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HomeMy WebLinkAbout2026-08-26 Planning & Zoning MinutesKENAI PLANNING & ZONING COMMISSION — REGULAR MEETING AUGUST 26, 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 August 26, 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 Gwen Woodard Marty Askin Stacie Krause Diane Fikes A quorum was present. Absent: Sonja Earsley Also in attendance were: Kevin Buettner, Planning Director Victoria Askin, 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 G.3 Public Comment Add to item GA Public Comment Add to item G.7 Public Comment MOTION: Vice Chair Douthit MOVED to approve the agenda and consent agenda with the requested revisions. Commissioner Woodard 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. Planning & Zoning Commission Page 1 of 8 August 26, 2026 B. APPROVAL OF MINUTES 1. *Regular Meeting of August 12, 2026. C. SCHEDULED PUBLIC COMMENTS - None. D. UNSCHEDULED PUBLIC COMMENTS - None. E. CONSIDERATION OF PLATS - None. F. PUBLIC HEARINGS - None. G. UNFINISHED BUSINESS 1. Resolution PZ2026-20 - Recommending Approval of a Rezone of Parcels 04923002, 04923003, and 04923004, with the Physical Addresses of 5940 & 5968 Kenai Spur Highway and 220 N. Fern Street, From Limited Commercial to Rural Residential. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-20. Commissioner Woodard SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-20; and noted that the applicant had withdrawn the request to rezone. Chair Keaton opened the floor for public comments. There being no one wishing to be heard, the public comment period was closed. MOTION: Vice Chair Douthit MOVED to postpone Resolution PZ2026-20 indefinitely. Commissioner Woodard SECONDED the motion. UNANIMOUS CONSENT was requested on the motion to postpone indefinitely. VOTE: There being no objection; SO ORDERED. 2. Resolution PZ2026-21 - Granting a Conditional Use Permit for the Operation of a Six (6) Space Recreational Vehicle Park on parcel 04331037. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-21. Commissioner Askin SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-21. Chair Keaton opened the floor for public comments. There being no one wishing to be heard, the public comment period was closed. Clarification was provided that the written comment in support submitted by a neighboring property owner was omitted from the packet in error; the landscaping and screening requirements for the property; and no on -site recreation vehicle wastewater disposal was proposed or permitted. There was discussion regarding the nature of the existing use; the length of time operating with the existing use; the absence of known complaints or oppositions; and the Lodge's involvement in the community. UNANIMOUS CONSENT was requested. VOTE: There being no objection; SO ORDERED. Planning & Zoning Commission Page 2 of 8 August 26, 2026 Chair Keaton noted the 15-day appeal period. 3. Resolution PZ2026-22 - Granting a Conditional Use Permit for Surface Extraction of Natural Resources on KPB Parcel 04901069. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-22. Commissioner Woodard SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-22. Chair Keaton opened the floor for public comments. Curt Wilcox, neighboring property owner, spoke in opposition to the Resolution, noting concerns regarding compliance with the existing Conditional Use Permit and City requirements; excavation within buffer areas and below the water table; noise mitigation; potential impacts to adjacent property and water resources, including an anadromous stream originating on his property; and he requested continued compliance with the requirements of the existing Conditional Use Permit. Clarification was provided regarding City Code requirements governing excavation below the water table. Nick Staller, Area Manager for Quality Asphalt Paving (QAP), spoke in support of the Resolution, outlining the proposed operations; site access and hours of operation; excavation below the water table and site reclamation; truck traffic and school bus activity; the use of white -noise backup alarms, and the anticipated excavation depths. Gina DeBardelaben, Civil Engineer with McLane Consulting, spoke in support of the Resolution, outlining the firm's involvement with the permit application, prior site investigations; excavation below the water table; potential ground water impacts; proposed buffer areas; and operating hours, including potential nighttime operations. There being no one else wishing to be heard, the public comment period was closed. MOTION TO AMEND: Vice Chair Douthit MOVED to amend Resolution PZ2026-22 as follows: Section 2, insert a new 811 condition to read, "The permittee must install multi -frequency (white noise) back-up alarms on all equipment and vehicles that have existing state or federal back-up alarm requirements." Commissioner Askin SECONDED the motion. VOTE ON MOTION TO AMEND: YEA: Woodard, Keaton, Douthit, Fikes, Krause, Askin NAY: None ABSENT: Earsley MOTION TO AMEND PASSED. There was discussion regarding proposed limitations on nighttime operations and establishing standard operating hours of 7:00 a.m. to 7:00 p.m. Clarification was provided regarding the process for approving nighttime operations, notice requirements for permit modifications, applicability of the proposed restrictions to Lot 2, and potential impacts to project scheduling. MOTION TO AMEND: Commissioner Fikes MOVED to amend PZ2026-22 as follows: Planning & Zoning Commission Page 3 of 8 August 26, 2026 Section 2, condition 4 to read, "The applicant will limit noise disturbance and not use compression release brakes (Jake brakes). Applicant will adhere to proposed hours of operation, 7AM to 7PM, with the allowance of outside hours being utilized [ON AN AS -NEEDED, PROJECT SPECIFIC BASIS AND NOT ONGOING] no greater than seven consecutive days without notification to City Administration." Vice Chair Douthit SECONDED the motion. VOTE ON MOTION TO AMEND: YEA: Keaton, Askin, Douthit, Fikes, Krause, Woodard NAY: None ABSENT: Earsley MOTION TO AMEND PASSED. VOTE ON MAIN MOTION AS AMENDED: YEA: Douthit, Keaton, Askin, Krause, Fikes, Woodard NAY: None ABSENT: Earsley MOTION PASSED AS AMENDED. 4. Resolution PZ2026-23 - Granting a Conditional Use Permit for Surface Extraction of Natural Resources on KPB Parcel 04901070. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-23. Commissioner Askin SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-23. Chair Keaton opened the floor for public comments. Curt Wilcox, neighboring property owner spoke in opposition to the Resolution, noting his previous testimony on Resolution PZ2026-22 also applied to this Resolution; and clarified the intent of his request for white -noise backup alarms was for application to all QAP operations and parcels in the Beaver Loop area. Nick Staller, Area Manger for Quality Asphalt Paving (QAP), spoke in support of the Resolution clarifying the proposed gravel extraction would support the company's projects. Gina DeBardelaben, Civil Engineer at McLane Consulting provided clarification regarding the material report and associated graphics; test hole data; material composition and depths; sieve analysis; suitability of materials for construction use; and stated that testing was performed at the City's request as part of the evaluation of property marketability. There being no one else wishing to be heard, the public comment period was closed. MOTION TO AMEND: Vice Chair Douthit MOVED to amend Resolution PZ2026-23 as follows: Section 2, insert a new 8tn condition to read, "The permittee must install multi -frequency (white noise) back-up alarms on all equipment and vehicles that have existing state or federal back-up alarm requirements." Section 2, condition 4 to read, "The applicant will limit noise disturbance and not use compression release brakes (Jake brakes). Applicant will adhere to proposed hours of operation, 7AM to 7PM, with the allowance of outside hours being utilized [ON AN AS -NEEDED, PROJECT SPECIFIC BASIS AND NOT ONGOING] no greater than seven consecutive days without notification to City Administration." Planning & Zoning Commission Page 4 of 8 August 26, 2026 Commissioner Askin SECONDED the motion. VOTE ON MOTION TO AMEND: YEA: Askin, Douthit, Fikes, Krause, Woodard, Keaton NAY: None ABSENT: Earsley MOTION TO AMEND PASSED. VOTE ON MAIN MOTION AS AMENDED: YEA: Krause, Fikes, Woodard, Douthit, Keaton, Askin NAY: None ABSENT: Earsley MOTION PASSED AS AMENDED. 5. Resolution PZ2026-24 - Granting a Variance Permit for Surface Extraction of Natural Resources on KPB Parcel 04901069 within the Setback. MOTION: Commissioner Krause MOVED to approve Resolution PZ2026-24. Commissioner Woodard SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-24. Chair Keaton opened the floor for public comments. Curt Wilcox, neighboring property owner spoke in opposition to the Resolution, stating his previous testimony provided on Resolutions PZ2026-22 and PZ2026-23 also applied to this Resolution. Nick Staller, Area Manager for Quality Asphalt Paving, spoke in support of the Resolution noting the reduced setback would allow for greater gravel extraction from the property. Staff provided clarification regarding setback requirements, utility easements, shared line between adjoining material sites and site access. There was discussion regarding the surrounding land uses and the appropriateness of the reduced setbacks given the location of the property. There being no one else wishing to be heard, the public comment period was closed. VOTE: YEA: Keaton, Askin, Krause, Fikes, Woodard, Douthit NAY: None ABSENT: Earsley MOTION PASSED AS AMENDED. 6. Resolution PZ2026-25 - Granting a Variance Permit for Surface Extraction of Natural Resources on KPB Parcel 04901070 within the Setback. MOTION: Commissioner Douthit MOVED to approve Resolution PZ2026-25. Commissioner Woodard SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-25. Chair Keaton opened the floor for public comments Planning & Zoning Commission Page 5 of 8 August 26, 2026 Nick Staller, Area Manager for Quality Asphalt Paving spoke in support of the Resolution, noting the surrounding properties and the intent to maximize available material resources. Gina DeBardelaben, Civil Engineer at McLane Consulting provided clarification regarding adjacent property ownership, the size and use of an adjoining access area, and the status as an access point rather than a dedicated roadway. There was discussion regarding the reduced setbacks in relation to surrounding land uses and the limited potential impacts on residential developments. Curt Wilcox, neighboring property owner, noted concerns with use of his property for access; the proposed setback; and maintaining future access to the property. Staff provided clarification regarding the right-of-way, property boundaries, and the distance between the proposed excavation setback and potential future roadway. There being no one else wishing to be heard, the public comment period was closed. VOTE: YEA: Krause, Fikes, NAY: None ABSENT: Earsley MOTION PASSED. Woodard, Douthit, Keaton, Askin 7. Resolution PZ2026-26 - Granting a Variance Permit for Surface Extraction of Natural Resources on KPB Parcel 04911029 within the Setback. MOTION: Vice Chair Douthit MOVED to approve Resolution PZ2026-26. Commissioner Askin SECONDED the motion. Planning Director Buettner read the staff report as included in the packet and attached to Resolution PZ2026-26. Chair Keaton opened the floor for public comments. Curt Wilcox, neighboring property owner noted concerns regarding the proposed setback; potential groundwater contamination; excavation within an area identified as containing peat; and questioned if baseline and ongoing water quality testing should be conducted for nearby properties. Nick Staller, Area Manager for Quality Asphalt Paving, spoke in support of the Resolution clarifying that the setback would be maintained along Beaver Loop with a reduced 50-foot setback proposed along the boundary adjacent to the Kenai Peninsula Borough property to accommodate potential material extraction. Gina DeBardelaben, Civil Engineer at McLane Consulting provided clarification regarding the 50-foot setback; the borough property setback requirements; material testing; and the quality of gravel available withing the proposed reduced setback area. There was discussion regarding the proposed setback; future public access; the required 150-foot setback from nearby residence; and clarification was provided that the section line easement would remain unaffected as the variance applied only to the identified setback area. Staff clarified that the variance did not modify the existing Conditional Use Permit; stated contact would be made with the property owner and an on -site inspection to address compliance with existing noise - mitigation requirements would be performed; and provided an overview of the process for investigating potential Conditional Use Permit violations and complaints. Planning & Zoning Commission Page 6 of 8 August 26, 2026 Mr. Wilcox, in response to Commission questions, presented an audio recording of the noise from existing operations. Mr. Staller indicated there would be discussions regarding the use of white -noise backup alarms on existing equipment with the company. In response to additional questions, Mr. Wilcox provided further testimony and presented a recording of There being no one else wishing to be heard, the public comment period was closed. VOTE: YEA: Fikes, Woodard, Douthit, Keaton, Askin, Krause NAY: None ABSENT: Earsley MOTION PASSED. H. NEW BUSINESS - None. I. REPORTS 1. Planning Director - No report. 2. Commission Chair Chair Keaton reported on the following: • Referenced the Kenai Peninsula Economic Development District Housing Assessment Report and emphasized the need for continued residential planning, including opportunities for middle housing and future residential growth. 3. Kenai Peninsula Borough Planning Commissioner Fikes reported on recent actions of the Kenai Peninsula Borough Planning Commission. 4. City Council Liaison Vice Mayor Askin reported on recent actions of the City Council. J. ADDITIONAL PUBLIC COMMENTS - None. K. NEXT MEETING ATTENDANCE NOTIFICATION 1. Next Meeting: September 9, 2026 L. COMMISSION COMMENTS AND QUESTIONS Commissioner Krause thanked the City Council for their support with the Kenai Central High School Pool. Vice Chair Douthit noted support for the Kenai Peninsula Borough's efforts to return vacant land to productive use and encourage residential development. Chair Keaton noted the importance of addressing housing availability and affordability throughout the community and Borough, with support noted for continued efforts to encourage housing development. M. PENDING ITEMS - None. N. ADJOURNMENT O. INFORMATIONAL ITEMS - None. Planning & Zoning Commission Page 7 of 8 August 26, 2026 There being no further business before the Planning & Zoning Commission, the meeting was adjourned at 10:00 p.m. I certify the above represents accurate minutes of the Kenai Planning & Zoning Commission meeting of Augus 6, 2026. Parks, [Deputy City Clerk Planning & Zoning Commission Page 8 of 8 August 26, 2026