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HomeMy WebLinkAboutResolution No. PZ2026-29 CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2026-29 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR THE OPERATION OF A NON-COMMERCIAL RECREATIONAL VEHICLE PARK AND CAMPGROUND. APPLICANT: Nicole & David Smith PROPERTY ADDRESS: 1518 Tundra Rose LEGAL DESCRIPTION: Block 1, Lot 5, Wild Rose Subdivision KENAI PENINSULA BOROUGH PARCEL NUMBER: 04912038 WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150 was submitted to the City on August 28, 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 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 property has riverfront access and will be used only by the applicant and their family, in a temporary seasonal capacity, which is allowable by conditional use in this location. The applicant does not intend to use this property outside of their immediate and extended family and does not forecast large increases in traffic. Staff finds that the proposed use is not consistent with the purpose of this chapter and the purposes and intent of the zoning district due to a lack of similar development in the Resolution No. PZ2026-29 Page 2 of 4 surrounding area. The current development in the surrounding neighborhood is primarily single-family dwellings. The development of an RV park/campground would bring additional traffic into the neighborhood. The proposed use would therefore not be congruent with the residential character of the environment because it would be generating heavier volumes of traffic from the parcel comparatively when all RV or tent sites are used. Using the Institute of Traffic Engineering’s Trip Generation Manual, a single-family dwelling on average generates five round trips per day. This is based on a family of four where both adults are employed and two children are in school. Using this model and extrapolating this to each allowable site on the parcel (assuming five sites total), this would create 25 round trips per day from this parcel, which is more than double the number of trips generated along Tundra Rose Lane as currently developed (20/day). 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 neighborhoods within a quarter mile of this parcel are mixed between long- tern residents and short-term rentals. Some of the properties in the area cater to seasonal residents and guests, but those are generally located in single-family dwelling units. A number of parcels to the north consist of surface extraction pits, to the east is a City-owned park that is a popular fishing destination, and to the west are private residences. Access to Cunningham Park is not directly accessible from Tundra Rose Lane. Motorists must access the park from Beaver Loop Road, while pedestrians or bicyclists can use a multipurpose trail adjacent to Beaver Loop Road. A mobile home park is located about a half mile to the east and lodges exist along Angler Dr, over a mile to the east of the subject parcel, but predominantly the neighborhood is low density, single-family residential. Staff finds the economic and noneconomic value of adjoining property or neighborhood would not be significantly impaired by granting the Conditional Use Permit. Though the current development in the surrounding neighborhood is primarily single-family dwellings, the existing gravel pits already introduce a land use that could affect economic and noneconomic values. 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 Low Density Residential (LDR) land use classification. The LDR classification as stated 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 constructed to rural street standards, and sidewalks will not be typically included in the subdivision design. Rural Residential becomes LDR to avoid confusion with zoning category. In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, “Goals, Objectives, and Implementation”, a goal/objective is met from the proposed use. 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. Staff finds the proposed use is not in harmony with the Comprehensive Plan as the recreational vehicle park and campground will not be comparable to the current low- density single-family dwellings in the surrounding area. Cunningham Park, which is City Resolution No. PZ2026-29 Page 3 of 4 owned and maintained, is for day use only, with no overnight camping authorized. Introduction of a recreational vehicle park and campground is not aligned with the Low- Density Residential land use which calls for large lot, single-family residential development, which is the predominant use in the area. 4. KMC 14.20.150(d)(4) Public services & facilities are adequate to serve the proposed use; Findings: As stated by the applicant a plan has been established with Homer Electric to bring power to the lot. Recreational vehicles will be primarily used on the lot until water and septic can be installed. Recreational vehicles are self-sustaining with potable water and septic containment. Once the well and septic can be installed on site – small cabins may be erected on-site to be connected to those services to adequately address sanitation concerns. Any time tent camping may occur, a portable outhouse will be brought in for the timeframe that tents are present. Routine trash service will be secured any time the family is residing. Tundra Rose is accessed via the City-maintained Beaver Loop Road and there is a snow storage plan in place for the potential of winter use cabins down the road. Staff finds that the proposed sanitation plans will adequately serve the proposed use and have incorporated these plans into the conditions of the permit. 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 the conditional use will be solely for outdoor recreation. They will have clearly defined policies in place that will not permit any activities that would be harmful to public safety, health, or welfare. Recreational vehicles and any portable outhouse accommodations will be kept a safe distance from the river and will have routine septic pumping and maintenance during the duration of any use. Staff finds that the sanitation facilities outline in Criteria 4, combined with reasonable use of the land as a campground/RV park would 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: 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. The applicant states the intention to keep as much of the natural vegetation as possible that borders the lot to help minimize any noise and disruption during site development. Gravel will be brought on site to help eliminate dust and has submitted a list of rules and regulations that will be put in place to help maintain a respectful atmosphere among neighbors and themselves. Staff recommends submission of a detailed landscape/site plan to be submitted prior to any construction or land clearing to ensure all landscaping requirements are met and follow the Kenai Peninsula Borough Habitat Protection District standards for development near anadromous waterbodies. Resolution No. PZ2026-29 Page 4 of 4 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 non-commercial recreational vehicle park and campground on the property described as Lot 5, Block 1, Wild Rose 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. Applicable building permits will be obtained prior to the construction of any permanent structures erected on-site. 3. Upon request, the applicant or applicant’s representative shall meet with City staff for an on-site inspection. 4. 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). 5. Pursuant to 13.10.060(c) sanitary facilities will be provided by the property owner who allows camping on their property and will be adequate for the number of people camping and be within reasonable distance. KMC 13.10.060(d) states a recreational vehicle, motorhome, or camper, with adequate self-contained sanitary facilities will be considered to have adequate sanitary facilities. 6. Property will maintain a clean and orderly appearance free from refuse. 7. 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. 8. The property will be limited to a total of five sites for recreational vehicles and/or tent camping. 9. Approval of a detailed landscape/site plan must be obtained prior to any construction or land clearing. 10. To meet the definition of non-commercial, there shall be no paying guests. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, THIS 23RD DAY OF SEPTEMBER 2026 Jeanne Keaton, Chair ATTEST: ______________________________________ Logan Parks, Deputy City Clerk