI, AK 99611 CHAIR KEATON, PRESIDING MINUTES A. CALL TO ORDER A Regular Meeting of the Kenai Planning & Zoning Commission was held on May 27, 2026, in City Hall Council Chambers, Kenai, AK. Chair Keaton called the meeting to order at approximately 7:00 p.m. 1. Pledge of Allegiance Chair Keaton led those assembled in the Pledge of Allegiance. 2. Roll Call There were present: Jeanne Keaton, Chair Alex Douthit, Vice Chair Sonja Earsley Gwen Woodard Stacie Krause Diane Fikes Marty Askin (remote participation) [Clerk's Note: In accordance with KMC 14.05.025 (n) Commissioner Askin had exceeded the maximum number of meetings by remote electronic means. As such Commissioner Askin abstained from meeting participation.] A quorum was present. Also in attendance were: Kevin Buettner, Planning Director Phil Daniel, City Council Liaison Logan Parks, Deputy City Clerk 3. Agenda and Consent Agenda Approval Chair Keaton noted the following additions to the Packet: Add to item F.2. Resolution PZ 2026-11 Add to item F.3. Resolution PZ 2026-12 Add to item F.3. Resolution PZ 2026-12 Public Comment Add to item FA. Resolution PZ 2026-13 Add to item F.4. Resolution PZ 2026-13 • Public Comment Add to item F.6. Resolution PZ 2026-15 Add to item F.7. Resolution PZ 2026-16 Add to item F.7. Rezone Memo MOTION: Commissioner Woodard MOVED to approve the agenda and consent agenda with the requested revisions. Commissioner Earsley SECONDED the motion. Planning & Zoning Commission Page 1 of 6 May 27, 2026 The items on the Consent Agenda were read into the record. Chair Keaton 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 April 27, 2026. 2. *Regular Meeting of May 13, 2026. C. SCHEDULED PUBLIC COMMENTS - None. D. UNSCHEDULED PUBLIC COMMENTS - None. E. CONSIDERATION OF PLATS - None. F. PUBLIC HEARINGS 1. Resolution PZ2026-10 -Granting a Conditional Use Permit for a Cabin Rental of a Single - Family Dwelling at 1003 Skyler Lane. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-10. Commissioner Earsley SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-10. Chair Keaton opened the floor for public comment. Braedon Pitsch, the property owner, spoke in support of the proposed short-term rental; noting operational measures for the property including seasonal use, enforcement of quiet hours, off-street guest parking requirements, local management oversight, and measures intended to minimize impacts to the surrounding neighborhood and bus routes. There being no one else wishing to be heard, the public comment period was closed. There was discussion regarding adding quite hours as a formal condition of approval. MOTION: Vice Chair Douthit MOVED to amend Resolution PZ2026-10 to include quiet hours from 10 p.m. to 6 a.m. Commissioner Woodard SECONDED the motion. VOTE ON MOTION TO AMEND: YEA: Fikes, Woodard, Keaton, Douthit, Earsley NAY: Krause ABSENT: None ABSTENTION: Askin MOTION TO AMEND PASSED. Planning & Zoning Commission Page 2 of 6 May 27, 2026 VOTE ON MAIN MOTION AS AMENDED: YEA: Fikes, Woodard, Douthit, Keaton, Earsley, Krause NAY: None ABSENT: None ABSTENTION: Askin MAIN MOTION PASSED AS AMENDED. Chair Keaton noted the 15-day appeal period. 2. Resolution PZ2026-11 -Granting a Conditional Use Permit for a Cabin Rental of a Single - Family Dwelling at 1510 Tundra Rose Lane. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-11. Commissioner Fikes SECONDED the motion. Planning Director Buettner read the memorandum as included in the packet and attached to Resolution PZ2026-11, noting the Administration's request to postpone this item to the June 10, 2026 meeting. Chair Keaton opened the floor for public comment. There being no one wishing to be heard, the public comment period was closed. MOTION: Vice Chair Douthit MOVED to postpone Resolution PZ2026-11 to the June 10, 2026 Planning and Zoning meeting. Commissioner Woodard SECONDED the motion. UNANIMOUS CONSENT was requested on the motion to postpone to June 10, 2026. VOTE: There being no objection; SO ORDERED. 3. Resolution PZ2026-12 - Granting a Conditional Use Permit to Operate a Kennel Facility at 2925 Pirate Lane. MOTION: Commissioner Earsley MOVED to approve Resolution PZ2026-12. Commissioner Woodard SECONDED the motion. Planning Director Buettner read the memorandum as included in the packet and attached to Laydown Resolution PZ2026-12, noting the request to postpone indefinitely. Chair Keaton opened the floor for public comment. Eva Thompson spoke in opposition of the Conditional Use Permit, noting concern regarding the kennel's proximity to her residence. There being no one wishing to be heard, the public comment period was closed. MOTION: Vice Chair Douthit MOVED to postpone Resolution PZ2026-12 indefinitely. Commissioner Woodard SECONDED the motion. UNANIMOUS CONSENT was requested on the motion to postpone indefinitely. VOTE: There being no objection; SO ORDERED. 4. Resolution PZ2026-13 - Granting a Conditional Use Permit to Operate a Kennel Facility at 2520 VIP Drive. Planning & Zoning Commission Page 3 of 6 May 27, 2026 MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-13. Commissioner Woodard SECONDED the motion. Planning Director Buettner read memorandum as included in the packet and attached to Laydown Resolution PZ2026-13, noting the request to postpone indefinitely. Chair Keaton opened the floor for public comment. There being no one wishing to be heard, the public comment period was closed. MOTION: Vice Chair Douthit MOVED to postpone Resolution PZ2026-13 indefinitely. Commissioner Earsley SECONDED the motion. UNANIMOUS CONSENT was requested on the motion to postpone indefinitely. VOTE: There being no objection; SO ORDERED. 5. Resolution PZ2026-14 - Granting a Conditional Use Permit to Operate a Guide Service at 1125 Angler Drive. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-14. Commissioner Earsley SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-14. Chair Keaton opened the floor for public comment. Derek Gardner, property owner, spoke in support of the Conditional Use Permit associated with fishing - related operations under new ownership and a new business name. There being no one wishing to be heard, the public comment period was closed. There was Commission discussion in support of granting the Conditional Use Permit. VOTE: YEA: Woodard, Douthit, Keaton, Earsley, Krause, Fikes NAY: None ABSENT: None ABSTENTION: Askin MOTION PASSED. Chair Keaton noted the 15-day appeal period. 6. Resolution PZ2026-15 - Granting a Variance Permit to Excavate 50 Feet in the Setback on the West Property Line for the Property Located at 2817 Beaver Loop Road. MOTION: Commissioner Earsley MOVED to approve Resolution PZ2026-15. Commissioner Woodard SECONDED the motion. Planning Director Buettner read memorandum as included in the packet and attached to Resolution PZ2026-15, noting the request to postpone indefinitely. Chair Keaton opened the floor for public comment. There being no one wishing to be heard, the public comment period was closed. Planning & Zoning Commission Page 4 of 6 May 27, 2026 MOTION: Vice Chair Douthit MOVED to postpone Resolution PZ2026-15 indefinitely. Commissioner Woodard SECONDED the motion. UNANIMOUS CONSENT was requested on the motion to postpone indefinitely. VOTE: There being no objection; SO ORDERED. 7. Resolution PZ2026-16 - Recommending a Rezone of Parcel 04501057 Located at 10060 Kenai Spur Highway from Conservation to Suburban Residential. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-16. Commissioner Woodard SECONDED the motion. Planning Director Buettner read memorandum as included in the packet and attached to Resolution PZ2026-16. Chair Keaton opened the floor for public comment. Lisa Coates, an adjacent property owner, stated she is not opposed to development but opposed to suburban residential zoning; she recommended Rural Residential 1 due to wetlands and wildlife habitat; she expressed concerns about higher -density development, inadequate road infrastructure, and smoke impacts from a nearby fire training facility; and urged zoning that reflects the area's rural character. There being no one wishing to be heard, the public comment period was closed. MOTION: Vice Chair Douthit MOVED to amend Resolution PZ2026-16 from a recommendation of Suburban Residential to Rural Residential. Commissioner Woodard SECONDED the motion. Support for the amendment was referenced to the findings stated in the record of the April 29, 2026 Planning and Zoning Commission meeting. VOTE ON MOTION TO AMEND: YEA: Douthit, Earsley, Krause, Fikes, Woodard NAY: Keaton ABSENT: None ABSTENTION: Askin MOTION TO AMEND PASSED. VOTE ON MAIN MOTION AS AMENDED: YEA: Earsley, Fikes, Woodard, Douthit NAY: Keaton, Krause ABSENT: None ABSTENTION: Askin MAIN MOTION AS AMENDED PASSED. G. UNFINISHED BUSINESS - None. H. NEW BUSINESS - None. I. REPORTS 1. Planning Director Planning Director Buettner reported on the following: • The uncommon motions required during the meeting resulted from ongoing internal discussions regarding Title 14 public noticing requirements for the Commission. Planning & Zoning Commission Page 5 of 6 May 27, 2026 • The current code requirement for newspaper publication within a 10-day noticing period can delay public hearings by nearly three weeks, during which circumstances may change; but once a matter has been publicly noticed, the Commission is required to hold a public hearing even if the item is later postponed indefinitely. • Other municipalities and City bodies have updated their noticing methods and suggested the Commission consider alternative public notice methods in addition to newspaper publication; noting potential alternatives could include radio advertisements, postings at public locations, and creating a public notice section on the City website or Commission page. • Legal notices in the newspaper are difficult for the public to access due to subscription and paywall requirements, limiting effectiveness and accessibility. • Requested feedback from Commissioners gauging interest in exploring code amendments related to alternative public noticing methods to avoid similar meeting complications in the future; Commissioners supported finding alternative ways for public noticing requirements. 2. Commission Chair Chair Keaton reported on the following: • Looking forward to the Commission's involvement with the growth of Kenai. 3. Kenai Peninsula Borough Planning Commissioner Fikes reported on recent actions of the Kenai Peninsula Borough Planning Commission. 4. City Council Liaison Council Member Daniel reported on recent actions of the City Council. J. ADDITIONAL PUBLIC COMMENTS - None. K. NEXT MEETING ATTENDANCE NOTIFICATION 1. Next Meeting: June 10, 2026 L. COMMISSION COMMENTS AND QUESTIONS Commissioner Douthit emphasized the importance of Commissioners providing findings supporting their votes to ensure a clear record exists for potential appeals or judicial review of Commission findings. 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 8:29 p.m. I certify the above nts accurate minutes of the Kenai Planning & Zoning Commission meeting of , Deputy City Clerk Planning & Zoning Commission Page 6 of 6 May 27, 2026