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HomeMy WebLinkAboutResolution No. PZ2026-32 KENAI CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ2026-32 A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR A CABIN RENTAL OF A SINGLE-FAMILY DWELLING ON PARCEL 04326047 LOCATED AT 502 ASH AVENUE. APPLICANT: Stephanie Lenzini-LeBaron & Bryce LeBaron PROPERTY ADDRESS: 502 Ash Avenue LEGAL DESCRIPTION: Lot 1, Block G, Woodland Subdivision, Pt 1 KENAI PENINSULA BOROUGH PARCEL NUMBER: 04326047 WHEREAS a complete application meeting the requirements of Kenai Municipal Code 14.20.150 was submitted to the City on September 21, 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 October 14, 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 RS Zone is intended to provide for medium density residential development in areas which will be provided with common utility systems. The specific intent in establishing this zone is: 1. To separate residential structures to an extent which will allow for adequate light, air, and privacy. 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 violate the residential character of the neighborhood. As stated by the applicant, it will continue to function as a single-family dwelling used for habitation, just on a short-term basis. Traffic flow is not anticipated to be affected negatively as the rented household is expected to generate the same average daily traffic counts as an established tenant. Staff finds that the proposed use meets the intent of the RS zoning district as there is sufficient off-street parking, and conditions outlined in this Conditional Use Permit would place restrictions on noise levels during established "quiet hours". This property has also Resolution No. PZ2026-32 Page 2 of 4 been previously used as a daycare under a previous Conditional Use Permit that has since expired. Staff finds that the use as a cabin rental/short term rental would be less impactful in regards to traffic generation. 2. KMC 14.20.150(d)(2) The economic and noneconomic value of the adjoining property and neighborhood will not be significantly impaired; Findings: As stated by the applicant, operation of the home as a short-term rental allows a greater oversight than with long-term tenants. Clients will typically be staying for one week or less with the property being cleaned and inspected between stays, allowing the applicant to quickly address maintenance, noise, parking, or other concerns that may arise. Guests will be required to follow house rules regarding occupancy and respect for the peace of the neighborhood. The property will remain well-maintained and compatible with the residential neighborhood. Staff concurs with the applicant that short-term rentals will allow the owners, or their designee, increased opportunities to address any issues that may arise during the tenure of any tenant and to keep the property in compliance with all city ordinances. Staff finds it unlikely that the proposed use will have any negative impact on the economic or noneconomic value of the adjoining property or neighborhood. 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 Suburban Residential Land Use Classification. The Suburban Residential Classification is 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 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 developed single-family lots and there are other short-term rentals in the subdivision, making the proposed use in harmony with the current use of the neighborhood. As stated by the applicant, the proposed use of a Cabin Rental is consistent with the City's Comprehensive Plan by supporting tourism and economic activity while maintaining the residential character and quality of the neighborhood. Short-term lodging provides accommodations for visitors to Kenai while responsible management, occupancy limits, and established house rules help protect the livability and character of the surrounding neighborhood. Staff finds the proposed use is consistent and in harmony with several goals in the 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. Objective Q-2— Protect and rejuvenate the livability of existing neighborhoods. Objective Q-4 — Promote the siting and design of land uses that are in harmony and scale with surrounding areas Resolution No. PZ2026-32 Page 3 of 4 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. 3. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed use; Findings: The property is connected to City water and sewer and has established natural gas and electric services that are in good standing. The property is accessible from Ash Avenue, a City-maintained road, providing adequate access for guests and emergency services. Staff finds the public services and facilities adequate to serve the proposed use. 4. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or welfare; Findings: The applicant has stated they will limit the occupancy of the house as well as require guests to adhere to established rules regarding noise, parking, and guest conduct. The home will be regularly cleaned, inspected and maintained between guests, and any concerns will be addressed promptly. With these protocols in place, staff finds that the proposed use will not be harmful to public safety, health, or welfare. 5. 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 rentals from the existing single-family dwelling would not cause any adverse impact on the surrounding properties and 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 1, Block G, Woodland Subdivision, located at 502 Ash Avenue. 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. Resolution No. PZ2026-32 Page 4 of 4 3. The applicant will meet with City Staff for on-site inspections when requested. 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(I)(5). 5. The applicant will have a routine fire inspection performed every two (2) years. 6. The applicant will ensure that the property will be adequately maintained and kept free of trash or junk. 7. The number of guests is limited to six (6), or two per bedroom. 8. Quiet hours to be observed from 10pm-7am. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,ALASKA, THIS 14T" DAY OF OCTOBER, 2026 J ;ne Keaton, Chair AT, Leqpn Parks, Deputy City Clerk STAFF REPORT PLANNING & ZONING DEPARTMENT TO: Planning and Zoning Commission FROM: Kevin Buettner, Planning Director DATE: October 8, 2026 SUBJECT: Resolution PZ2026-32 —Conditional Use Permit—Cabin Rental Request The applicant is requesting to operate a cabin rental (i.e., short-term rental) at the existing single-family dwelling. Staff Adopt Resolution PZ2026-32 approving a Conditional Use Permit for a Recommendation cabin rental of a single-family dwelling. Applicant: Stephanie Lenzini-LeBaron & Bryce LeBaron Legal Description: Lot 1, Block G, Woodland Subdivision, Pt 1 Property Address: 502 Ash Avenue KPB Parcel No.: 04326047 Lot Size: 14,810 square feet(.34-acre) Zoning: Suburban Residential (RS) Current Use: Single Family Dwelling Land Use Plan: Suburban Residential (SR) SUMMARY The applicant is requesting a Conditional Use Permit (CUP) to operate a cabin rental at the existing single-family dwelling. A CUP is required to operate a cabin rental in the Suburban 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 Pennits 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 RS Zone is intended to provide for medium density residential development in areas which will be provided with common utility systems. The specific intent in establishing this zone is: 1. To separate residential structures to an extent which will allow for adequate light, air, and privacy. 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 violate the residential character of the neighborhood. As stated by the applicant, it will continue to function as a single-family dwelling used for habitation, just on a short-term basis. Traffic flow is not anticipated to be affected negatively as the rented household is expected to generate the same average daily traffic counts as an established tenant. Staff finds that the proposed use meets the intent of the RS zoning district as there is sufficient off-street parking, and conditions outlined in this Conditional Use Permit would place restrictions on noise levels during established "quiet hours". This property has also been previously used as a daycare under a previous Conditional Use Permit that has since expired. Staff finds that the use as a cabin rental/short term rental would be less impactful in regards to traffic generation. Criteria 2: The economic and noneconomic value of the adjoining property and neighborhood will not be significantly impaired. FINDINGS: As stated by the applicant, operation of the home as a short-term rental allows a greater oversight than with long-term tenants. Clients will typically be staying for one week or less with the property being cleaned and inspected between stays, allowing the applicant to quickly address maintenance, noise, parking, or other concerns that may arise. Guests will be required to follow house rules regarding occupancy and respect for the peace of the neighborhood. The property will remain well-maintained and compatible with the residential neighborhood. Staff concurs with the applicant that short-term rentals will allow the owners, or their designee, increased opportunities to address any issues that may arise during the tenure of any tenant and to keep the property in compliance with all city ordinances. Staff finds it unlikely that the proposed use will have any negative impact on the economic or noneconomic value of the adjoining property or neighborhood. Criteria 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 Suburban Residential Land Use Classification. The Suburban Residential Classification is 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 are typically smaller;and, public water and sewer services are required or planned. Some developments may be required to Resolution No. PZ2025-32 Conditional Use Permit Cabin Rental Page 2 of 4 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 developed single-family lots and there are other short-term rentals in the subdivision, making the proposed use in harmony with the current use of the neighborhood. As stated by the applicant, the proposed use of a Cabin Rental is consistent with the City's Comprehensive Plan by supporting tourism and economic activity while maintaining the residential character and quality of the neighborhood. Short-term lodging provides accommodations for visitors to Kenai while responsible management, occupancy limits, and established house rules help protect the livability and character of the surrounding neighborhood. Staff finds the proposed use is consistent and in harmony with goals in the Comprehensive Plan, specifically Goals 1 and 2, listed below: REILEVENT 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 is to promote and encourage quality of life in Kenai. Objective 0-1 - Ensure that Kenai is a community where people and property are safe. Objective 0-2—Protect and rejuvenate the livability of existing neighborhoods. Objective Q-4— Promote the siting and design of land uses that are in harmony and scale with surrounding areas. 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. Criteria 4: Public services and facilities are adequate to serve the proposed use. FINDINGS: The property is connected to City water and sewer and has established natural gas and electric services that are in good standing. The property is accessible from Ash Avenue, a City-maintained road, providing adequate access for guests and emergency services. Staff finds the public services and facilities 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 has stated they will limit the occupancy of the house as well as require guests to adhere to established rules regarding noise, parking, and guest conduct. The home will be regularly cleaned, inspected and maintained between guests, and any concerns will be addressed promptly. With these protocols in place, staff finds that the proposed use will not be harmful to public safety, health, or welfare. -Resolution-No.-PZ2025-32 Conditional Use Permit Cabin Rental Page 3 of 4 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 rentals from the existing single-family dwelling would not have any adverse impacts on the surrounding properties and that an additional specific condition to limit the number of guests allowed on-site at any one time is needed 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 that was placed on the parcel with information on the public hearing for the conditional use permit request. Three public comments were received at the time of this report, and are included in this packet. STAFF RECOMMENDATION Staff finds that the proposed Conditional Use Permit for a cabin rental in the existing single-family dwelling on the property described as Lot 1, Block G, Woodland Subdivision Pt 1, 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 PZ2026-32 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 will meet with City Staff for on-site inspections when requested. 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(1)(5). 5. The applicant will have a fire inspection performed every two (2) years. 6. The applicant will ensure that the property will be adequately maintained and kept free of trash or junk. 7. The number of guests is limited to six (6), or two per bedroom. 8. Quiet hours to be observed from 10pm-7am. ATTACHMENTS Aerial Map Application Alaska Business License Site plan Resolution No. PZ2025-32 Conditional Use Permit Cabin Rental Page 4 of 4