HomeMy WebLinkAbout2026-06-24 Planning & Zoning PacketKenai Planning & Zoning Commission
Regular Meeting
Page 1 of 2
June 24, 2026
Kenai Planning & Zoning Commission -
Regular Meeting
June 24, 2026 ꟷ 7:00 PM
Kenai City Council Chambers
210 Fidalgo Avenue, Kenai, Alaska
www.kenai.city
**Telephonic/Virtual Information on Page 2**
Agenda
A. CALL TO ORDER
1. Pledge of Allegiance
2. Roll Call
3. Approval of the Agenda and Consent Agenda (Public comments on Consent Agenda
Items limited to three (3) minutes per speaker; thirty (30) minutes aggregated)
*All items listed with an asterisk (*) are considered to be routine and non-controversial by the
Commission and will be approved by one motion. There will be no separate discussion of these
items unless a Commission Member 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 June 10, 2026
C. SCHEDULED PUBLIC COMMENT (Public comment limited to ten (10) minutes per
speaker)
D. UNSCHEDULED PUBLIC COMMENT (Public comment limited to three (3) minutes per speaker;
thirty (30) minutes aggregated)
E. CONSIDERATION OF PLATS
F. PUBLIC HEARINGS
1. Resolution PZ2026-19 – Granting a Conditional Use Permit for the Development and Use of
Zero Lot Line Townhouses and a Six Family Dwelling in the Rural Residential Zoning District.
G. UNFINISHED BUSINESS
H. NEW BUSINESS
1. Discussion/Approval – Establishing Work Session Schedule for Fall 2026
I. REPORTS
1. Planning Director
2. Commission Chair
3. Kenai Peninsula Borough Planning
4. City Council Liaison
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Kenai Planning & Zoning Commission
Regular Meeting
Page 2 of 2
June 24, 2026
J. ADDITIONAL PUBLIC COMMENT (Public comment limited to five (5) minutes per speaker)
K. NEXT MEETING ATTENDANCE NOTIFICATION
1. Next Meeting: July 15, 2026
L. COMMISSION COMMENTS AND QUESTIONS
M. PENDING ITEMS
N. ADJOURNMENT
O. INFORMATIONAL ITEMS
**COMMISSIONERS, PLEASE CONTACT US IF YOU WILL NOT BE ABLE TO ATTEND THE MEETING**
The agenda and supporting documents are posted on the City’s website at www.kenai.city. Copies of
resolutions and ordinances are available at the City Clerk’s Office or outside the Council Chamber prior
to the meeting. For additional information, please contact the City Planner at 907-283-8237.
Registration is required to join the meeting remotely through Zoom. Please use the following link to
register:
https://us02web.zoom.us/meeting/register/ncGhvj7uQ26wWMcBy-yauQ
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KENAI PLANNING & ZONING COMMISSION – REGULAR MEETING
JUNE 10, 2026 – 7:00 P.M.
KENAI CITY COUNCIL CHAMBERS
210 FIDALGO AVE., KENAI, AK 99611
CHAIR KEATON, PRESIDING
Planning & Zoning Commission Page 1 of 4
June 10, 2026
MINUTES
A. CALL TO ORDER
A Regular Meeting of the Kenai Planning & Zoning Commission was held on June 10, 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
A quorum was present.
Absent:
Marty Askin
Also in attendance were:
Kevin Buettner, Planning Director
Phil Daniel, City Council Liaison
Logan Parks, Deputy City Clerk
3. Agenda and Consent Agenda Approval
MOTION:
Commissioner Woodard MOVED to approve the agenda and consent agenda. Vice Chair Douthit
SECONDED the motion.
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 May 27, 2026.
C. SCHEDULED PUBLIC COMMENTS - None.
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Planning & Zoning Commission Page 2 of 4
June 10, 2026
D. UNSCHEDULED PUBLIC COMMENTS - None.
E. CONSIDERATION OF PLATS
1. Resolution PZ2026-17 - Recommending that Preliminary Plat Micah Subdivision Rininger
Replat Attached Hereto be Approved.
MOTION:
Vice Chair Douthit MOVED to approve Resolution PZ2026-17. Commissioner Woodard SECONDED the
motion.
Planning Director Buettner read the staff report as included in the packet and attached to Resolution
PZ2026-17.
Chair Keaton opened the floor for public comment. There being no one wishing to be heard, the public
comment period was closed.
The Commission discussed access and utility considerations associated with the proposed plat, including
street connectivity, right-of-way, and utility service locations.
Staff clarified the proposed plat would not landlock any properties and utilities serve the property from
Rainbow Drive, noting the plat includes right-of-way for a future Glacier Street cul-de-sac.
UNANIMOUS CONSENT was requested.
VOTE: There being no objection; SO ORDERED.
2. Resolution PZ2026-18 - Recommending that Preliminary Plat Thompson Park Myers
Addition No. 3 Attached Hereto be Approved.
MOTION:
Commissioner Earsley MOVED to approve Resolution PZ2026-18. Vice Chair Douthit SECONDED the
motion.
Planning Director Buettner read the staff report as included in the packet and attached to Resolution
PZ2026-18.
Chair Keaton opened the floor for public comment. 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.
F. PUBLIC HEARINGS - None.
G. UNFINISHED BUSINESS
1. 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 Earsley SECONDED the
motion.
Planning Director Buettner read the staff report as included in the packet and attached to Resolution
PZ2026-11.
Chair Keaton opened the floor for public comment. There being no one wishing to be heard, the public
comment period was closed.
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Planning & Zoning Commission Page 3 of 4
June 10, 2026
Commission discussion included support for the proposed quiet hours condition.
Ken Corbett, applicant, clarified a property management company would be used if necessary.
UNANIMOUS CONSENT was requested.
VOTE: There being no objection; SO ORDERED.
H. NEW BUSINESS - None.
I. REPORTS
1. Planning Director
Planning Director Buettner reported on the following:
• Ongoing code enforcement activities and noted staff would begin providing periodic
informational updates.
• Grant applications submitted for sidewalk and street lighting improvements along Lawton
Drive and Tinker Lane, fish passage improvements between Cemetery Park and North
Beach, and continued exploration of additional grant opportunities to advance projects
identified in City plans through funding partnerships, noting that a phased approach is being
considered for Old Town Park improvements to improve funding opportunities and project
success.
• Ongoing collaboration with local tribes and other partners on grant applications and project
development.
2. Commission Chair
Chair Keaton reported on the following:
• Thanked the Commissioners and citizens for attending meetings.
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 24, 2026
L. COMMISSION COMMENTS AND QUESTIONS
Commissioner Earsley supported the Safe Streets for All grant application.
Commissioner Krause thanked staff for putting the meeting notice on social media, noting she saw it
shared online.
Commissioner Douthit suggested discussing potential amendments to the short-term rental regulations,
including options to streamline the approval process, at a future work session.
M. PENDING ITEMS - None.
N. ADJOURNMENT
O. INFORMATIONAL ITEMS - None.
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Planning & Zoning Commission Page 4 of 4
June 10, 2026
There being no further business before the Planning & Zoning Commission, the meeting was adjourned
at 7:44 p.m.
I certify the above represents accurate minutes of the Kenai Planning & Zoning Commission meeting of
June 10, 2026.
___________________________________
Logan Parks, Deputy City Clerk
Page 6
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2026-19
A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR THE DEVELOPMENT AND
USE OF ZERO LOT LINE TOWNHOUSES AND A SIX-FAMILY DWELLING IN THE RURAL
RESIDENTIAL ZONING DISTRICT.
PROPERTY OWNER: Gregory Enders
APPLICANT: Carter R. Callahan
PROPERTY ADDRESS: 307 Highbush Lane & 309 Highbush Lane
LEGAL DESCRIPTION: Lots 1 & 2, Enders Subdivision
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04521062 & 04521063
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on May 26, 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 June 24, 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.
Staff finds that the proposed use is consistent with the purpose of this chapter and
the intent of the zoning district. The proposed site plan will have the property
surrounded by a privacy fence and landscaping that preserves the areas rural
Page 7
Resolution No. PZ2026-19
Page 2 of 5
character and would not change or harm the residential nature of the area.
Highbush Lane is a paved City maintained road that is directly accessed by the
Kenai Spur Highway, a main corridor in the community providing adequate travel
in and out of the neighborhood to limit the generation of increased traffic from a
multi-dwelling lot in a residential area. Using commonly used traffic generation
methods developed by the Institute of Transportation Engineers (ITE) Trip
Generation Manual, the expected increase would be 120 trips per day, or
approximately five additional vehicles an hour.
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 lots currently are vacant, raw land. The approval of this conditional use
permit will provide essential housing for current and future Kenai residents as well as
promote development within the City. New development will build equity on a what is
currently an empty lot, thereby positively impacting values of the neighborhood. Staff finds
that the proposed use of townhouses would not negatively impact economic nor
noneconomic value of adjoining properties or 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 (SR) land use classification. The SR Land Use
Classification is defined in the Comprehensive Plan as:
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 that 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 lots are a mixture of undeveloped land and residential dwellings. The
proposed development is consistent with current use and intended use of the area.
Townhouses provide for multi-family units that will develop the area at a higher density
and will be serviced by City water and City sewer. Both lots are accessible by Highbush
Lane, a paved City maintained road allowing for adequate, safe, travel to both lots.
As stated by the applicant, the proposed development and use of Townhouses will provide
economic development and support the fiscal health of the community by bringing housing
for new families along with their taxes and utility payments, as well as support growth and
development in the area. The proposed use is consistent with the following goals in the
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 2 – Economic Development is to provide economic development to support the
fiscal health of Kenai.
Objective ED-1
Establish siting and design standards so that development is in harmony and scale
with surrounding uses.
Page 8
Resolution No. PZ2026-19
Page 3 of 5
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.
Objective LU-2
Promote the infill of existing, improved subdivision lots.
Objective LU-10
Encourage creative subdivision design for residential areas.
4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed
use;
Findings: Both lots will be serviced by City water and City sewer that is adequate to
serve the proposed use. Trash services are available in the area and the lots are
serviced by Highbush Lane a paved and 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 submitted plans show adequate parking on site, each unit has an attached
garage and there will be additional parking spaces on-site to service for safe, off-street
parking. The development will be closely monitored by the City Building Official to
ensure that the property is constructed to required Code and Safety Standards ensuring
safe housing for future tenants. Staff finds that the proposed use will not be harmful to
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: Both Townhouses and Zero Lot Line Developments are subject to the following
standards per KMC 14.20.160 and 14.20.161, respectively:
1. The development conforms to the adopted comprehensive plan
a. See Finding 1 of this report.
2. Public services and facilities are adequate to serve the townhouse/zero lot line
development
a. See Finding 4 of this report.
3. Health, safety, and welfare will not be jeopardized as a result of the proposed
development
a. See Finding 5 of this report
4. Standards for townhouse/zero lot line development are satisfied in their
respective section
a. The proposed development has met the applicable processing conditions
specified in the conditional use permit section (see above findings).
Page 9
Resolution No. PZ2026-19
Page 4 of 5
b. A detailed development plan was submitted and drawn to scale.
c. No more than six contiguous townhouses are being built in a row (4 total
per building).
d. Each building is greater than 15’ away from other buildings.
e. Lot width per townhouse exceeds 24’.
f. The lot area for each townhouse exceeds 2000 square feet
i. Lot coverage meets the requirements of KMC 14.24
g. Garages are included with each unit.
h. The developer conforms to the Uniform Common Interest Ownership Act
in Alaska Statute 34.08.
i. Areas not devoted to development are covered with natural or
ornamental vegetative materials including grass, trees, and shrubs.
5. Any and all specific conditions deemed necessary by the Commission to fulfill
the above-mentioned conditions shall be met by the applicant.
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 for the development and use of zero lot line
townhouses and a six-family dwelling on the properties described as Lots 1 & 2,
Enders Subdivision.
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.
3. If there is an expansion or change of use for the above described property, a new
Conditional Use Permit must be obtained, as stated in KMC 14.20.150(l)(5).
4. The applicant will have a routine fire inspection performed every 2 (two) years.
5. Pursuant to 14.20.160 all areas not devoted to buildings, drives, walks, parking areas or
other authorized installations will be covered with lawn, grass, natural or ornamental
shrubbery or trees, or other suitable materials approved by the Commission.
6. Property owner and tenants will maintain the premises free from significant accumulations
of junk, garbage, or litter. Adequate trash containment will be acquired either by the
property owner or tenant; If individual garbage containers are utilized, they must be
labeled with the apartment they belong to.
Page 10
Resolution No. PZ2026-19
Page 5 of 5
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 24TH DAY OF JUNE, 2026
Jeanne Keaton, Chair
ATTEST:
______________________________________
Logan Parks, Deputy City Clerk
Page 11
STAFF REPORT
PLANNING & ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Kevin Buettner, Planning Director
THROUGH: Jessica See, Planning Technician
DATE: June 5, 2026
SUBJECT: Resolution PZ2026-19 – Conditional Use Permit – Zero Lot Line
Townhouses & Six-Family Dwelling
Request The applicant is requesting a Conditional Use Permit for the
development and use of zero lot line townhouses and a six-family
dwelling in a Rural Residential (RR) Zone.
Staff
Recommendation
Adopt Resolution PZ2026-19 approving a Conditional Use Permit for
the development zero lot line townhouses.
Property Owner: Gregory Enders
Petitioner: Carter R. Callahan
Legal Description: Lots 1 & 2, Enders Subdivision
Property Address: 307 Highbush Lane & 309 Highbush Lane
KPB Parcel No.: 04521063 & 04521062
Lot Size: 0.76-acres & 0.76-acres
Zoning: Rural Residential (RR)
Current Use: Vacant
Land Use Plan: Suburban Residential (RS)
Page 12
Resolution No. PZ2026-19
Conditional Use Permit
Zero Lot Line Townhouses Page 2 of 5
SUMMARY
The applicant is requesting to develop zero lot line townhomes with a total of six (6) livable units
on each lot. Pursuant to the Land Use Table in KMC 14.22.010 a Conditional Use Permit (CUP)
is required to develop and operate townhouses and a six-family dwelling in a RR 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.
Staff finds that the proposed use is consistent with the purpose of this chapter and the intent
of the zoning district. The proposed site plan will have the property surrounded by a privacy
fence and landscaping that preserves the areas rural character and would not change or harm
the residential nature of the area. Highbush Lane is a paved City maintained road that is
directly accessed by the Kenai Spur Highway, a main corridor in the community providing
adequate travel in and out of the neighborhood to limit the generation of increased traffic from
a multi-dwelling lot in a residential area. Using commonly used traffic generation methods
developed by the Institute of Transportation Engineers (ITE) Trip Generation Manual, the
expected increase would be 120 trips per day, or approximately five additional vehicles an
hour.
Criteria 2: The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired.
Findings: The lots currently are vacant, raw land. The approval of this conditional use permit
will provide essential housing for current and future Kenai residents as well as promote
development within the City. New development will build equity on a what is currently an empty
lot, thereby positively impacting values of the neighborhood. Staff finds that the proposed use
of townhouses would not negatively impact economic nor noneconomic value of adjoining
properties or neighborhood.
Page 13
Resolution No. PZ2026-19
Conditional Use Permit
Zero Lot Line Townhouses Page 3 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 Suburban Residential (SR) land use classification. The SR Land Use
Classification is defined in the Comprehensive Plan as:
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 that 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 lots are a mixture of undeveloped land and residential dwellings. The
proposed development is consistent with current use and intended use of the area.
Townhouses provide for multi-family units that will develop the area at a higher density
and will be serviced by City water and City sewer. Both lots are accessible by Highbush
Lane, a paved City maintained road allowing for adequate, safe, travel to both lots.
As stated by the applicant, the proposed development and use of Townhouses will provide
economic development and support the fiscal health of the community by bringing housing
for new families along with their taxes and utility payments, as well as support growth and
development in the area. The proposed use is consistent with the following goals in the
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 2 – Economic Development: provide economic development to support the fiscal
health of Kenai.
Objective ED-1
Promote projects that create workforce development opportunities.
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-10
Encourage creative subdivision design for residential areas.
Page 14
Resolution No. PZ2026-19
Conditional Use Permit
Zero Lot Line Townhouses Page 4 of 5
Criteria 4: Public services and facilities are adequate to serve the proposed use.
Findings: Both lots will be serviced by City water and City sewer that is adequate to serve
the proposed use. Trash services are available in the area and the lots are serviced by
Highbush Lane a paved and City maintained road.
Criteria 5: The proposed use will not be harmful to the public safety, health or welfare.
Findings: The submitted plans show adequate parking on site, each unit has an attached
garage and there will be additional parking spaces on-site to service for safe, off-street
parking. The development will be closely monitored by the City Building Official to ensure that
the property is constructed to required Code and Safety Standards ensuring safe housing for
future tenants. Staff finds that the proposed use will not be harmful to public safety, health, or
welfare.
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: Both Townhouses and Zero Lot Line Developments are subject to the following
standards per KMC 14.20.160 and 14.20.161, respectively:
1. The development conforms to the adopted comprehensive plan
a. See Finding 1 of this report.
2. Public services and facilities are adequate to serve the townhouse/zero lot line
development
a. See Finding 4 of this report.
3. Health, safety, and welfare will not be jeopardized as a result of the proposed
development
a. See Finding 5 of this report
4. Standards for townhouse/zero lot line development are satisfied in their
respective section
a. The proposed development has met the applicable processing conditions
specified in the conditional use permit section (see above findings).
b. A detailed development plan was submitted and drawn to scale.
c. No more than six contiguous townhouses are being built in a row (4 total
per building).
d. Each building is greater than 15’ away from other buildings.
e. Lot width per townhouse exceeds 24’.
f. The lot area for each townhouse exceeds 2000 square feet
i. Lot coverage meets the requirements of KMC 14.24
g. Garages are included with each unit.
h. The developer conforms to the Uniform Common Interest Ownership Act
in Alaska Statute 34.08.
i. Areas not devoted to development are covered with natural or
ornamental vegetative materials including grass, trees, and shrubs.
5. Any and all specific conditions deemed necessary by the Commission to fulfill
the above-mentioned conditions shall be met by the applicant.
Page 15
Resolution No. PZ2026-19
Conditional Use Permit
Zero Lot Line Townhouses Page 5 of 5
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.
One public comment has been received at the time of this report and is included in this packet.
STAFF RECOMMENDATION
Staff finds that the proposed Conditional Use Permit for the use and development of zero lot line
townhouses and a six-family dwelling on the properties described as Lots 1 & 2, Enders
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 PZ2026-19 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.
3. If there is an expansion or change of use for the above described property, a new
Conditional Use Permit must be obtained, as stated in KMC 14.20.150(l)(5).
4. The applicant will have a routine fire inspection performed every 2 (two) years.
5. Pursuant to 14.20.160 all areas not devoted to buildings, drives, walks, parking areas or
other authorized installations will be covered with lawn, grass, natural or ornamental
shrubbery or trees, or other suitable materials approved by the Commission.
6. Property owner and tenants will maintain the premises free from significant accumulations
of junk, garbage, or litter. Adequate trash containment will be acquired either by the
property owner or tenant; If individual garbage containers are utilized, they must be
labeled with the apartment they belong to.
ATTACHMENTS
Aerial Map
Application
Plat
Site Plan
Floor Plan
Public Comment
Page 16
Aerial Map - 307/309 Highbush
Legend
Transportation
Mileposts
Roads
Legal Trail
Private Road
Proposed
State Highway
Town Low/Seasonal
Town Major
Collector
Town Medium
Volume-Maintained
Town Medium
Volume-
Unmaintained
Parcels and PLSS
Tax Parcels
0 300 600
ft
NOTE: Every reasonable effort has been made to ensure the accuracy of these data. However, by accepting this material, you agree that the Kenai Peninsula Borough assumes no liability of any kind arising from the use of this data. The
data are provided without warranty of any kind, either expressed or implied, including but not limited to time, money or goodwill arising from the use, operation or modification of the data. In using these data, you further agree to
indemnify, defend, and hold harmless Kenai Peninsula Borough for any and all liability of any nature arising from the lack of accuracy or correctness of the data, or use of the data.
6/18/2026 2:03:31 PM
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ARCHITECTURALA1
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KENAI, ALASKA
907.201.0931
draftalaska@gmail.com
Kenai, Alaska 99611
4520 Kenaitze Court
THE DRAWINGS, ARRANGEMENTS,
ANNOTATIONS AND GRAPHICAL
PRESENTATIONS ON THIS
DOCUMENT ARE THE PROPERTY
OF DRAFT ALASKA WHO RETAINS
OWNERSHIP OF THIS DOCUMENT
IN IT'S ENTIRETY.
AUTHORIZED USE OF THIS
DRAWING IS GRANTED SOLEY
FOR THE PURPOSE OF THIS
SPECIFIC PROJECT AND
LOCATION, AND NOT FOR
CONSTRUCTION OF USE FOR ANY
OTHER PROJECT.
TOWNHOMES Kimber Graham
Randy Callahan
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KENAI, ALASKA
TOWNHOMES
Randy Callahan
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KENAI, ALASKA
TOWNHOMES
Randy Callahan
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Caution: This is an external email and has a suspicious subject or content. Please take
care when clicking links or opening attachments. When in doubt, contact your IT
Department
To:Planning Department
Subject:Opposition to Conditional Use Permit – 307 & 309 Highbush Lane (Parcel IDs 04521063 & 04521062)
Date:Wednesday, June 17, 2026 6:24:26 PM
To whom it may concern,
My name is Scott Stanford, and I am writing in strong opposition to the proposed
Conditional Use Permit for zero lot line townhouses at 307 & 309 Highbush Lane
(Parcel IDs 04521063 & 04521062). I am an adjoining property owner to 309
Highbush Lane and would be directly impacted by this development. The
surrounding area consists exclusively of single-family homes on 0.5-acre or larger
parcels, with several exceeding one acre, and has maintained a consistent low-
density residential character for the 13 years I have lived here. Each subject parcel is
approximately 0.76 acres and backs up to a swamp meaning a portion of the land is
otherwise unusable, making the proposed density and housing type incompatible
with the site and surrounding neighborhood. Highbush Lane is a dead-end road
designed for minimal local traffic, and additional dwelling units would increase
traffic, noise, and safety concerns beyond what the road currently supports. This
proposal is inconsistent with the intent of the Rural Residential Zoning District,
which is meant to preserve low-density development patterns, and approval would
set a precedent for further incompatible higher-density requests that would
gradually erode the established character of the neighborhood. For these reasons, I
respectfully request denial of the Conditional Use Permit.
Thank you,
Scott Stanford
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Page 24
MEMORANDUM
TO: Chair Keaton and Planning & Zoning Commission Members
FROM: Kevin Buettner, Planning Director
THROUGH: Jessica See, Planning Technician
DATE: June 17, 2026
SUBJECT: Discussion/Approval – Establishing Work Session Schedule for Fall 2026
The meeting calendar for the Planning & Zoning Commission includes the following future
dates through December 2026:
• July 15, 2026
• July 29, 2026 (may cancel if no business)
• August 12, 2026
• August 26, 2026
• September 9, 2026
• September 23, 2026
• October 14, 2026
• October 28, 2026
• November 17, 2026
• December 9, 2026
• December 23, 2026 (may cancel due to proximity to holiday)
The items up for discussion are:
• Conditional Use Permits
o Continuation of process started in Fall 2025
• Tent Camping
o At the request of a P&Z Commissioner
These discussions will necessitate work sessions and/or public hearings to complete these
tasks.
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Page 26
Kenai City Council - Regular Meeting Page 1 of 3
June 17, 2026
Kenai City Council - Regular Meeting
June 17, 2026 ꟷ 6:00 PM
Kenai City Council Chambers
210 Fidalgo Avenue, Kenai, Alaska
www.kenai.city
**Telephonic/Virtual Information on Page 3**
Ac tion Agenda
A. CALL TO ORDER
1. Pledge of Allegiance
2. Roll Call
3. Approval of the Agenda and Consent Agenda (Public comments on Consent Agenda Items
limited to three (3) minutes per speaker; thirty (30) minutes aggregated)
*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 council member 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. SCHEDULED ADMINISTRATIVE REPORTS
C. SCHEDULED PUBLIC COMMENTS (Public comments limited to ten (10) minutes per speaker;
twenty (20) minutes aggregated)
1. Alaska Wastewater Monitoring for Infectious Disease Program, Clayton Weingartner, MPA
HAI/AR Program Manager for the Alaska Department of Health, Division of Public Health /
Section of Epidemiology.
2. 2026 March for Meals Event, Jerry Nassen, Vice President for Kenai Senior Connection, Inc.
D. UNSCHEDULED PUBLIC COMMENTS (Public comments limited to three (3) minutes per speaker;
thirty (30) minutes aggregated)
E. PUBLIC HEARINGS
1. ENACTED WITHOUT OBJECTION Ordinance No. 3528-2026 - Accepting and Appropriating
$42,867.04 in asset Forfeiture Sharing Funds for the Purchase of Law Enforcement Equipment
into the General Fund, Police Department. (Administration)
2. ENACTED WITHOUT OBJECTION Ordinance No. 3529-2026 - Increasing Estimated
Revenues and Appropriations in the General Fund - City Manager for Leave Cash-Out, Finance
Information Technology Salaries and Benefits, and Public Works Administration Salaries and
Benefits in Excess of Budgeted Amounts. (Administration)
3. ENACTED WITHOUT OBJECTION Ordinance No. 3530-2026 - Accepting and Appropriating
a Grant Awarded to the Kenai Senior Center from the Kenai Peninsula Foundation, Inc. and the
Alaska Community Foundation, Inc., Through the Elmer and Ruth Schwantes Fund for the
Purchase of Meals on Wheels Delivery Bags. (Administration)
Page 27
Kenai City Council - Regular Meeting Page 2 of 3
June 17, 2026
4. ADOPTED WITHOUT OBJECTION Resolution No. 2026-47 - Authorizing Binding of the City’s
Property, Liability, Workers’ Compensation, Airport and Other Ancillary Insurance Policies with
the Alaska Public Risk Alliance for July 1, 2026 Through June 30, 2027. (Administration)
5. ADOPTED WITHOUT OBJECTION Resolution No. 2026-48 - Authorizing an Agreement with
the Boys and Girls Club of the Kenai Peninsula for the Operation of the Teen Center Located
in the Kenai Recreation Center. (Administration)
6. ADOPTED WITHOUT OBJECTION Resolution No. 2026-49 - Amending the City of Kenai
Land Management Plan to Change the Land Management Designation of Tract E, Boat Ramp
Subdivision From "Retain" to "Mixed – Retain/Dispose. (Administration)
7. ADOPTED WITHOUT OBJECTION Resolution No. 2026-50 - Authorizing a Contract Award
and Corresponding Purchase Order to Vector Airports Systems for Aircraft Operating Fee Billing
and Collection Services. (Administration)
F. MINUTES
1. *Regular Meeting of June 3, 2026. (City Clerk)
G. UNFINISHED BUSINESS
H. NEW BUSINESS
1. *Action/Approval - Bills to be Ratified. (Administration)
2. *Action/Approval - Special Use Permit to Empire Airlines, Inc. for Use of Apron Space at Kenai
Municipal Airport for Aircraft Parking (Administration)
3. *Action/Approval - Special Use Permit to Everts Air Fuel, Inc. for Use of Apron Space at Kenai
Municipal Airport for Aircraft Parking and Loading (Administration)
4. *Action/Approval - Special Use Permit to State of Alaska, Department of Natural Resources,
Division of Forestry and Fire Protection for Use of Apron Space at Kenai Municipal Airport for
Aircraft Parking and Loading. (Administration)
5. *Action/Approval - Special Use Permit to United Parcel Service Co., Inc. for Apron Space at
Kenai Municipal Airport for Aircraft Parking and Loading. (Administration)
6. *Action/Approval - Second Amendment to the Agreement with Tyler Distributing Company,
Inc. for ATM Services at the Kenai Municipal Airport Terminal. (Administration)
7. *Action/Approval - Memorandum of Agreement with the Alaska Department of Health for
Participation in the Wastewater Monitoring Program. (Administration)
8. *Ordinance No. 3531-2026 - Increasing Estimated Revenues and Appropriations in the Kenai
Recreation Center Improvements Capital Project Fund and Accepting a Grant from the Energy
Efficiency and Conservation Block Grant Program to Replace Lighting in the Kenai Recreation
Center. (Administration)
9. *Ordinance No. 3532-2026 - Determining that the Proposed Subdivision of Dena'ina Point
Estates Serves Other City Purposes, Authorizing the City to Share in Subdivision Costs, and
Increasing Estimated Revenues and Appropriations in the General Fund - Lands Administration
in the Amount of $54,219. (Administration)
Page 28
Kenai City Council - Regular Meeting Page 3 of 3
June 17, 2026
I. COMMISSION REPORTS
1. Council on Aging Commission
2. Airport Commission
3. Parks and Recreation Commission
4. Planning and Zoning Commission
5. Beautification Commission
J. REPORT OF THE MAYOR
K. ADMINISTRATION REPORTS
1. City Manager
2. City Attorney
3. City Clerk
Marijuana License Renewal Annual Report
L. ADDITIONAL PUBLIC COMMENTS
1. Citizens Comments (Public comments limited to five (5) minutes per speaker)
2. Council Comments
M. EXECUTIVE SESSION
N. PENDING ITEMS
O. ADJOURNMENT
P. INFORMATION ITEMS
The agenda and supporting documents are posted on the City’s website at www.kenai.city. Copies of
resolutions and ordinances are available at the City Clerk’s Office or outside the Council Chamber prior
to the meeting. For additional information, please contact the City Clerk at 907-283-8231.
Registration is required to join the meeting remotely through Zoom. Please use the following link to
register:
https://us02web.zoom.us/meeting/register/ikqCvDm8QqmrXbzPojhXfA
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