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HomeMy WebLinkAboutResolution No. PZ2026-11CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2026-11 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR A CABIN RENTAL OF A FUTURE SINGLE-FAMILY DWELLING. APPLICANT: Bowfin Properties, LLC — Ken Corbett PROPERTY ADDRESS: 1510 Tundra Rose Lane LEGAL DESCRIPTION: Lot 3, Block 1, Wild Rose Subdivision KENAI PENINSULA BOROUGH PARCEL NUMBER: 04912036 WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150 was submitted to the City on April 30, 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 May 27, 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 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 necessarily violate the residential character of the neighborhood as it would function/remain as a single-family dwelling and be seasonally used as a short-term rental. Furthermore, the proposed use is not anticipated to generate heavy traffic as the use is limited to the future single-family dwelling, there is adequate parking available, the number of anticipated users will be limited, and the dwelling will be owner occupied seasonally. The existing density would remain unchanged since there is Resolution No. PZ2026-11 Page 2of4 no intention of adding additional dwelling units. 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 is similar to other properties in the greater Beaver Loop area, where there are many cabin rentals and lodges in operation. The applicant intends to construct a single-family dwelling on the subject parcel this summer (the summer of 2026). The applicant states that there will be a limit to the number of users, traffic will be seasonal, and that the dwelling will be occupied by the applicant for half of the year. Staff finds the proposed use, similar to the nearby properties, 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. 3. KMC 14.20.150(d)(3) The proposed use is in harmony with the Comprehensive Plan; Findings: The Land Use Plan in the City of Kenai Comprehensive Plan, identifies the subject property with the Low -Density Residential Land Use Classification. The Low - Density Residential Classification is intended for: Low Density Residential because of location or poor site conditions is intended for large - lot single-family low -density residential development. The area will typically be developed with individual on -site water supply and wastewater disposal systems. Streets will typically be constructed to rural street standards (i.e., gravel) and sidewalks will not be typically included in the subdivision design. Rural Residential becomes Low Density Residential to avoid confusion with zoning category. The surrounding uses are a mix of residential, commercial, and recreational uses. The proposed use would be compatible with the existing uses and would not require any buffer between surrounding uses since most lots are one acre or larger. Additionally, the applicant states the impact on the area will be minimal giving they have no intent to remove more vegetation than that required to build, nor heavily modify the natural aesthetics of the property. As stated by the applicant, the proposed use of a Cabin Rental is consistent and in harmony with several goals in the 2016 Comprehensive Plan, specifically Goals 1, 2, and 3 listed below. 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-1: Ensure that Kenai is a community where people and property are safe. 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. PZ2026-11 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 uses. Objective LU-2: Promote the infill of existing, improved subdivision lots. Objective LU-11: Where feasible, consolidate access to and between land uses via frontage roads or by shared driveways onto main streets/highways. 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 will be installed. The applicants are required to be in compliance with wastewater disposal and regulatory requirements of the Alaska Department of Environmental Conservation. Tundra Rose Lane is an unpaved, unmaintained 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. Staff finds the proposed use falls in line with other property uses in the area, and will be indistinguishable from surrounding uses. It is not anticipated that the continued use will be harmful to the public safety, health or welfare. As noted by the applicant, the proposed use will not be harmful and the impact on the neighbors would be minimal. 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 short-term rental activity in the planned 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. 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 cabin rental in the existing single- family dwelling on a property described as Lot 3, Block 1, Wild Rose Subdivision, located at 1510 Tundra Rose Lane. Resolution No. PZ2026-11 Page 4 of 4 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. Pursuant to Kenai Municipal Code 14.20.150(f) the applicant shall submit an annual report, including a summary of the on -site activity, to the City of Kenai, due no later than December 31 of each year. 3. The applicant, or a representative of the applicant, will meet with City Staff for on -site inspections when requested. 4. If there is an expansion, change of use, or sale of the above described property, the applicant will notify the City and a new Conditional Use Permit must be obtained if applicable, as stated in KMC 14.20.150(I)(5). 5. The applicant will have a routine fire inspection performed every 2 (two) years. 6. The applicant will ensure that the property will be adequately maintained and kept free of trash or junk. 7. Quiet hours will be observed from 10:00 PM to 6:00 AM daily. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, THIS 10T" DAY OF JUNE, 2026 J anne Keaton, Chair STAFF REPORT �. PLANNING &ZONING DEPARTMENT F A TO: Planning and Zoning Commission THROUGH: Kevin Buettner, Planning Director FROM: Brandon McElrea, Land Management Analyst DATE: May 15, 2026 SUBJECT: Resolution PZ2026-11 — Conditional Use Permit — Cabin Rental Request The applicant is requesting to operate a cabin rental (i.e., short-term rental) at the future single-family dwelling. Staff Adopt Resolution PZ2026-11 approving a Conditional Use Permit for Recommendation cabin rental of a single-family dwelling. Applicant: Bowfin Properties, LLC — Ken Corbett Legal Description: Lot 3, Block 1, Wild Rose Subdivision Property Address: 1510 Tundra Rose Lane KPB Parcel No.: 04912036 Lot Size: 58,501 square feet (1.343-acres) Zoning: Rural Residential (RR) Current Use: Vacant Land Use Plan: Low Density Residential (LDR) SUMMARY _ The applicant is requesting to operate a future single-family dwelling as a short-term rental. A Conditional Use Permit (CUP) is required to operate a single-family dwelling as a short-term rental in the Rural Residential 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 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 necessarily violate the residential character of the neighborhood as it would function/remain as a single-family dwelling and be seasonally used as a short-term rental. Furthermore, the proposed use is not anticipated to generate heavy traffic as the use is limited to the future single-family dwelling, there is adequate parking available, the number of anticipated users will be limited, and the dwelling will be owner occupied seasonally. The existing density would remain unchanged since there is no intention of adding additional dwelling units. 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 is similar to other properties in the greater Beaver Loop area, where there are many cabin rentals and lodges in operation. The applicant intends to construct a single-family dwelling on the subject parcel this summer (the summer of 2026). The applicant states that there will be a limit to the number of users, traffic will be seasonal, and that the dwelling will be occupied by the applicant for half of the year. Staff finds the proposed use, similar to the nearby properties, 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. Resolution No. PZ2026-11 Conditional Use Permit Cabin Rental Page 2 of 5 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 Low Density Residential (LDR) land use classification. The LDR Land Use Classification is defined in the Comprehensive Plan: Low Density Residential because of location or poor site conditions is intended for large -lot single-family low -density residential development. The area will typically be developed with individual on -site water supply and wastewater disposal systems. Streets will typically be constructed to rural street standards (i.e., gravel) and sidewalks will not be typically included in the subdivision design. Rural Residential becomes Low Density Residential to avoid confusion with zoning category. The surrounding uses are a mix of residential, commercial, and recreational uses. The proposed use would be compatible with the existing uses and would not require any buffer between surrounding uses since most lots are one acre or larger. Additionally, the applicant states the impact on the area will be minimal giving they have no intent to remove more vegetation than that required to build, nor heavily modify the natural aesthetics of the property. As stated by the applicant, the proposed use of a Cabin Rental is consistent and in harmony with several goals in the 2016 Comprehensive -Plan specifically Goals -1, 2, and 3 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 7 — Quality of Life is to promote and encourage quality of life in Kenai. Objective Q-1 Ensure that Kenai is a community where people and property are safe. 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. Resolution No. PZ2026-11 Conditional Use Permit Cabin Rental Page 3 of 5 Objective LU-2 Promote the infill of existing, improved subdivision lots. Objective LU-11 Where feasible, consolidate access to and between land uses via frontage roads or by shared driveways onto main streets/highways. 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 will be installed. The applicants are required to be in compliance with wastewater disposal and regulatory requirements of the Alaska Department of Environmental Conservation. Tundra Rose Lane is an unpaved, unmaintained 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. Staff finds the proposed use falls in line with other property uses in the area, and will be indistinguishable from surrounding uses. It is not anticipated that the continued use will be harmful to the public safety, health or welfare. As noted by the applicant, the proposed use will not be harmful and the impact on the neighbors would be minimal. 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 short-term rental activity in the planned 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 Cabin Rental in the planned single- family dwelling on the property described as Lot 3, Block 1, Wild Rose Subdivision meets the criteria for issuance of a Conditional Use Permit as set forth in subsections (e)(1) through (e)(6) Resolution No. PZ2026-11 Conditional Use Permit Cabin Rental Page 4 of 5 of Kenai Municipal Code 14.20.150, and hereby recommends that the Planning and Zoning Commission adopt Resolution PZ2026-11 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. Pursuant to Kenai Municipal Code 14.20.150(f) the applicant shall submit an annual report, including a summary of the on -site activity, to the City of Kenai, due no later than December 31 of each year. 3. The applicant, or a representative of the applicant, will meet with City Staff for on -site inspections when requested. 4. If there is an expansion, change of use, or sale of the above described property, the applicant will notify the City and a new Conditional Use Permit must be obtained if applicable, as stated in KMC 14.20.150(I)(5). 5. The applicant will have a routine fire inspection performed every 2 (two) years. 6. The applicant will ensure that the property will be adequately maintained and kept free of trash or junk. 7. Quiet hours will be observed from 10:00 PM to 6:00 AM daily. ATTACHMENTS Aerial Map --- Application Site Plan Floor Plan of Future Single -Family Dwelling Resolution No. PZ2026-11 Conditional Use Permit Cabin Rental Page 5 of 5