HomeMy WebLinkAboutResolution No. PZ2026-38CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2026-38
A RESOLUTION RECOMMENDING THAT PRELIMINARY PLAT PLAGGE-SWAN SUBDIVISION
ATTACHED HERETO BE APPROVED.
PROPERTY ADDRESSES: 4257 & 4289 Beaver Loop Road
LEGAL DESCRIPTIONS: THAT PORTION OF SW1/4 NW1/4 AS PER DEED
40 @ 232 DESCRIBED AS COMMENCING FROM
USGLO SEC CORNER MONUMENT COMMON
TO SEC 35 & 36 T6N AND SEC 1 &2T5N,S0
DEGREES 03 MIN W 2150.20 FT ALONG
SECTION LINE COMMON TO SEC 1&2, THENCE
S 89 DEGREES 57 MIN E 488.55 FT, THENCE N
45 DEGREES 06 MIN E 513.71 FT ALONG
CENTERLINE OF BEAVER LOOP RD, THENCE
N 44 DEGREES 54 MIN W 50FT TO POB AND
CORNER 1, THENCE CONTINUE N 44
DEGREES 54 MIN W 208.7 FT TO CORNER 2,
THENCE N 45 DEGREES 06 MIN E 208.71 FT TO
CORNER 3, THENCE S 44 DEGREES 54 MIN E
208.71 FT TO CORNER 4, THENCE S 45
DEGREES 06 MIN W 208.71 FT ALONG ROW TO
POB, Township 5 North, Range 11 West, Section
1, Seward Meridian, & BEGINNING AT THE
NORTHWEST CORNER OF SEC 1 PROCEED S
0 DEG 03 MIN W 2637.92 FT TO A POINT ON THE
CENTERLINE OF BEAVER LOOP RD TH N 45
DEG 06 MIN E ALONG SAID CENTERLINE
995.35 FT TH N 44 DEG 54 MIN 2 50 FT TO THE
POB TH N 44 DEG 54 MIN W 208.71 FTTHN45
DEG 06 MIN E 208.71 FT TH S 44 DEG 54 MIN E
208.71 FT TH S 45 DEG 06 MIN W 208.71 FT TO
THE POB, Township 5 North, Range 11 West,
Section 1, Seward Meridian, & A PORTION OF
SW1/4 NW1/4 LYING NORTHWESTERLY OF
BEAVER LOOP RD Township 5 North, Range 11
West, Section 1, Seward Meridian.
KPB PARCEL NUMBERS: 04926005 & 04926006
Resolution No. PZ2026-38
Page 2 of 3
WHEREAS, the City of Kenai received a preliminary plat from Jason Young, PLS, on behalf of
property owners Hildegard Plagge & Ricky and Bunny Gease, for a replat of Parcels 04926005
and 0496006, located in Township 6 North, Range 11 West, Section 34, Seward Meridian; and,
WHEREAS, the preliminary plat meets the minimum lot width and minimum lot depth
requirements as outlined in Kenai Municipal Code (KMC) Section 14.10.070(d)(2); and,
WHEREAS, the existing street names are referenced correctly; and,
WHEREAS, the proposed lots will have access from Beaver Loop Road, a maintained paved City
road; and,
WHEREAS, on -site water and wastewater disposal systems currently exist; and,
WHEREAS, an easement for utilities is dedicated adjacent to the right-of-way along the
southeastern boundary; and,
WHEREAS, an installation agreement is not required; and,
WHEREAS, the Planning and Zoning Commission finds:
1. Pursuant to KMC 14.10.070 Subdivision Design Standards, the preliminary plat for
replat, subject to the listed conditions, provides utilities/access easements, provides
satisfactory and desirable building sites, and the on -site water and sewer systems will be
subject to the regulatory requirements of the Public Works Department; and,
a. The applicant is requesting an exception to KMC 14.10.070(d)(1) to allow for a
block totaling 1,172 feet in length. As this length is greater than 1,000 feet, a 10-
foot wide crosswalk may be required by code. After a review of the proposed
preliminary plat, the City's Public Works Director and Planning Director have
determined that a crosswalk is not advisable in this location. A multimodal path
exists on the opposite side of Beaver Loop Road. Beaver Loop Road is
considered a Major Collector and has a posted speed limit of 45 mph. There is
no receiving pedestrian or bicyclist infrastructure north of Beaver Loop Road. The
introduction of a pedestrian crosswalk along this route which is in a rural, low -
density area, could endanger non -motorized road users and the northern
terminus would not serve any purpose but to access the subject properties. An
exception to block length is reasonable and a crosswalk is not needed.
2. Pursuant to KMC 14.10.080 Minimum improvement required, the right-of-way within the
proposed preliminary plat exists prior to this plat. The right-of-way is a continuation of an
existing street and is determined acceptable access. Therefore, an installation agreement
is not required.
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the Rural Residential zoning district of 20,000
square feet (= 0.47 acre), with a proposed lot sizes of 2.492 acres and 6.006 acres
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat meets City
standards for minimum lot width/depth and access/utility easements. Compliance with the
maximum lot coverage, maximum height, and setbacks will be reviewed during the
building permit review.
Resolution No. PZ2026-38
Page 3 of 3
NOW, THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION
OF THE CITY OF KENAI, ALASKA:
Section 1. That preliminary plat Plagge-Swan Subdivision, for a replat of parcel 04926005
and parcel 04926006 into Tract A and Tract B, Plagge-Swan Subdivision, Township 5 North,
Range 11 West, Section 1, Seward Meridian, be approved, subject to the following conditions:
1. Further development of the property will conform to all federal, State of Alaska, and local
regulations.
2. Granting of an exception to KMC 14.10.070(d)(1) Subdivision Design Standards to allow
for a block length greater than 1,000 feet without a crosswalk.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 28T" DAY OF OCTOBER, 2026.
ja2nnetatoh, Chair
ELER 11.11
lilepui7tity Clerk
CI-10
STAFF REPORT
PLANNING &ZONING DEPARTMENT
KF,NA I
TO: Planning and Zoning Commission
THROUGH: Kevin Buettner, Planning Director
FROM: Caitlynne Bishop, Planning Technician
DATE: October 15, 2026
SUBJECT: Resolution No. PZ2026-38 — Preliminary Plat — Plagge-Swan Subdivision
Request The applicant is proposing a preliminary plat to replat parcel 04926005
and parcel 04926006 into Tract A and Tract B. This is a subdivision of
deed parcels recorded Book 88 Page 430 and Serial No. 2020-009490-
0 Kenai Recording District.
Staff Adopt Resolution No. PZ2026-38 recommending approval of
Recommendation Preliminary Plat — Plagge-Swan Subdivision creating two Tracts.
Applicant: Jason Young
Edge Survey and Design LLC
PO Box 208
Kasilof, AK 99610
Property Owner: Hildegard Plagge & Ricky and Bunny Gease
Legal Description: THAT PORTION OF SW1/4 NW1/4 AS PER DEED 40 @ 232
DESCRIBED AS COMMENCING FROM USGLO SEC CORNER
MONUMENT COMMON TO SEC 35 & 36 T6N AND SEC 1 & 2 TSN,
S 0 DEGREES 03 MIN W 2150.20 FT ALONG SECTION LINE
COMMON TO SEC 1&2, THENCE S 89 DEGREES 57 MIN E 488.55
FT, THENCE N 45 DEGREES 06 MIN E 513.71 FT ALONG
CENTERLINE OF BEAVER LOOP RD, THENCE N 44 DEGREES 54
MIN W 50FT TO POB AND CORNER 1, THENCE CONTINUE N 44
DEGREES 54 MIN W 208.7 FT TO CORNER 2, THENCE N 45
DEGREES 06 MIN E 208.71 FT TO CORNER 3, THENCE S 44
DEGREES 54 MIN E 208.71 FT TO CORNER 4, THENCE S 45
DEGREES 06 MIN W 208.71 FT ALONG ROW TO POB, Township 5
North, Range 11 West, Section 1, Seward Meridian, & BEGINNING
AT THE NORTHWEST CORNER OF SEC 1 PROCEED S 0 DEG 03
MIN W 2637.92 FT TO A POINT ON THE CENTERLINE OF BEAVER
LOOP RD TH N 45 DEG 06 MIN E ALONG SAID CENTERLINE
995.35 FT TH N 44 DEG 54 MIN 2 50 FT TO THE POB TH N 44 DEG
54 MIN W 208.71 FT TH N 45 DEG 06 MIN E 208.71 FT TH S 44
DEG 54 MIN E 208.71 FT TH S 45 DEG 06 MIN W 208.71 FT TO
THE POB, Township 5 North, Range 11 West, Section 1, Seward
Meridian, & A PORTION OF SW1/4 NW1/4 LYING
NORTHWESTERLY OF BEAVER LOOP RD Township 5 North,
Range 11 West, Section 1, Seward Meridian.
Property Addresses: 4257 & 4289 Beaver Loop Road
KPB Parcel Nos.: 04926005 & 04926006
Zoning District: Rural Residential (RR)
Land Use Plan: Low Density Residential (LDR)
Surrounding Uses: Rural Residential
SUMMARY
A preliminary plat has been submitted from Jason Young on behalf of the property owner to replat
parcel 04926005 and parcel 04926006 into Tract A and Tract B. This is a subdivision of deed
parcels recorded Book 88 Page 430 and Serial No. 2020-009490-0 Kenai Recording District.
Kenai Municipal Code (KMC) I Chapter 14.10 Subdivision Regulations states preliminary plats or
replats must first be submitted to the City for review and provide recommendation to the Kenai
Peninsula Borough Planning Commission.
ANALYSIS
The proposed replat meets the minimum lot size requirement of 20,000 square feet (- 0.47 acre)
for the Rural Residential (RR) zoning district. Tract A is 2.492 acres and Tract B is 6.006 acres.
The size of the proposed combined lots is approximately 370,172.88 square feet (8.498 acres).
City water and wastewater are not available along Beaver Loop Road. The onsite water and
wastewater service will be required. Tract A does not have onsite water or wastewater disposal.
Development on this lot will be subject to installation of services that are regulated by the Alaska
Department of Environmental Conservation. Tract B has existing onsite water and wastewater
disposal and the expansion of this system must meet the requirements of the Alaska Department
of Environmental Conservation.
Direct access to the proposed lots is provided via Beaver Loop Road, a maintained paved City
road. If approved, Tract A will require assignment of a new address. Tract B will retain 4289
Beaver Loop Road. The City of Kenai Public Works Department, Fire Marshal, and Building
Official have reviewed the preliminary plat and have no comments. Therefore, staff finds that an
installation agreement is not required for the preliminary plat.
Staff finds that the preliminary plat for a replat of Plagge-Swan Subdivision meets the following
Title 14 of Kenai Municipal Code (KMC) sections and aligns with the intent of the Kenai Zoning
Code.
—Resolution-No. -P-Z202F-38 -
Preliminary Plat
Plagge-Swan Subdivision Page 2 of 4
1. Pursuant to KMC 14.10.070 Subdivision Design Standards, the preliminary plat for replat,
subject to the listed conditions, provides utilities/access easements, provides a
satisfactory and desirable building site, and the onsite water and wastewater systems are
subject to the regulatory requirements of the Alaska Department of Environmental
Conservation.
The applicant is requesting an exception to KMC 14.10.070(d)(1) to allow for a block
totaling 1,172 feet in length. As this length is greater than 1,000 feet, a 10-foot wide
crosswalk may be required by code. After a review of the proposed preliminary plat, the
City's Public Works Director and Planning Director have determined that a crosswalk is
not advisable in this location. A multimodal path exists on the opposite side of Beaver
Loop Road. Beaver Loop Road is considered a Major Collector and has a posted speed
limit of 45 mph. There is no receiving pedestrian or bicyclist infrastructure north of Beaver
Loop Road. The introduction of a pedestrian crosswalk along this route which is in a rural,
low -density area, could endanger non -motorized road users and the northern terminus
would not serve any purpose but to access the subject properties. Staff finds that an
exception to block length is reasonable and a crosswalk is not needed.
2. Pursuant to KMC 14.10.080 Minimum improvement required, the right-of-way within the
proposed preliminary plat exists prior to this plat. The right-of-way is a continuation of an
existing street and is determined acceptable access. Therefore, an installation agreement
is not required.
3. Pursuant to KMC 14.24.010 Minimum lot area requirements, the preliminary plat meets
City standards for minimum lot size in the Rural Residential zoning district of 20,000
square feet (= 0.47 acre), with a proposed lot sizes of 2.492 acres and 6.006 acres.
4. Pursuant to KMC 14.24.020 General Requirements, the preliminary plat meets City
standards for minimum lot width/depth and access/utility easements. Compliance with the
maximum lot coverage, maximum height, and setbacks will be reviewed during the
building permit review.
STAFF RECOMMENDATION
Staff finds that the proposed preliminary plat for Plagge-Swan Subdivision meets the general
standards of Kenai Municipal Code (KMC), Chapter 14.10 Subdivision Regulations and Chapter
14.24 Development Requirements Table and hereby recommends that the Planning and Zoning
Commission recommend approval of Resolution No. PZ2026-38 for a replat of parcel 04926005
and parcel 04926006 into Tract A and Tract B. This is a subdivision of deed parcels recorded
Book 88 Page 430 and Serial No. 2020-009490-0 Kenai Recording District.to the Kenai Peninsula
Borough, subject to the following conditions:
1. Further development of the property will conform to all federal, State of Alaska, and local
regulations.
2. Granting of an exception to KMC 14.10.070(d)(1) Subdivision Design Standards to allow
for a block length greater than 1,000 feet without a crosswalk.
Resolution No. PZ2_0.2_6-3_8_
Preliminary Plat
Plagge-Swan Subdivision Page 3 of 4