HomeMy WebLinkAboutPZ06-13~z~~~~~,, CITY OF KENAI
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RESOLUTION NO. PZ06-13
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A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI, ALASKA, RECOMMENDING TO THE COUNCIL THAT THE EXISTING
LANDSCAPING/SITE PLAN REGULATIONS AT KMC 14.25 AND 14.20.115(1) BE
REPEALED AND REPLACED WITH A NEW KMC 14.25 (LANDSCAPING/SITE PLAN
REGULATIONS).
WHEREAS, site plans provide for orderly and safe development of the City by protecting the
health, safety and welfare of its citizens, provide for adequate and convenient open spaces, light
and air and avoid congestion of commercial and industrial areas; and
WHEREAS, landscaping plans provide for landscaping and/ or the retention of natural vegetation
in conjunction with commercial and industrial development within the City of Kenai; and
WHEREAS, the general purpose of landscaping is to visually enhance the City's appearance,
provide attractive and functional separation and screening between uses and reduce erosion and
storm runoff; and
WHEREAS, the Kenai Comprehensive Plan recommends revising landscaping standards to
promote siting and design of land uses that are in harmony and scale with surrounding uses and
minimizes impact on established neighborhoods from incompatible, non-residential uses, and to
ensure adequate landscaping and buffering between commercial uses and the highway; and
WHEREAS, the existing landscaping/site plan requirements in the Limited Commercial (LC)
Zone in KMC 14.20.105 should be replaced by the new landscaping/site plan requirements in
KMC 14.25; and
WHEREAS, the existing landscaping/site plan requirements in KMC 14.25 are outdated and
need replacement.
NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI, ALASKA recommends that the Kenai Municipal Code be amended as follows:
PZ06-13
Page 2
SECTION I.
The existing KMC 14.25 is repealed and replaced by the new KMC 14.25 as
shown in Attachment A.
SECTION II.
KMC 14.20.115(1) is amended as shown in Attachment B.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,
ALASKA, this 12th day of April, 2006.
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C AIRMAN
Chapter 14.25
LANDSCAPING/SITE PLAN REGULATIONS
14.25.010 Intent.
(a) Site Plans. It is the intent of this chapter to provide for orderly and safe development of
the City commensurate with protecting the health, safety and welfare of its citizens, and adequate
and convenient open spaces, light and air, in order to avoid congestion of commercial and
industrial areas.
(b) Landscaping Plans. It is the intent of this chapter to provide for landscaping and/or the
retention of natural vegetation in conjunction with commercial and industrial development
within the City of Kenai. The general purpose of landscaping is to visually enhance the City's
appearance, provide attractive and functional separation and screening between uses and reduce
erosion and storm runoff.
14.25.015 Landscaping/site plan.
For property covered under this chapter, submittal of a preliminary landscaping/site plan
and approval by the Administrative Official is required prior to any land clearing and/or tree
cutting where such removal will result in less than fifteen percent (15%) of the lot area having
existing trees, shrubs, or natural vegetation cover.
14.25.020 Application.
This chapter shall apply to all commercial and industrial development within the City of
Kenai and shall apply to both the landscaping and site plans. "Commercial and industrial
development" and "all development" shall be defined as any improvements requiring a building
permit for new construction or any improvements of twenty thousand dollars ($20,000) or more,
which adds square footage, located on properties within the Central Commercial (CC), General
Commercial (CG), Limited Commercial (CL), Heavy Industrial (IH), Townsite Historic (TSH),
Light Industrial (IL) and Education (ED) zoning districts or a change of use as required in KMC
14.20.250 (a). It is unlawful for any person to construct, erect or maintain any structure,
building, fence or improvement, including landscaping, parking and other facilities on property
requiring alandscape/site plan unless such improvements are constructed or reconstructed in a
manner .consistent with the approved plan.
Properties zoned residential are exempt from this chapter with the following exceptions:
Structures identified as a commercial occupancy in Title 4 of the Kenai Municipal Code
located in residential or mixed use zones requiring a building permit for new construction
or any improvements of twenty thousand dollars ($20,000) or more, which adds square
footage or a change of use as required in KMC 14.20.250 (a).
YGU6-13 Attachment A
Page 1 of 4
14.25.030 Landscaping/site plan-Submittal requirements.
One copy of the landscaping/site plan (eleven inches (11") by fourteen inches (14") size)
shall be submitted for approval to the Administrative Official prior to the issuance of a building
permit. If approved, a zoning permit shall be issued and on file in the Planning Department and
the Building Official will be notified. The landscaping/site plan shall be prepared at a minimum
scale of one inch (1") equals twenty feet (20') and shall include the following information:
(a) Scientific or common name or type of planting materials to be used in the project;
(b) Typical planting details;
(c) Location of all planting areas and relationship to buildings, parking areas and
driveways;
(d) Identification and location of existing vegetation to be retained;
(e) Identification and location ofnon-living landscaping materials to be used;
(f) Identification of on-site snow storage areas;
(g) Drainage patterns;
(h) Description of buildings, including building height and ground floor dimensions;
(i) Physical features of the property including location of all buildings, ingress and
egress, any unusual features of the propert}~ which may restrict development or
drainage.
14.25.040 Landscaping plan-Performance criteria.
(a) Objectives for Landscaping Plan. An effective landscaping plan should utilize a variety
of techniques for achieving the intent of this section. The appropriate placement or retention of
vegetation in sufficient amount will provide the best results. Perimeter, interior, street right-of-
way, and parking lot landscaping should be included as components of the overall landscaping
plan.
(b) Perimeter/Buffer Landscaping. Perimeter/buffer landscaping involves the land areas
adjacent to the lot lines within the property boundary. This buffer landscaping serves to separate
and minimize the impact between adjacent uses. Buffer landscaping may be desirable along the
perimeter of the property to shield vehicular or building lights from adjacent structures and to
provide a visual separation between pedestrians and vehicles. Landscaping adjacent to
residential zones shall have landscaping beds that meet all of the following minimum standards:
1. Landscaping beds -Minimum of 10 feet in width along all property lines, which
adjoin residential zones, exclusive of driveways and other ingress and egress
openings. A 6-feet high wood fence or masonry wall may be used in place of 5 feet
of the required bed width.
2. Ground cover - 100 percent within 3 years of planting and continuous maintenance
so there will be no exposed soil. Flower beds maybe considered ground cover.
3. Trees and/or shrubs appropriate for the climate shall be included in the landscaping
beds.
(c) Interior Landscaping involves those areas of the property exclusive of the perimeter and
parking lot areas. Interior landscaping is desirable to separate uses or activities within the overall.
development. Screening or visual enhancement landscaping is recommended to accent or
complement buildings, to identify and highlight entrances to the site, and to provide for attractive
YL06-13 Attachment A
Page 2 of 4
driveways and streets within the site. Landscaping may include landscaping beds, trees, and
shrubs.
(d) Parking Lot Landscaping. Parking lot landscaping involves the land areas adjacent to or
within all parking lots and associated access drives. Parking lot landscaping serves to provide
visual relief between vehicle parking areas and the remainder of the development. It also is
desirable for the purpose of improving vehicular and pedestrian circulation patterns.
(e) Street right-of--way landscaping softens the impact of land uses along street rights-of-
way, but does not obscure land uses from sight. Landscaping beds must meet all of the
following minimum standards; except where properties are adjacent to State of Alaska rights-of-
way, the Administrative Officer may approve alternatives, which meet the intent of this section
but protect landscaping from winter maintenance damage.
1. Landscaping beds -Minimum of 10 feet in width along the entire length of the
property lines which adjoin street rights-of--way, exclusive of driveways and other
ingress and egress openings;
2. Ground cover - 100 percent ground cover of the landscaping bed within 3 years of
planting and continuous maintenance so there will be no exposed soil;
3. Trees and/or shrubs appropriate for the climate shall be included in the landscaping
beds.
(f) Review. The Administrative Official may consider plans for amendments if problems
arise in carrying out the landscaping/site plan as originally approved.
14.25.045 Site plan-Performance criteria.
(a) Objectives. An effective site plan should utilize a variety of techniques for achieving the
intent of this chapter. The appropriate placement or retention and improvements of buildings,
parking lots, etc. should be considered on the site plan.
(b) Buildings. A commercial or industrial use housed in the building is to be compatible with
the surrounding properties, land use plan, and not be hazardous to the health, safety and welfare
of citizens.
(c) Special Permits. The site plan shall list any special permits or approvals which maybe
required for completion of the project.
(d) Parking Lots. Parking lots referenced on the site plan shall comply with KMC 14.20.250.
1. Paving is required when "commercial development" requiring a building permit
valued at one hundred thousand dollars ($100,000) or more for new construction or
any improvements which adds square footage valued at one hundred thousand dollars
($100,000) or more and the property is located between Evergreen Drive and
McCollum Drive/Tinker Lane as shown in the map marked Appendix 1 to this
chapter.
2. Exception to this requirement:
(i) Properties zoned Heavy Industrial are exempt from the paving requirement.
(e) Snow Storage/Removal and Drainage. Snow storage/removal and drainage as referenced
on the site plan shall be compatible with the surrounding area.
(f) Dumpsters. Dumpsters must be screened with asight-obscuring structure made of wood
or concrete. The Administrative Official may approve other construction materials.
PZ06-13 Attachment A
Page 3 of 4
14.25.050 Approval.
Unless extended for good cause, the Administrative Official shall review and take action
on a landscaping and site plan within fourteen (14) days of satisfactory submittal. The Building
Official shall issue a building permit upon approval of the associated landscaping/site plan
providing all of the other requirements for the issuance of a building permit have been rnet. Any
appeal of the action of the Administrative Official shall be in accordance with KMC 14.20.290.
14.25.060 Completion-Landscaping plan.
All required landscaping as presented in the approved landscaping plan shall be installed
within one year after issuance of the Certificate of Occupancy.
14.25.065 Completion-Site plan.
All requirements as outlined in Section 14.25.045 shall be installed according to the site plan as
approved by both developer and the Administrative Official.
1. The required parking lot paving shall be completed within two years after issuance of
the Certificate of Occupancy.
14.25.070 Modifications.
Whenever there are practical difficulties in carrying out the provisions of this chapter, the
Administrative Official may grant minor modifications for individual cases, provided the
Administrative Official finds that a special individual reason makes the strict letter of this
ordinance impractical and that the modification is in conformity with the intent and purposes of
this ordinance.
14.25.080 Expiration.
If construction of the project has not started within one year of approval of the
landscaping/site plan, the approval shall lapse unless extended for good cause.
14.25.090 Penalties.
Penalties for non-compliance with this chapter shall be as set forth by KMC 14.20.260.
14.25.100 Definition-Landscaping.
"Landscaping" means the treatment of the ground surface with live planting materials,
including but not limited to, trees, shrubs, grass, ground cover or other growing horticultural
material. Other materials such as wood chips, stone, or decorative rock may also be utilized.
YGU6-13 Attachment A
Page 4 of 4
14.20.115 Limited Commercial Zone (LC Zone).
(a) Intent: The LC Zone is established to provide transition areas between
commercial and residential districts by allowing low to medium volume business,
mixed residential and other compatible uses which complement and do not
materially detract from the uses allowed with adjacent districts.
(b) Principal Permitted Uses: As allowed in Land Use Table as long as the
footprint of the building does not exceed three thousand (3,000) square feet.
(c) Conditional Uses: As allowed in Land Use Table.
(d) Accessory Uses: As defined (see definitions section).
(e) Home Occupations: Uses as allowed by this chapter.
(~ Development Requirement: As described in this chapter.
(g) Parking Requirements: As required by this chapter.
(h) Outside storage is allowed for display purposes only unless the storage is in
an area enclosed by asight-obscuring fence.
(i) Landscaping/Site plans: As required in KMC 14.25
[(1) INTENT. TO PROVIDE FOR ORDERLY AND SAFE DEVELOPMENT
AND TO PROVIDE ATTRACTIVE AND FUNCTIONAL SEPARATION AND
SCREENING BETWEEN USES.
(2) LANDSCAPING/SITE PLANS. AS REQUIRED 1N KMC 14.25.030.
(3) APPLICATION SHALL APPLY TO ALL DEVELOPMENT OF
TWENTY THOUSAND DOLLARS ($20,000.00) OR MORE AND SHALL
APPLY TO BOTH LANDSCAPING AND SITE PLANS. "ALL
DEVELOPMENT" SHALL BE DEFINED AS ANY IMPROVEMENTS
REQUIRING A BUILDING PERMIT FOR NEW CONSTRUCTION OR ANY
IMPROVEMENTS OF TWENTY THOUSAND DOLLARS ($20,000.00) OR
MORE, WHICH ADDS SQUARE FOOTAGE. IT ALSO APPLIES TO CHANGE
OF USE FROM RESIDENTIAL TO COMMERCIAL USE. PRE-EXISTING
RESIDENTIAL USES SHALL BE EXEMPT FROM THIS REQUIREMENT.
(4) LANDSCAPING/SITE PLAN. SUBMITTAL OF A PRELIMINARY
LANDSCAPING/SITE PLAN AND APPROVAL BY THE ADMINISTRATIVE
OFFICIAL IS REQUIRED PRIOR TO ANY LAND CLEARING AND/OR TREE
CUTTING.
~cso-unon r~,un-is Attachment B
Page 1 of 4
(5) LANDSCAPING PLAN -PERFORMANCE CRITERIA.
(i) OBJECTIVES FOR LANDSCAPING PLAN. AN EFFECTIVE
LANDSCAPING PLAN SHOULD UTILIZE A VARIETY OF TECHNIQUES
FOR ACHIEVING THE INTENT OF THIS SECTION. THE APPROPRIATE
PLACEMENT OR RETENTION OF VEGETATION IN SUFFICIENT AMOUNT
WILL PROVIDE THE BEST RESULTS. PERIMETER, INTERIOR, STREET
RIGHT-OF-WAY, AND PARKING LOT LANDSCAPING SHOULD BE
INCLUDED AS COMPONENTS OF THE OVERALL LANDSCAPING PLAN.
(ii) PERIMETER/BUFFER LANDSCAPING. PERIMETER/BUFFER
LANDSCAPING INVOLVES THE LAND AREAS ADJACENT TO THE LOT
LINES WITHIN THE PROPERTY BOUNDARY. THIS BUFFER
LANDSCAPING SERVES TO SEPARATE AND MINIMIZE THE IMPACT
BETWEEN ADJACENT USES. LANDSCAPING ADJACENT TO
RESIDENTIAL DISTRICTS SHALL HAVE LANDSCAPING BEDS WHICH
MEET ALL OF THE FOLLOV4'ING MINIMUM STANDARDS:
(A} LANDSCAPING BEDS. MINIMUM OF TEN FEET (10') IN WIDTH
ALONG ALL PROPERTY LII~TES, WHICH ADJOIN RESIDENTIAL DISTRICT,
EXCLUSIVE OF DRIVEWAYS AND OTHER INGRESS AND EGRESS
OPENINGS. A SIX FOOT (6') HIGH WOOD FENCE OR MASONRY WALL
MAY BE USED IN PLACE OF FIVE FEET (5') OF THE REQUIRED BED
WIDTH.
(B) GROUND COVER. ONE HUNDRED PERCENT (100%) WITHIN
THREE (3) YEARS OF PLANTING AND CONTINUOUS MAINTENANCE SO
THERE WILL BE NO EXPOSED SOIL.
(C) TREES AND/OR SHRUBS APPROPRIATE FOR THE CLIMATE
SHALL BE INCLUDED IN THE LANDSCAPING BEDS.
(III) INTERIOR LANDSCAPING INVOLVES THOSE AREAS OF THE
PROPERTY EXCLUSIVE OF THE PERIMETER AND PARKING LOT AREAS.
INTERIOR LANDSCAPING IS DESIRABLE TO SEPARATE USES OR
ACTIVITIES WITHIN THE OVERALL DEVELOPMENT. SCREENING OR
VISUAL ENHANCEMENT LANDSCAPING IS RECOMMENDED TO ACCENT
OR COMPLEMENT BUILDINGS, TO IDENTIFY AND HIGHLIGHT.
ENTRANCES TO THE SITE, AND TO PROVIDE FOR ATTRACTIVE
DRIVEWAYS AND STREETS WITHIN THE SITE. LANDSCAPING MAY
INCLUDE LANDSCAPING BEDS, TREES, AND SHRUBS.
(iv) STREET RIGHT-OF-WAY LANDSCAPING SOFTENS THE IMPACT
OF LAND USES ALONG STREET RIGHTS-OF-WAY, BUT DOES NOT
OBSCURE LAND USES FROM SIGHT. LANDSCAPING BEDS MUST MEET
ALL OF THE FOLLOWING MINIMUM STANDARDS; EXCEPT WHERE
Resolution PZ06-13 Attachment B
Page 2 of 4
PROPERTIES ARE ADJACENT TO STATE OF ALASKA RIGHTS-OF-WAY,
THE ADMINISTRATIVE OFFICER MAY APPROVE ALTERNATIVES,
WHICH MEET THE Il\'TENT OF THIS SECTION BUT PROTECT
LANDSCAPING FROM WINTER MAINTENANCE DAMAGE.
(A) LANDSCAPING BEDS. MINIMUM OF TEN FEET (10') IN WIDTH
ALONG THE ENTIRE LENGTH OF THE PROPERTY LINES WHICH ADJOIN
STREET RIGHTS-OF-WAY, EXCLUSIVE OF DRIVEWAYS AND OTHER
INGRESS AND EGRESS OPENINGS;
(B) GROUND COVER. ONE HUNDRED PERCENT (100%) GROUND
COVER OF THE LANDSCAPING BED WITHIN THREE (3) YEARS OF
PLANNING AIvTD CONTINUOUS MAINTENANCE SO THERE WILL BE NO
EXPOSED SOIL;
(C) TREES AND/OR SHRUBS APPROPRIATE FOR THE CLIMATE
SHALL BE INCLUDED LN THE LANDSCAPING BEDS.
(V) PARKII~TG LOT LANDSCAPING. PARKING LOT LANDSCAPII~TG
INVOLVES THE LAND AREAS ADJACENT TO OR WITHIl`T ALL PARKII~TG
LOTS AND ASSOCIATED ACCESS DRNES. PARKING LOT LANDSCAPII~TG
SERVES TO PROVIDE VISUAL RELIEF BETWEEN VEHICLE PARKING
AREAS AND THE REMAINDER OF THE DEVELOPMENT. IT ALSO IS
DESIRABLE FOR THE PURPOSE OF IMPROVING VEHICULAR AND
PEDESTRIAN CIRCULATION PATTERNS.
(VI) REVIEW. THE ADMINISTRATIVE OFFICIAL MAY RECONSIDER
PLANS FOR AMENDMENTS AFTER THEY HAVE BEEN APPROVED IF
PROBLEMS ARISE IN CARRYING OUT THE LANDSCAPING/SITE PLAN AS
ORIGINALLY APPROVED.
(6) SITE PLAN-PERFORMANCE CRITERIA.
(i) OBJECTIVES. AN EFFECTIVE SITE PLAN SHOULD UTILIZE A
VARIETY OF TECHNIQUES FOR ACHIEVING THE INTENT OF THIS
CHAPTER. THE APPROPRIATE PLACEMENT OR RETENTION AND
IMPROVEMENTS OF BUILDINGS, PARKING LOTS, ETC. SHOULD BE
CONSIDERED IN THE SITE PLAN.
(ii) BUILDINGS. THE USE IS TO BE COMPATIBLE WITH THE
SURROUNDING PROPERTIES, LAND USE PLAN, AND NOT BE
HAZARDOUS TO THE HEALTH, SAFETY AND WELFARE OF CITIZENS.
(III) SPECIAL PERMITS. THE SITE PLAN SHALL LIST ANY SPECIAL
PERMITS OR APPROVALS, WHICH MAY BE REQUIRED FOR
COMPLETION OF THE PROJECT.
Resolution PZ06-13 Attachment B
Page 3 of 4
(iv) PARKING LOTS. PARKING LOTS REFERENCED ON THE SITE
PLAN SHALL COMPLY WITH KMC 14.20.250.
(A) PAVING IS REQUIRED WHEN "COMMERCIAL DEVELOPMENT"
OF FIFTY THOUSAND DOLLARS ($50,000.00) OR MORE REQUIRING A
BUILDING PERMIT FOR NEW CONSTRUCTION OR ANY IMPROVEMENTS
WHICH ADDS SQUARE FOOTAGE.
(v) SNOW STORAGE/REMOVAL AND DRAINAGE. SNOW
STORAGE/REMOVAL AND DRAINAGE MUST BE IDENTIFIED ON THE
SITE PLAN AND SHALL BE COMPATIBLE WITH THE SURROUNDING
AREA.
(vi) DUMPSTERS. DUMPSTERS MUST BE SCREENED WITH ASIGHT-
OBSCURING STRUCTURE MADE OF WOOD OR CONCRETE. OTHERS
CONSTRUCTION MATERIALS MAY BE APPROVED BY THE
ADMII~TISTRATIVE OFFICIAL.
(7) APPROVAL. AS REQUIRED iN KMC 14.25.050.
($) COMPLETION-LANDSCAPING PLAN. AS REQUIRED IN KMC
14.25.060.
(9) COMPLETION-SITE PLAN. AS REQUIRED IN KMC 14.25.065.
(i) THE BUILDING OFFICIAL MAY ISSUE A TEMPORARY
CERTIFICATE OF OCCUPANCY NOT TO EXCEED TWO (2) YEARS TO
COMPLETE THE REQUIRED PARKING LOT PAVII~TG.
(10) MODIFICATIONS. AS REQUIRED IN KMC 14.25.070.
(11) EXPIRATION. AS REQUIRED IN KMC 14.25.080.
(12) PENALTIES. AS REQUIRED IN KMC 14.25.090.
(13) DEFINITION-LANDSCAPING. AS DEFINED IN KMC 14.25.100.]
Kesolutton YZQ6-13 Attachment B
Page 4 of 4