HomeMy WebLinkAboutResolution No. PZ2026-21 I
KENAI
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2026-21
A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A SIX
(6) SPACE RECREATIONAL VEHICLE PARK.
APPLICANT: Kenai Elks Lodge#2425
PROPERTY ADDRESS: 205 Barnacle Way
LEGAL DESCRIPTION: Lot 1A, Block 3, Fidalgo Commercial Center Elks replat
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04331037
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on July 3, 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 July 29, 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 CMU land use classification is defined in KMC 14.20.125 as:
Established to provide a centrally located area in the City for general retail shopping,
personal and professional services, entertainment establishments, restaurants and
related businesses. The district is also intended to accommodate a mixture of residential
and commercial uses. The CMU Zone shall be designed to encourage pedestrian
movement throughout the area. Building and other structures within the district should be
compatible with one another and the surrounding area. ,
Staff finds that the proposed use is consistent with the purpose of this chapter and the
purposes and intent of the zoning district. A small RV park centrally located in town would
help promote tourism within the City. The lot is easily accessible by foot or vehicle traffic
and located near shops, downtown, and recreational activities making it an ideal spot for
travelers.
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 adjacent parcels in the neighborhood consist of a mixture of commercial
businesses, having a recreational vehicle park centrally located among them would be
Resolution No. PZ2026-21
Page 2 of 4
beneficial to both surrounding property owners and clients utilizing the park. Guests would
be conveniently located within walking distance of entertainment, dining, and local shops
increasing profits to local businesses. Staff finds that both the economic and noneconomic
value of adjacent properties would not be negatively impacted by the proposed business.
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 Institutional (ITL) land use classification. The ITL Land Use Classification
is defined in the Comprehensive Plan as:
Intended to provide an area in which government and tax-exempt institutions can offer
social and cultural amenities to the citizens of the community. The primary use is public,
non-profit, and quasi-public uses including government offices and facilities, schools,
churches, and other community-service oriented facilities.
The property is owned and operated by the Kenai Elks #2425, a non-profit organization.
The proposed use aligns with the goals set forth in the Comprehensive Plan by allowing
the opportunity for a non-profit entity to offer an affordable, necessary service that will
benefit a mixture of members of the Elks Lodge, visitors to the area, and local businesses.
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.
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 & facilities are adequate to serve the proposed use;
Findings: The lot is currently serviced by City water and sewer. The park has been
established on the lot for years and has functioned as such without any issues or
complaints. The lot is accessible by a paved City maintained road. Staff finds that the
public services and facilities that have been utilized over the years of operation to be
adequate to serve the proposed use.
Resolution No. PZ2026-21
Page 3 of 4
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 dumping is not allowed on site and all guests must
utilize an authorized dump area. Trash services are not provided on site, but applicants
are informed of the rules and regulations regarding containing and property disposing of
any and all trash during their stay. Staff does not find that the proposed use will be, or
has been, harmful in any way 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: Recreational vehicle parks are subject to the following standards per KMC
14.20.245:
Recreational vehicle parks are not to become a nuisance to surrounding properties.
Recreation vehicle parks shall control dust, shield lighting from other properties, prohibit
loud noises, and maintain a clean and orderly appearance free from refuse.
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 operation of a six (6) space
recreational vehicle park on the property described as Lot 1A, Block 3, Fidalgo
Commercial Center Elks Replat.
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(1)(5).
4. 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.
5. Property will maintain a clean and orderly appearance free from refuse.
6. Permit holder will submit a yearly report between October 1st and December 31st to the
Planning & Zoning Department that includes a summary of the on-site activity.
Resolution No. PZ2026-21
Page 4 of 4
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,ALASKA,
THIS 26T" DAY OF AUGUST, 2026
44-
Jean eaton, Chair
ATT
L gan Par s, D putt' City Clerk
00,
STAFF REPORT
PLANNING & ZONING DEPARTMENT
N41
TO: Planning and Zoning Commission
FROM: Kevin Buettner, Planning Director
THROUGH: Jessica See, Planning Technician
DATE: July 1, 2026
SUBJECT: Resolution PZ2026-21 —Conditional Use Permit—RV Park
Request The Applicant is Requesting a Conditional Use Permit to Operate a
Recreational Vehicle Park
Staff Adopt Resolution PZ2026-21 Approving a Conditional Use Permit for
Recommendation the Operation of a Recreational Vehicle Park.
Property Owner: Kenai Elks Lodge#2425
Legal Description: Lot 1A, Block 3, Fidalgo Commercial Center Elks Replat
Property Address: 205 Barnacle Way
KPB Parcel No.: 04331037
Lot Size: 1.06-Acre (Approximately 46,174 square feet)
Zoning: Central Mixed Use (CMU)
Current Use: Commercial
Land Use Plan: Institutional
The applicant is requesting to operate a 6-space recreational vehicle park with water and
electricity hookups on the existing 1.06-acre lot. Pursuant to the Land Use Table in KMC
14.22.010 a Conditional Use Permit (CUP) is required to operate a recreational vehicle park in
the Central Mixed Use 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 CMU Zone is established to provide a centrally located area in the City
for general retail shopping, personal and professional services, entertainment
establishments, restaurants and related businesses. The district is also intended to
accommodate a mixture of residential and commercial uses. The CMU Zone shall be
designed to encourage pedestrian movement throughout the area. Building and other
structures within the district should be compatible with one another and the
surrounding area.
Staff finds that the proposed use is consistent with the purpose of this chapter and the
purposes and intent of the zoning district. A small RV park centrally located in town would
help promote tourism within the City. The lot is easily accessible by foot or vehicle traffic and
located near shops, downtown, and recreational activities making it an ideal spot for travelers.
Criteria 2: The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired.
Finding: The adjacent parcels in the neighborhood consist of a mixture of commercial
businesses, having a recreational vehicle park centrally located among them would be
beneficial to both surrounding property owners and clients utilizing the park. Guests would be
conveniently located within walking distance of entertainment, dining, and local shops
increasing profits to local businesses. Staff finds that both the economic and noneconomic
value of adjacent properties would not be negatively impacted by the proposed business.
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 Institutional (ITL) land use classification. The ITL Land Use Classification is
defined in the Comprehensive Plan as:
Intended to provide an area in which government and tax-exempt institutions can offer
social and cultural amenities to the citizens of the community. The primary use is public,
non-profit, and quasi-public uses including government offices and facilities, schools,
churches, and other community-service oriented facilities.
The property is owned and operated by the Kenai Elks #2425, a non-profit organization.
The proposed use aligns with the goals set forth in the Comprehensive Plan by allowing
the opportunity for a non-profit entity to offer an affordable, necessary service that will
benefit a mixture of members of the Elks Lodge, visitors to the area, and local businesses.
Resolution No. PZ2026-21
Conditional Use Permit
Recreational Vehicle Park Page 2 of 4
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: Promote and encourage quality of life in Kenai.
Objective Q-4
Promote the siting and design of land uses that are in harmony and scale with
surrounding uses.
Objective Q-9
Encourage healthy lifestyles by providing opportunities and/or facilities for outdoor
activities.
Goal 2— Economic Development: 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— Develop land use strategies to implement a forward-looking approach to
community growth and development
Objective LU-2
Promote the infill of existing, improved subdivision lots
Criteria 4: Public services and facilities are adequate to serve the proposed use.
Findings: The lot is currently serviced by City water and sewer. The park has been
established on the lot for years and has functioned as such without any issues or complaints.
The lot is accessible by a paved City maintained road. Staff finds that the public services and
facilities that have been utilized over the years of operation to be adequate to serve the
proposed use.
Criteria 5: The proposed use will not be harmful to the public safety, health or welfare.
Findings: The applicant states that dumping is not allowed on site and all guests must utilize
an authorized dump area. Trash services are not provided on site, but applicants are informed
of the rules and regulations regarding containing and property disposing of any and all trash
during their stay. Staff does not find that the proposed use will be, or has been, harmful in any
way 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. Conditional Use Permits are subject to the following standards per KMC 14.20.245:
Recreational vehicle parks are not to become a nuisance to surrounding properties.
Recreation vehicle parks shall control dust, shield lighting from other properties, prohibit
loud noises, and maintain a clean and orderly appearance free from refuse.
Resolution No: PZ2026-21
Conditional Use Permit
Recreational Vehicle Park Page 3 of 4
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 of a 6-space recreational vehicle
park on the property described as Lot 1A, Block 3, Fidalgo Commercial Center Elks replat, 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 PZ2026-21 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(1)(5).
4. 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.
5. Property will maintain a clean and orderly appearance free from refuse.
6. Permit holder will submit a yearly report between October 1s' and December 31s' to the
Planning & Zoning Department that includes a summary of the on-site activity.
ATTACHMENTS
Aerial Map
Application
Site Plan
Resolution No. PZ2026-21
Conditional Use Permit
Recreational Vehicle Park Page 4 of 4