HomeMy WebLinkAbout2004-12-08 Planning & Zoning Packet CITY OF KENAI
PLANNING & ZONING COMMISSION
AGENDA
CITY COUNCIL CHAMBERS
December 8, 2004 - 7:00 p.m.
lo
CALL TO ORDER:
a. Roll Call
b. Agenda Approval
c. Consent Agenda
*All items listed with an asterisk (*) are considered to be routine and non-controversial by
the Commission and will be approved by one motion. There will be no separate discussion of
these items unless a Commission Member 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.
2. *APPROVAL OF MINUTES:
a. *November 10, 2004
3. SCHEDULED PUBLIC COMMENT:
4. CONSIDERATION OF PLATS:
a. PZ04-50 - Preliminary Plat- Alaska State Land Survey No. 2004-25. Submitted by
Whitford Surveying, P.O. Box 4032, Soldotna, Alaska.
5. PUBLIC HEARINGS:
a. PZ04-49 - Conditional Use Permit for a Recreational Vehicle Park for the property
known as KN T05N R11W S 17 South 460 FT of the S 1/2 SE1/4 SW1/4 lying North of
the Northerly right-of-way of Kalifonsky Beach Road (725 Baleen Avenue), Kenai,
Alaska. Application submitted by Blue Sky Pilots Trust, Mae H. Brower, Managing
Director, P..O. Box 9478, Spokane, Washington.
6. OLD BUSINESS:
7. NEW BUSINESS:
a. State of Alaska, Department of Natural Resources, Division of Mining, Land & Water
Spring 2005 State Land Disposal- Discussion
8. PENDING ITEMS.
9. CODE ENFORCEMENT:
a. Pending Code Violations Report
10. REPORTS:
a. City Council
b. Borough Planning
c. Administration
Agenda Page 2
December 8, 2004
11. PERSONS PRESENT NOT SCHEDULED:
12. INFORMATION ITEMS:
a. Zoning Bulletin (11/10/04 & 11/25/04)
b. Commission/Committee Term Reappointment Letters - Commissioner Barrett and
Commissioner Hammelman
c. Planning & Zoning Commission Calendar for 2005
13. COMMISSION COMMENTS & QUESTIONS:
14. ADJOURNMENT:
Work Session immediately following
regular meeting Development of
Limited Commercial Zone.
CITY OF KENAI
PLANNING & ZONING COMMISSION
AGENDA
CITY COUNCIL CHAMBERS
November 10, 2004 - 7:00 p.m.
1. CALL TO ORDER:
a. Roll Call
b. Agenda Approval
c. Consent Agenda
*All items listed with an asterisk (*) are considered to be routine and non-controversial by
the Commission and will be approved by one motion. There will be no separate discussion of
these items unless a Commission Member 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.
0
*APPROVAL OF MINUTES'
a. *October 27, 2004
3. SCHEDULED PUBLIC COMMENT'
4. CONSIDERATION OF PLATS:
a. PZ04-48 - Preliminary Plat- BLP Subdivision, A resubdivision of Parcel 3 and 5 Deeds
Book 36, Page 211 KRD. Plat submitted by McLane Consulting, Inc., P.O. Box 468,
Soldotna, Alaska.
5. PUBLIC HEARINGS:
6. OLD BUSINESS'
7. NEW BUSINESS:
a. *PZ04-47 - An application for a Home Occupation Permit for a daycare for the property
known as Lot 7, Donnybrook-Blarney Subdivision (1720 Aliak Drive), Kenai, Alaska.
Application submitted by Maria Bravo, 1720 Aliak Drive, Kenai, Alaska.
b. Hangar Purchase and Lease of Lot 2, Block 3, General Aviation Apron- Review and
Recommendation
8. PENDING ITEMS'
9. CODE ENFORCEMENT:
10. REPORTS:
a. City Council
b. Borough Planning
c. Administration
11. PERSONS PRESENT NOT SCHEDULED'
12. INFORMATION ITEMS'
13. COMMISSION COMMENTS & QUESTIONS'
14. ADJOURNMENT:
CITY OF KENAI
PLANNING/l~ ZONING COMMISSION
CITY COUNCIL CHAMBERS
NOVEMBER 10, 2004 - 7:00 P.M.
VICE CHAIR PHIL BRYSON~ PRESIDING
MINUTES
ITEM 1-
CALL TO ORDER
1-a. Roll Call
The roll was taken by Clerk Freas and confirmed as follows'
Commissioners Present:
Absent was'
Others Present'
B. Eldridge, N. Amen, J. Barrett, P. Bryson, J. Twa_it, J.
Hammelman
C..~Glick
Cit.y~.. Planner Kebschull, Council Member Moore, and City
clerk Freas
A quorum was present.
X-bo
Agenda Approval
Vice Chair Bryson noted the following changes to the agenda:
ADD TO:
Item 7-b, Lease Application/Richard Page d/b/a SOAR
International Ministries, Inc.
Item 7-b, 11 / 10/04 M. Bondurant memorandum noting the
Airport Commission's recommendation relating to the SOAR lease
application.
ADD AS'
Item 12-a, Kenai City Council roster
Item 12-b', ADOT&PF STIP 11 / 16 / 04 meeting information.
MOTION-
Commissioner Amen MOVED to approve the agenda, with the addition of the lay down
items listed and Commissioner Eldridge SECONDED the motion. Commissioner Amen
requested UNANIMOUS CONSENT. There were no objections. SO ORDERED.
1
Consent Agenda
MOTION:
Commissioner Eldridge MOVED to approve the consent agenda as presented and
requested UNANIMOUS CONSENT. Commissioner Amen SECONDED the motion.
There were no objections. SO ORDERED.
ITEM 2:
APPROVAL OF MINUTES -- October 27, 2004
Approved by consent agenda.
ITEM 3:
SCHEDULED PUBLIC COMMENT-- None.
ITEM 4:
CONSIDERATION OF PLATS
PZ04-48 - Preliminary Plat- BLP Subdivision, A resubdivision of Parcel
3 and 5 Deeds Book 36, Page 211 KRD. Plat submitted by McLane
Consulting, Inc., P.O. Box 468, Soldotna, Alaska.
City Planner Kebschull reviewed the staff report information included in the packet.
She noted, the subject property is located off Cone Avenue and is in the process of
being purchased by the lessee (Nabors Alaska). During the purchasing process, the
as-built survey indicated a portion of fence is encroaching on the adjoining property
(Tract A, owned by Beaver Loop Partnership). Kebschull also noted, the re-subdivision
of the parcels will move the lot line and provide access to Tract A. She added,
administration recommends approval of the preliminary plat.
MOTION:
Commissioner Amen MOVED to adopt PZ04-48 and Commissioner Barrett
SECONDED the motion.
There were no public comments. Kebschull also noted, the re-subdivision would
create a flag lot on Tract A; would be used as a driveway; it would be a part of Tract A;
and, the surveyor will be requesting an exception through the Borough.
VOTE:
There were no objections. SO ORDERED.
ITEM 5:
PUBLIC HEARINGS-- None.
ITEM 6:
OLD BUSINESS-- None.
ITEM 7:
NEW BUSINESS
PZ04-47 -- An application for a Home Occupation Permit for a daycare
for the property known as Lot 7, Donnybrook-Blarney Subdivision (1720
Aliak Drive), Kenai, Alaska. Application submitted by Maria Bravo, 1720
Aliak Drive, Kenai, Alaska.
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 2
Approved by consent agenda.
7-b.
Review and Recommendation -- Hangar Purchase and Lease of Lot 2,
Block 3, General Aviation Apron.
Kebschull referred to the information included in the packet and the lease application
and memorandum regarding the recommendation forwarded from the Airport
Commission which were added at the beginning of the meeting. She explained, the
hangar and lease were put out for bid, i.e. the hangar for purchase and the property
for lease. Kebschull added, two bids were received and Mr. Page and SOAR
International Ministries, Inc. were the high bidders. She added, the Commission is to
determine whether the intended use of the property complies with the zoning
ordinances and the Comprehensive Plan. Kebschull noted, the Airport Commission
determined the intended use complies with the Airport Master Plan.
MOTION:
Commissioner Eldridge MOVED the Planning & Zoning Commission reviewed the lease
application and found the intended use of the property is in compliance with the
zoning ordinances, Airport MaSter Plan and the City's Comprehensive Plan and
recommends approval. Commissioner Amen SECONDED the motion.
There were no public comments.
VOTE:
There were no objections. SO ORDERED.
ITEM 8:
PENDING ITEMS-- None.
ITEM 9:
CODE ENFORCEMENT-- None.
ITEM 10: REPORTS
10-a. City Council ~- Council Member Moore noted the action agenda of the
City Council's November 3 meeting was included in the packet, council appointed Jim
Butler to the vacant council seat, and, council passed the ordinance relating to
recreational vehicles.
10-b. Borough Planning -- Bryson noted a copy of the meeting agenda was
included in the packet. He gave a brief review of actions taken at the meeting.
10-c.
Administration-- Kebschull reported the following:
She has received a request for the Commission roster to be placed on the
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 3
city's webpage and asked the Commission to inform her of any information they did
not want to have included on the webpage. A discussion followed regarding ex parte
contact and whether the information placed on line would prompt additional concerns
to that regard. After the general discussion, Kebschull stated she would forward
information related to ex parte contacts for the members to review.
Noted for Commission's consideration, most home occupation permits
approved in the past have been for day cares caring for family members (grandparents
caring for grandchildren, etc.) which requires a state license. Kebschull noted, the
Commission may want to consider amending the code to remove the requirement for
home occupation permits when family members are caring for their relatives.
ITEM 11:
PERSONS PRESENT NOT SCHEDULED
DeWayne Craig, 406 South Forest Drive
Verbatim begins:
Craig: I just had a few comments to make. After reading the minutes, I wanted
to comment about a couple things. First off, back in '82 when I built my four-plex, Dr.
Bailey's house was right next door and my place was built 15 feet in front. So I think
it's very obvious that the building inspector and myself agreed that the building could
be 15 feet in front cause you've got, you've got ten buildings there all lined up, 20 feet
from the property line and so I, I don't see how anybody could interrupt that I, that I
made a mistake. I didn't make a mistake, I deliberately put the building there with the
concurrence of the building inspector at the time.
And then, Councilman Amen made some statements that I'd like to talk to. He said,
someone has requested variance after variance basically stepping outside the intent of
the code. I've made, I've asked for one variance in the last 22 years. Nowhere close to
being variances and variances.
Bryson:
Okay, as chairman, you need to speak to me. Yes. Thank you.
Craig:
Do I have to look at you too?
Bryson:
I don't know. You don't have to, no.
Craig: Okay. You called me on that the other day too. Anyway, there's been
one variance in 22 years. The other thing, I've had one encroachment that I've had to
take care of in 22 years. In that encroachment, or that happened July 19, 2002 was
when that encroachment was taken care of but two years or so before that, I guess it
was more than two years, the 22nd of August, 1998, I had an as-built built showing
that encroachment, or showing where the building was. 11-8-00, there was a final
inspection done. This is the final inspection that was done and it shows no non-
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 4
compliance observed. July 19, 2002, some time before that I was told that I had an
encroachment and so a few years after the building was built, I had the encroachment
taken care of. I've had one encroachment taken care of in the last 22 years, other
than the one that was built in 1982 and that encroachment, Councilman Bryson, got
really upset with me because when I asked for this encroachment, I was told by the
building, by the building people that I couldn't ask for the variance for the next
building that I wanted to do at the same time that I had to get this encroachment
taken care of before I could ask for the variance and I never did understand what your
question was Mr., Councilman Bryson, about why you were so upset with me for not
taking care of them both at the same time. You asked me a question and I guess I
didn't understand it. But anyway, I was doing what I was told to do, separate them,
get the encroachment taken care of and then ask for a variance. And I did that and
the variance was denied.
So, Mister, Councilman Bryson, I would like to know what Mr. Amen is talking to
when he talks about the two-story building is actually a three-story building. I don't
understand that and if he can answer that after I'm done I'd appreciate it. And then,
the statement says that in the past there's been some false statements made and if I'd
lied to the council about something, I would like to be able to ask that or answer those
questions too. I don't believe that I have. And, as far as playing games, you know, in
my situation there's been a lot of give and take. I've asked for and been turned down
or this, that and the other thing's happened, but I thought that's what you were
supposed to do if you had a disagreement or if something wasn't going right that you
could ask and come to the council to see if you can get something done and if you
can't, then you couldn't get it done.
But, you know, I've had one variance and one encroachment taken care of in the last
22, well since 82, so about 22 years.
Bryson:
Ah, are there any comments from commissioners? Concerning the...
Craig:
So, am I going to be able to find out about the two stow thing?
Bryson: Ah...
Craig:
And I am talking to you...
Bryson' Pardon?
Craig:
And I am talking to you...
Amen:
Do you need me to explain my statement or my reasoning?
Bryson' Okay, explain, to his comment...Last meeting I was not the chairman,
this meeting I am the chairman that's why I referred to Mr. Glick.
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 5
Craig: I know.
Bryson: You're comments are just being received and whether people want to
respond to them at this time is up to them.
Amen: I'd be more than happy to respond, especially the two story as indicated
on the plat or map or three-story, so...
Craig:
Which building are you talking about?
Amen:
The three-story one...
Craig'
I've got two three-story buildings.
Amen:
of that.
Here's the garage on the bottom story and then two more stories on top
Craig: Well, if you check the building permit, when that building permit was
applied for, it was applied for as a three-story.
Amen: Okay, well, and my comment was that the map showed, the plot showed,
it was labeled as a two story.
Craig:
That's the surveyor's fault. That's not my fault.
Amen:
I appreciate you clarifying that.
Bryson: I believe one of the encroachments was created when you failed to get a
building permit when you modified the garage complex to a second story and it
became a living area, isn't that...
Craig: That's not quite the way it happened. That's what's been told. What
happened was, in my viewpoint, is that when I applied for it, I applied for it as a
garage, that's correct and the building permit said garage for the whole time. It said
garage. But, I had that, those two story, the second story was a bedroom and I was,
and the building inspector knew it was a bedroom, he made me put an ingress window
in there. He made me put two sheets of plywood underneath it. He made me put a
wall in and a two-hour or one-hour burn door in there. So, he knew it was a garage
and I was parking my garage, my car in there so it was a garage the whole time till I
changed it over. But I was living, I had living quarters in it. I was staying in the
bedroom and I explained the last time, one other time, I was trying to be gone eight
months, nine months out of the year and I was going to stay there a couple months
out of the year and it ended up I was staying a lot longer so I converted it to a,
converted it. And when I converted it, was May, well the final inspection was done
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 6
11 /8/00, that was when the final inspection was done of the garage, and then at
some, I don't know, I have the information when I converted it, but for over two years,
three years, the garage was there and the bedroom was above and the building
inspector knew it the whole time and then after I converted it, it was like a month later
that I was told that I had an encroachment. Not even when I, not even after I, not
even when I converted it was I told that I had an encroachment. It was, it was like a
month difference in there. Now what was your question now that...
Bryson' You're saying, well, this wasn't the question I asked, but you're saying
that you were allowed to construct the building to a non-conforming use 20 feet from
the property line instead of the required 25?
Craig:
No, you're allowed to put a garage into...
Bryson:
Right, not a living area.
Craig: No, and I didn't know that. I had no clue and I don't know and I don't
think the building inspector realized it or he didn't catch it for some reason or other. I
don't know. I don't think he allowed me to do it on purpose, but for some reason he
didn't catch it. It was there for three years and he knew it was a bedroom and then I
got it, I got it converted and then after I got it converted, then I was told a month later
that I had an encroachment and I didn't have a clue the whole time that anything was
wrong, but I would have been told ahead of time when I was constructing it, or some
time in those three years, I could probably, according to Marilyn, I could have put an
outside entrance in it and made that four feet into a storage area or something and
moved my bedroom back and I would have been okay. I would have been glad to do
that, but I didn't know that and the building inspector didn't tell me until, you know,
it was like, four years. Maybe three years or something.
Bryson: Okay. Are there any other comments from the commission? Do you
have any other comments you want to make?
Craig:
Ah, is there any way to find out, if that, what false statements I made?
Bryson: Ah...
Craig:
That's okay. That's kind of a tough one, I think.
Bryson:
A little too hypothetical for me...
Craig: I'm just going by what's in the minutes. It says that I made false
statements and, you know, it's pretty bad when someone tells you that and they know,
they can't say it to you when, when I'm up here to answer the question. They have to
say it afterwards.
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 7
Amen: I, I'll respond to that. It was pointed toward me. What I recalled was,
during past meetings you mentioned your next door neighbor, Dr. Bailey, is that his
name?
Craig' Yes.
Amen' Okay, didn't have any problem at all with what you were doing. And
then I found out subsequent to that, that he really did have an issue with what you
were doing next door.
Craig:
I said Dr. Bailey never had a problem with what I was doing?
Amen: During ah, the 2002 meeting you had mentioned that your next-door
neighbor, Dr. Bailey, really didn't have any problem with what was going on...
Craig:
I don't believe I said that. I'd have to look back and see.
Amen:
remember.
Maybe it was a misunderstanding on my part, but that's what I
Craig:
Okay, if I said that, you know, Dr. Bailey, we don't need to discuss that...
Amen' ...inaudible...
Craig: ...but if I said that, I don't remember it and you know, Dr. Bailey and I
have basically gotten along really good the whole time...
Amen:
up.
Well, that's exactly what I was .... inaudible... I appreciate you bringing it
Craig: Okay.
Bryson:
Okay, that completes...
Craig:
Thank you, I appreciate your taking the time to listen to me.
Bryson: Thank you.
End of verbatim.
ITEM 12:
INFORMATION ITEMS -- None.
ITEM 13:
COMMISSION COMMENTS/g QUESTIONS -- None.
ITEM 14:
ADJOURNMENT
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 8
MOTION:
Commissioner Eldridge MOVED to adjourn and Commissioner Hammelman
SECONDED the motion. There were no objections. SO ORDERED.
The meeting adjourned at approximately 7:35 p.m.
Minutes transcribed and prepared by:
Carol L. Freas, City Clerk
PLANNING & ZONING COMMISSION MEETING
NOVEMBER 10, 2004
PAGE 9
STAFF REPORT
To: Planning & Zoning Commission
Date: November 15, 2004
Res: PZ04-50
GENERAL INFORMATION
Applicant:
Whitford Surveying
P.O. Box 4032
Soldoma, AK 99669
Requested Action:
Legal Description:
Street Address:
KPB Parcel No.:
Existing Zoning:
Current Land Use:
Land Use Plan:
ANALYSIS
Preliminary Subdivision Plat- Alaska State Land Survey No.
2004-25
Within Surveyed Section 36, T6N, R11 W, SM, Alaska
6991 Kenai Spur Highway
04103012
RR- Rural Residential
Vacant
Conservation/Open Space
This plat subdivides a 1 O-acre tract from an approximately 86-acre parcel. The property
is zoned Rural Residential. The resulting tract meets the lot size requirements for the
zone. The plat dedicates a 50-foot right-of-way for Togiak Street. Togiak Street is
currently dedicated to the edge of this property. This property is being subdivided by the
State for transfer to the City of Kenai for the location of the City's new well house.
Plat contains several notes regarding development on the parcel that are more stringent
that the City's zoning code. The building set back note should be corrected to note
development is regulated by the City's setback requirements.
City Engineer:
The City has minimally improved Togiak Street for construction and operation of
utilities. The new water supply project will further improve the road. Public vehicular
access is not permitted at this time except for recreational activities. No installation
agreement is needed.
Building Official:
New City structures will comply with building codes.
0450 Comment.doc Page 2
RECOMMENDATIONS
Recommend approval with the request that the Building Set Back plat note be corrected.
ATTACHMENTS:
1. Resolution No. PZ04-50
2. Preliminary Plat
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ04-50
SUBDIVISION PLAT
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY
OF KENAI RECOMMENDING THAT THE ATTACHED SUBDIVISION PLAT BE
APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:
WHEREAS, the attached plat ALASKA STATE LAND SURVEY NO. 2004-25 was
referred to the City of Kenai Planning and Zoning Commission on November 12, 2004
and received from Whitford Surveying.
WHEREAS, the City of Kenai Planning and Zoning Commission finds:
1. Plat area is zoned RR- Rural Residential and therefore subject to said zone
conditions.
2. Water and sewer: Will be available
3. Plat does not subdivide property within a public improvement district subject to
special assessments. There is not a delinquency amount owed to the City of Kenai for
the referenced property.
Installation agreement or construction of improvements is not required.
Stares of surrounding land is shown.
Utility easements, if required, shall be shown.
Plat shall verify that no encroachments exist,
Street names designated on the plat are correct.
CONTINGENCIES:
,
,
,
,
,
NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF KENAI THAT THE KENAI PENINSULA
BOROUGH PLANNING COMMISSION APPROVE ALASKA STATE LAND
SURVEY NO. 2004-25 SUBJECT TO ANY NEGATIVE FINDINGS AS STATED
ABOVE.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI, ALASKA, December 8~ 2004.
CHAIRPERSO/~..! v
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STAFF REPORT
To: Planning & Zoning Commission
Date: November 9, 2004
Res: PZ04-49
GENERAL INFORMATION
Applicant:
Blue Sky Pilots Trust 509-328-6028
Mae H. Brower, Managing Director
P.O. Box 9478
Spokane, WA 99209
Requested Action:
Legal Description'
Street Address:
KPB Parcel No.:
Existing Zoning'
Current Land Use:
Land Use Plan:
ANALYSIS
Conditional Use Permit- Recreational Vehicle Park
KN T05N R11W S 17 South 460 FT Of The S 1/2 SE 1/4
SW1/4 lying North of the Northerly right-of-way of
Kalifonsky Beach Road
725 Baleen Avenue
04941052
RR- Rural Residential
Vacant
Rural Residential
General Information:
KMC 14.20.150 details the intent and application process for conditional uses.
The code also specifies the review criteria that must be satisfied prior to issuing the
permit. The criteria are:
1. The use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district;
2. The value of the adjoining property and neighborhood will not be significantly
impaired;
3. The proposed use is in harmony with the Comprehensive Plan;
4. Public services and facilities are adequate to serve the proposed use;
5. The proposed use will not be harmful to the public safety, health or welfare;
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
0449 Comment.doc Page 2
development, building design, operation of the use and other similar aspects
related to the proposed use.
Subject property is a 10.6-acre rectangular-shaped parcel with approximately 1300 feet of
road frontage along Kalifomsky Beach Road and Baleen Avenue. Parcel also has
frontage (approximately 360 feet) along VIP Drive. This property is currently
undeveloped and was recently purchased by the applicant.
Applicant is proposing to develop a recreational vehicle park on this parcel. Recreational
vehicle parks are allowed in the Rural Residential zone by conditional use. Kenai
Municipal Code 14.20.245 specifically outlines guidelines for recreational vehicle parks.
14.20.245 Recreational vehicles.
(a) Recreational vehicle parks may be allowed by conditional use permit as
provided by the Land Use Table. Prior to issuance of a recreational
vehicle park conditional use permit, the parks shall meet the following
conditions'
(1) Adequate utilities for projected or actual use shall be available.
(2) The projected or actual use shall not threaten the health and safety of
adjoining landowners or recreational vehicle users in the park.
(3) Any and all specific conditions required to comply with subsections
(a)(1) and (2) as determined by the Planning and Zoning Commission
shall be met by the applicant.
(b) Maintenance of Parks. Recreational vehicle parks are not to become a
nuisance to surrounding properties. Recreational vehicle parks shall
control dust, shield lighting from other properties, prohibit loud noises
and maintain a clean and orderly appearance free from refuse.
(c) Revocation of Permit. The conditional use permit may be revoked by the
Commission if the conditions set forth in subsections (a) and (b) above
are not maintained.
Applicant is proposing a 160-site recreational vehicle park to be constructed in three
phases over five years. The initial phase would include construction of gravel parking
pads and access roads. At this phase, the applicant is not proposing to provide on-site
water or sewer and the sites would be available for self-contained recreational vehicles.
During phase two, electrical hookups would be installed. The last phase includes
construction of an on-site water and sewer system. Applicant plans to provide port-a-
potties and dumpsters for tenant use.
In October, a preliminary meeting was held with Ken Jayne of Blue Sky Pilots Trust and
Bob Springer, Building Official and Marilyn Kebschull, City Planner. Mr. Jayne was
provided information on the requirements for submitting an application for the proposed
recreational vehicle site. During that meeting and in subsequent contacts, Mr. Jayne has
advised the intent is to preserve as much of the natural vegetation as possible.
Development will require removing trees and vegetation to construct the access roads and
0449 Comment.doc Page 3
recreational vehicle pads. The drawings provided do not identify the landscaping to be
preserved other than showing unidentified landscaping between the recreational vehicle
pads.
To issue the requested Conditional Use Permit, it must
use meets the criteria established in KMC 14.20.150.
be established that the proposed
The use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district- The Rural Residential zone is described in
Chapter 14.20.080. The intent of the zone is 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 is to separate
residential structures to preserve the rural, open quality of the environment
and prevent health hazards in areas not served by public water and sewer and
to prohibit uses, which would violate the residential character of the
environment and produce heavy traffic in predominantly residential areas.
This parcel fronts along Kalifomsky Beach Road and properties outside of the
City of Kenai. The development across the road is commercial/industrial. If
development was restricted with required buffers along the property not
adjacent to Kalifomksy Beach Road, the proposed use should not affect the
residential environment.
The proposed 160-site recreational park may produce heavy traffic with peak
seasonal use. The applicant has been advised they should obtain State of
Alaska, Department of Transportation permission to provide access from
Kalifomsky Beach Road. The initial drawings provided show access via VIP
Drive and Baleen Avenue. (Since that time, the applicant has applied to State
of Alaska, Department of Transportation for a permit to construct access off
Kalifomsky Beach Road and has submitted a drawing showing that access.
The updated drawing also shows the original access off of VIP Drive and
Baleen Avenue.)
The value of the adjoining property and neighborhood will not be significantly
impaired. Paul Knight of the Kenai Peninsula Borough Assessing
Department was asked how the proposed use may affect property values. The
response was that until the market reacts, there is no change in values. Mr.
Knight continued to say that if the use was changed to recreation, the values
would not be changed until there were sufficient sales to justify a change.
The proposed use is in harmony with the Comprehensive Plan. The City of
Kenai's Comprehensive Plan was updated in 2003. The Plan denotes the
proposed land use for this parcel as Rural Residential consistent with the
current zoning. Rural Residential is defined in the Plan as, "The Rural
Residential district includes areas that, due to location or site conditions, are
0449 Comment.doc Page 4
best suited for large-lot single-family residential development. Homes in this
district typically rely on individual on-site water supply and wastewater
disposal systems. Compatible institutional uses such as churches, schools, and
daycare facilities may be intermixed if they comply with zoning design
guidelines. Small home-based businesses may be accommodated within
certain design guidelines.
The Plan notes the land use plan maps complement the written policies of the
comprehensive plan and should be used to provide guidance for decisions.
The maps recommend areas for major land uses and are generalized. The Plan
notes, "... the exact definition of land uses is to be determined by revisions to
the zoning map." This parcel is large enough to request a rezone; however,
recreational vehicle parks are conditional in all zones in the city where
allowed.
Public services and facilities are adequate to serve the proposed use. This
would include road. maintenance, police, and fire. Road maintenance would
be provided on Kalifomsky Beach Road by the State of Alaska. The other
roads, VIP Drive and Baleen Avenue are maintained by the City of Kenai.
The proposed use is during the summer months and the required maintenance
would be minimal,.. Kalifomsky Beach Road and VIP Drive are paved.
Baleen Avenue is gravel and would require periodic grading during the
summer months.
The proposed use will not be harmful to the public safety, health or welfare.
The City of Kenai-Police and Fire Departments were asked to provide input on
the proposed RV park. The following is a brief synopsis of their input.
The Police Department had concerns noting the possibility of increased
crime with the type of activity. Crimes typically involve thefts of
fishing and camping gear. Also concerns regarding alcohol
consumption and the possibility of the effects. Increased traffic was
noted. The. Department anticipates an increase in ATV traffic from the
site. (ATV's are not permitted to operate on improved City or State
rights-of-ways.) Also noted was concern regarding open campfires,
trespassingS, on adjoining properties, unrestrained pets, lost and
wandering children, garbage and refuse attracting bears, and littering.
The Fire Department noted that there are no city water and sewer in the
area and questioned whether private systems for this use may effect the
adjacent properties' on-site systems. Traffic concerns and access was
questioned .and whether or not the proposed roads at the site would
support the. emergency equipment. Also noted that furore development
may require meeting additional fire codes (extinguishers, pay phones,
electric and gas cut-offs).
0449 Comment.doc Page 5
In discussing these concerns, the applicant has noted the park roles will
address several of these issues and plans to provide a sample of those roles
to the Commission for review and information. The applicant specifically
noted pets will be required to be on leashes, open fires will not be
permitted, the park will provide dumpsters and fish cleaning will not be
permitted on-site. In addition, the applicants have applied to the State of
Alaska, Department of Transportation for a permit to construct access off
Kalifomsky Beach Road.
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. The applicant is proposing to use natural buffers
as screening for the proposed RV park. Drawings that the applicant submitted
show approximately 50 feet buffer along the Baleen Avenue side and
approximately 100 feet buffer along Kalifomsky Beach Road. Along VIP
Drive, there is approximately 100 feet of buffer with the exception of those
areas that would ~¢ disturbed with the access. Along the east property line,
there is approximately a 33-foot buffer.
·
.,
City Engineer:
Furore on-site water supply and sewage disposal systems shall comply with City codes
and State of Alaska Department of Environmental Conservation requirements to main
public health as related to water and wastewater. Access to the park should be primarily
from Kalifomsky Beach Road.
Building Official:
Building permits will be required for installation of electrical, water, and sewer systems
and any buildings. Sanitary facilities will be required when construction of buildings are
planned.
RECOMMENDATIONS
Applicant is proposing to deVelop a 160-site recreational vehicle park. The property is
zoned rural residential. Recreational vehicle parks are allowed by conditional use permit.
This parcel lies on the border of the City of Kenai and the Kenai Peninsula Borough.
Borough properties across Kalifomsky Beach Road are developed with
commercial/industrial activities.
The applicant proposes to construct the park in three phases over a five-year period. The
park would be open seasonally from May 1 to September 31 each year. The proposal is
to buffer the activity from the adjoining properties using the natural buffer. The plan for
interior landscaping is to retain as much of the natural landscaping as possible.
0449 Comment.doc Page 6
Applicant has applied to the State of Alaska for a driveway permit so that the main
entrance to the park would be off of Kali£omsky Beach Road. With the State permit, the
access off of VIP Drive and Baleen Avenue would primarily be for exiting the park and
for emergency access.
Based on the application and proposed plan, it appears that the plan meets the
requirements for issuance of a conditional use permit for a recreational vehicle park. If
the Commission grants the permit, it is recommended that the following be required'
o
.
.
.
o
Require a minimum 100-foot buffer from the three sides of the property
adjoining residential properties. The development should preserve as
much natural trees and vegetation as possible. In the event the natural
buffer is lost, a site-obscuring fence would be required for those areas
adjoining the residential area.
Pursue obtaining the driveway permit from the State of Alaska. If the
permit is received, the access off VIP Drive and Baleen Avenue should be
limited using traffic patterns, gates, or signage.
On-site water and septic systems must meet State of Alaska Department of
Environmental Conservation requirements for the use. When the system is
developed, a copy of the DEC permit must be filed with the City of Kenai.
All construction on the parcel must be reviewed and approved by the City
of Kenai to insure the development meets zoning, building, and fire codes.
Excavation permits may be required to construct the access onto Baleen
Avenue and VIP Drive.
The owners must develop and enforce park roles that regulate activities
within the park. Rules should address, but not be limited to, pets, garbage,
alcohol use, campfires, and quiet times.
ATTACHMENTS:
1. Resolution No. PZ04-49
2. Application
3. Drawings
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ04-49
CONDITIONAL USE PERMIT
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI GRANTING A REQUEST FOR A CONDITIONAL USE PERMIT TO:
NAME: BLUE SKY PILOTS TRUST
USE RECREATIONAL VEHICLE PARK
LOCATED: 725 BALEEN AVENUE
KIN T05N RllW S17 SOUTH 460 FT OF THE S1/2 SE1/4 SW1/4 LYING
NORTH OF THE NORTHERLY RIGHT-OF-WAY OF KALIFONSKY
BEACH ROAD
KENAI PENINSULA BOROUGH PARCEL NO: 04941052
WHEREAS, the Commission finds:
o
That an application meeting the requirements of Section 14.20.150 has been submitted
and received on: November 8, 2004
e
This request is on land zoned: RR- Rural Residential
o
That the applicant has demonstrated with plans and other documents that they can and
will meet the following specific requirements and conditions in addition to existing
requirements'
a. See page 2..
,
That the Commission conducted a duly advertised public hearing as required by KMC
14.20.280 on: December 8, 2004.
,
Applicant must comply with all Federal, State, and local regulations.
NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF KENAI THAT THE APPLICANT HAS
DEMONSTRATED THAT THE PROPOSED RECREATIONAL VEHICLE PARK
MEETS THE CONDITIONS REQUIRED FOR SAID OPERATION AND THEREFORE
THE COMMISSION DOES AUTHORIZE THE ADMINISTRATIVE OFFICIAL TO ISSUE
THE APPROPRIATE PERMIT.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI, ALASKA, DECEMBER 8~ 2004.
CHAIRPERSON: ATTEST:
0449 Res.doc Page 2
In addition to meeting the requirements of KMC 14.20.150 and KMC 14.20.245, the following
requirements must be met:
o
,
,
,
.
Require a minimum 100-foot buffer from the three sides of the property
adjoining residential properties. The development should preserve as much
natural trees and vegetation as possible. In the event the natural buffer is lost, a
site-obscuring fence would be required for those areas adjoining the residential
area.
Pursue obtaining the driveway permit from the State of Alaska. If the permit is
received, the access off VIP Drive and Baleen Avenue should be limited using
traffic patterns, gates, or signage.
On-site water and septic systems must meet State of Alaska Department of
Environmental Conservation requirements for the use. When the system is
developed, a copy of the DEC permit must be filed with the City of Kenai.
All construction on the parcel must be reviewed and approved by the City of
Kenai to insure the development meets zoning, building, and fire codes.
Excavation permits may be required to construct the access onto Baleen Avenue
and VIP Drive.
The owners must develop and enforce park roles that regulate activities within
the park. Rules should address, but not be limited to, pets, garbage, alcohol use,
campfires, and quiet times.
SE~
2540
):lC] cllA
.L~S
KENAII, ALASKA
210 Fidalgo Avenue, Kenai, Alaska 99611-7794.
Telephone: 907-283-7535 / FAX: 907-2
CONDITIONAL USE PERMIT
APPLICATION
Mailing Address: ~ 6~, xf~5OX,
~ere per~t will be operated
Legal Description of Prope~y' ~
. .-~ ·
Kenai PeninsUla Borough Parcel No.
City of Kenai Zoning:,
Provide a detailed description of the proposed use. If the space provided is not sufficient,
attach a sheet to the application.
The following inf.o, rmation must be ,provi. ded before your aoolication wil! be
_ _
_co_n_side.red for orocessine., Do not submit your application ,until it contains, al!
~oui~d inform.a,,ti.o.n. (Check each box that applies and attach the necessary
information to this application.)
I am the legal owner of the property.
I am not the legal owner of the property; however, I have attached verification by
the owner of the property that I have permission to apply for this Conditional Use
Permit.
Attached are dimensioned plot plans showing the location of all existing and
proposed buildings or alteration on the affected property. Plans must show, at a
minimum, the entrance, exit, and parking spaces on the property. (For bed &
breakfast applications, must show areas to be rented.) ~,_q~e ~--,~ ta/'//
have paid the appropriate fee.
I have reviewed Kenai Municipal Code 14.20.150, Conditional Use Permits, and believe
that the requested permit satisfies the requirements of this section of the code.
Specifically, the following requirements have been satisfied:
'rh use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district.
The value of the adjoining property and neighborhood will not be
significantly impaired.
The proposed use is in harmony with the Comprehensive Plan.
Public services and facilities are adequate to serve the proposed use.
..
:['he proposed use will not be harmful to the public safety, health or
welfare.
I certify that the information provided is accurate to the best of my knowledge.
Applicant:
Date:
City of Kenai, Alaska
Marilyn Kebschull, City Planner
Bob Springer, City Engineer
210 Fidalgo Avenue
Kenai, AK 99611-7794
November 3, 2004
Planning Board Meeting dated 10/19/2004 attended by Marilyn Kebschull, Bob
Springer and Ken Jayne/Blue Sky Pilots Representative
Dear City Planners:
Per the above-referenced meeting, I am submitting on behalf of Blue Sky Pilots Trust the application for a
Special Use Permit for a proposed RV Park with the name of: Kenai VIP RV Park.
WE ARE PROPOSING A 160 SITE RV PARK TO BE OPEN FOR BUSINESS FROM MAY 1 THROUGH SEPTEMBER 31. THE
FOLLOWING PROPOSED SITE PLAN, UPON APPROVAL, WOULD BE IMPLEMENTED IN THREE PHASES OVER THE
NEXT FIVE (5) YEARS:
PHASE ONE-
3 ONE-WAY ROADS WITH PARKING PADS (SEE ATTACHED DRAWINGS). ACCESS WOULD
BE FROM VIP ROAD RUNNING EAST AND EXITING ONTO BALEEN STREET WHERE RV
UNITS CAN ACCESS THE HIGHWAY FROM PIRATE LANE. ROADS AND PADS WOULD BE
GRAVELED.
ADDITIONALLY, THREE (3) SETS OF PORT-A-POTTIES AND THREE DUMPSTERS WOULD BE
DISPERSED EVENLY THROUGH THE SITE WITH REGULAR SERVICE.
PHASE TWO:
ELECTRICAL HOOKUPS
PHASE THREE:
WATER SYSTEM
DRAIN FIELD SYSTEM
Please preview the enclosed site plan drawings before accepting our application-and feel free to make any
suggestions that may help the process move forward as quickly as possible. (The drawings have to be printed to
read the writing).
We have been communicating with several contractors on the project who have assured us that we can
commence the road cleating this winter in preparation for opening in May 2005. I know you are busy, but your
prompt attention will be appreciated.
We have given the legal description on the property and have no Parcel No. that we are aware of.
Please contact us as soon as possible to notify us of any deficiencies in our enclosed paperwork. Thank you for
your time and consideration.
Sincerely,
Mae H. Brower, Managing Director
Blue Sky Pilots Trust
P. O. Box 9478
Spokane, WA 99209-9478
Phone: (509) 328-6028
/
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./
~~o
28 November, 2004
SUBJECT: Proposed RV Park
RECEIVED
NOV
C~Ty OF ---'---'
Hi Marilyn, hope you had a restful holiday and hope I am not causing you too
much paperwork with this project! I was able to open your last attachment and I
received a couple more in the mail; thanks for keeping me informed.
The opposition to the request for the Special Use Permit by some of those living
in the area is not unexpected; however, I have yet to see any real valid threat to
the health and/or safety of anybody by the opening of this RV Park.
Travelers from the RV Park will have no reason to venture into the local
neighborhood with their RVs. Traffic signs would divert all traffic from the RV
.park back to the K-Beach road. Those who venture down the local streets will be
doing so whether they are staying at the RV Park or not. All maps of the area
..clearly show'access to Cannery Road via Set Net which saves almost a mile of
driving. ! do not know of any laws preventing the driving on city streets, as long
as all laws are being obeyed. If l am mistaken on this point, please advise me of
the local or State codes to the contrary.
Are we to believe that the .local residents were unaware, when they purchased
their properties, of the ACCESS_to the WORLD'S BEST dip netting in Alaska was
just down the street from their housing development? Or that they were buying
property a few blocks from the perpetually busy K-Beach Road--a main artery
between Anchorage, Soldotna and Homer?
It appears from the comments thus far, there ALREADY is a problem, for some,
with traffic on local city streets and the driving of ATVs on or along residential
roads. I, for one, would like to know who is making a mess of our proposed RV
Park right-of-ways with THEIR ATVs. Who are the residents that are breaking
these traffic laws NOW?
In response to Mrs. Koester:
Mrs. Koester used the term "transient travelers" in her e-mail, intimating that the
tourists visiting the area were vagabonds or transients. Nothing could be further
from the truth! The people who will be coming to stay BRIEFLY from all pads of
the lower 48 and from many other countries (in rented motor homes) to enjoy the
rich bounty and beauty that the area provides will have had the means to do
sc). They will be in self-contained motor homes, some of which will have cost
.more than the local residents' homes! Many will be people who are retired,
and/or have stable incomes having made a success of their lives, and all will be
experiencing the dream of a lifetime-vacationing in Alaska, the last frontier.
To denigrate the tourist trade in such a way only shows the weakness of Mrs.
Koester's position and could not be Kenai City Planning philosophy, nor could it
be the State of Alaska's policy, for they spend millions in advertising to bring
these valued travelers to Alaska! Is her named spelled right? I divorced a Karen
Kloster 20 years ago or so; hope I'm not dealing with her again!
As I stated, we have been coming to the Kenai for over 12 years. In that time, I
would not even want to know how much money we have spent during our short
weeks in July (over $2,500 last year). As a matter of fact, THIS is one of the very
few places in this world I enjoy spending money! Where else could the next fish
BE THE ONE? In all this time we have broken no laws, not even a traffic
violation. (OK, maybe that one red was hooked in the mouth a little sideways).
However, we have paid for cars, campers, boats, motors, charters, motel rooms,
bed and breakfasts, 5th wheels, copious amounts of fishin' stuff and some of the
awfullest smelling halibut juice in the world! Every tourist we meet up here does
the same thinq. Most stay in Soldotna, Homer or somewhere else - other than
Kenai, because there aren't very many places to park a nice big R.V. and stay
awhile. River Quest just went private, River Bend is maxed-out and has lost
much of its natural ambiance.
Then there is the new Kenai Landing with nowhere to put the multitudes of
people who will be shopping and enjoying the area. I have had some talks with
the owners and we are in agreement - there is a bright future for this area's
tourist trado, IF they havo a placo and/or reason to stay.
The few sites at the Landing (12) and Robinson's (127) were mentioned by Mrs.
Koester in a way to imply there is adequate RV parking. These parks are
neither adequate nor able to represent the Kenai area in a light that would bring
"a fond memory" by staying in the area. A nice rig is going to go on down the
road and spend money somewhere else. We plan very roomy spaces and lots of
trees in between sites---"Come and Camp in the Spruces" would be our motto.
Very, very few tourists who travel great distances, from all parts of the country
and spend all the money they do, come to steal or commit crimes. If there is a
crime problem in the area, it is most likely from the high rate of drug use--like
almost everywhere else where there is crime. Tourists do not want to spend one
minute of their valuable time in the poky when the fish are IN and the bite is ON!
Over the years we have been coming to the Kenai, we have made some dearest
of friends; they live in Colorado, Florida, Minnesota, California, and on and
~on...and NONE were interested in committing a crime that we know of.
In conclusion, I would ask if you would please direct me to the re-zoning
procedure for this property. If the RV Park fails to win approval, my investors
(shareholders) will ask of me, as Trustee, to propose a permanent zone change
to facilitate a mobile home park on the 10 acres. Mobile Home Park
development is Blue Sky Pilots Business Trust's primary focus and we are
involved in many large park developments in the Pacific Northwest. This will
qualify as residential use, and could not pose any more danger in the
neighborhood than there already is, since everybody will qualify as permanent
residents (the only safe people to have around).
While surveying the area's needs, I found permanent affordable housing is every
bit as viable as an RV Park. An RV Park would be shut down most of 9 months
of the year and a great need exists for 12 month housing; this would be far more
profitable over time than the few weeks use by seasonal RV'rs. Our experience
has been such a permanent mobile home park providing affordable housing
would qualify for several State and Federal loan/grant options, making this
preferable, if need be, to the RV Park concept.
Thank you so much for your valuable time,
Ken, Trustee
BSPBT
23 November 2004
TO:
Marilyn Kebschull, AICP
Planning Administrator
City of Kenai
Hi, again, thank you for keeping us informed with regard to comments
from the area.
I would like to clarify a couple of issues. First, many times in these
comments the people are implying "not in my subdivision" when
referring to the proposed RV Park. The legal description clarifies this
mistake:
"That portion of the .... EXCEPTING THEREFROM, any portion
lying within VIP COUNTRY ESTATES SUBDIVISION, Part 5,
according to Plat No. 85~124.
I would like the commission to understand this 10.6 acre parcel was
never a part of any subdivision in the area and covenants pertaining to
the subdivisions close by do not have any legal effect on this property.
Plainly, on the Deed of Trust there is a map showing the land is
"unsubdivided."
"A lot ot them are driving fast and pay no attention to the speed limit sign that is located
at the corner of VIP and Sanddollor.(20 mph) I can only imagine what summer would be
like with 165 camper loads of people, 4 wheelers, motorcycles etc all passing my house
to get to the beach." Ken and Amy Cissell," 30 Nov. 2004.
Second is in reference to the amounts of traffic in the area when the
reds are in. For the life of me, I cannot understand how so many
people can be so unhappy abOut the recurring traffic on their streets
when they knew or should have known, those pesky reds would be
there on the 17th every year!; and have been doing so forever or at
least long before there ever was a VIP Estates. And at the same time,
with a straight face, claim that they moved there (directly between K-
Beach Road and the shortest route to the salmon grounds) to find a
place of quite tranquility and "no through traffic."
Thirdly, there is an overwhelming harmony to the e-mails in regard to
the theory that because of the proposed RV Park, there is going to be
an enormous increase in traffic through their properties. This might
have more validity if the RV Park were on the north side of VIP
Estates and the RV'rs had to drive past their properties to get to the
RV Park.
However, the logistical facts are just the opposite of this scenario!
Not one RV has to pass by even one residence to gain access to the
proposed RV Park. RV traffic will be coming off of K-Beach Road
directly into the Park. When leaving, there will be very clear signage
pointing out the most direct route back to K-Beach Road. We would
encourage the City to erect additional signage stating something to the
effect: "no thorough fare" "no public access" or "local traffic only."
We have no authority to put up such signs. We would also encourage
the City Police to enforce vigorously ..all traffic laws in the City to
protect everyone, especially the children in the area. We would
welcome regular drive-throughs in the park to assure peace and safety
for all, locals and visitors alike.
We are not in favor of alcohol in any form, ,at any time, however, if
the "open container" codes apply to RVrs, and it should, would it also
apply to local residences within the City? Could they be in violation
of these same codes while having a "beer" at the barbeque in their
backyard within VIP Estates?
Looking forward (eeek!) to the meeting on the 8th.
Ken Jayne
BSPBT
DRAFT
KENAI VIP RV PARK REQUI~MENq
PI.__.____~ .... NNING DEPARTMENT
YOU ARE ENTERING A COMMUNITY AS A GUEST OF KENAI VIP RV
PARK. YOU ARE ABLE TO VACATION HERE BY INVITATION OF THE CITY
OF KENAI AND THE PARK OWNERS. AS GUESTS, PLEASE DO NOT ABUSE
OUR INVITATION.
USE COMMON SENSE FOR YOUR SAFETY AND ENJOYMENT.
(THE TEN COMMANDMENTS OF PARK USE)
1. Speed limit in the Park is 5 m.p.h.
2. GUESTS may not park on common roads, as emergency vehicles must have access
at all times. All vehicles must fit in assigned spaces; only one RV per space. Tenting
is not permitted.
3. Noise disrupting or bothering community members is prohibited.
begins at 10 p.m. (no generators; listen to the whispering spruces).
Quiet time
4. No aggressive or disruptive behavior will be tolerated by GUEST'S animals.
Dogs must be on a leash. All pet droppings must be scooped up and disposed of as
trash.
5. Only LEGAL use of alcohol is permitted. NO ALCOHOL IS ALLOWED IN
COMMON AREAS. (STRICTLY ENFORCED).
6. Open campfires are not allowed.
7. Absolutely no fish parts are to be discarded in dumpsters or on park property-
FEED THE FISH, NOT THE BEARS!
8. Please preserve the natural landscape. Do not harm trees or plants by gathering,
trimming, chopping or otherwise defacing our environment.
9. Only licensed vehicles may be used in the Park. The use of off-road vehicles such
as ATVs, or dirt bikes, is not permitted. When exiting the Park, observe directional
signs for everyone's safety.
10. By observing the above, you will have a wonderful experience on the Kenai, and
will have a wonderful place to come back to and enjoy year after year.
Page 1 of 1
Marilyn Kebschull
~ ....... ~x.~,~..,,~x..:.:.~:-:-:.:.:.:.:.:,:.:.:.:.~,x~,~~ .................... ×.:.:.:.:-:.:.:-:-:-:-:.:.:.:~.:.:.:.~~ .................................................
From: Jim Kass [jrk.kassu@alaska.net]
Sent: 17 November, 2004 12:28 PM
To: Marilyn Kebschull
Cc: Sandy Kass
Subject: KPB parcel # 04941052, legal desc: KN TO5NR11WS17South460FTOF THE S1/2SE1/4SW1/4
Marilyn,
I have just found out the above referenced property has a conditional use for a RV Park. Since this in my neighborhood I
would like to go the record as being opposed to this project. The area is zoned RR why is this even being considered?
There is currently a RV park @ Robinson's store across the street as well as one at the end of Cannery Road (next to the
old Wards Cove Cannery). I didn't buy my house to be within 1 block of a RV park, this will definatly lower the property
values in area.
Jim Kass
815 Set Net Drive
Kenai, AK 99611
11/17/2004
Message Page 1 of 1
Marilyn Kebschull
.................. ~,,.~~,~,.,~x. .,x~....~ .................... ~.:.:.:.?:-:.:~-:.:.:.:.:.:.:-:~-:-:.:.:.:.:.:~.:.:-:.:-:-:.:.>,~~ .......................... ~~.,..
From: Hammelman, John C [jhammelman@unocal.com]
Sent: 22 November, 2004 8:48 AM
To: Marilyn Kebschull
Subject: FW: 160 RV Proposal for VIP Subdivision
Hi Marilyn,
Per our discussion please see below.
Have a great day and happy Thanksgiving!
John
..... Original Message .....
From: Trudy Davis [mailto:gimmie@gci.net]
Sent: Monday, November 22, 2004 8:31 AM
To: namen@tesoropetroleum.com; jhammelman@unocal.com; thejaybob@mac.com; jtwait@gci.net;
Iridgebb@ptialaska.net; rossrck@hotmail.com
Subject: 160 RV Proposal for VIP Subdivision
Dear Commission Members,
It has recently been drawn to our attention that a proposal has been submitted for a 160 space RV Park. We live at 425
Windjammer Court off of Pirate. VIP is zoned residential NOT COMMERCIAL. This proposal has the traffic pattern
exiting one way from Pirate to K-Beach. The amount of traffic that this would increase would be an unsafe situation for
the residential streets as well as the pattern exiting onto K-Beach. The water system and drain fields would not even be
installed until phase three, port-a-potties and dumpsters are not acceptable. The city would have to accomodate the
water and sewer.
Again, this is a residential neighborhood. Please do not allow this proposal to proceed any further.
Warren and Trudy Davis
425 Windjammer Ct.
Kenai, Alaska 99611
907/283-0217
gimmieCC_.gci.net
11/22/2004
Message
Marilyn Kebschull
Page 1 of 1
From: Hammelman, John C [jhammeiman@unocal.com]
Sent: 24 November, 2004 10:39 AM
To: Marilyn Kebschull :
Subject: FW: opposition to the proposed RV park within residential VIP Subdivision
Hi Marilyn,
Here is another piece of correspondence for our meeting packet.
Happy Thanksgiving!
John H.
..... Original Message .....
From: karen kOester [mailto:kkoester@yahoo.com]
Sent: Wednesday, November 24, 2004 9:4! AM
To: namen@tesoropetroleum.com
Cc: jhammelman@unocal.com; thejaybob@mac.com; jtwait@gci.net; Iridgebb@ptialaska.net
Subject: opposition to the proposed RV park within residential VIP Subdivision
Hello,
I realize my attached letter is somewhat long, but please take the time to read it and evaluate our arguments as if
this were going in next to your residential neighborhood. This proposed RV park is not an appropriate use of
this Rural Residential Zoned land - it would destroy the character and feel of our relaxed residential
neighbhorhood.
Karen Koester
283-3016
Do ,you Yahoo !?
The all-new My Yahoo! - What will yours do?
11/24/2004
To.'
City of Kenai Planning & Zoning Commission Members
From: Karen Koester, resident & property owner w/in VIP Subdivision
Subj'
Proposed Conditional Use Permit for proposed 160 site RV Park located
Within VIP Subdivision- City of Kenai
Date' 11/24/04
Dear Planning Commission Members'
After reviewing the Cities definition of Rural Residential Zones (14.20.080), it states that the "intent
of 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. Applicable
excerpts include·
o
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 predominatel¥ residential areas
On page 29 of your recently adopted Comprehensive Plan, it states under "Rural Residential", "the
RR district includes areas that, due to location or site conditions are best suited for large-lot single
family residential development. Homes in this district typically rely on individual on-site water
supply and wastewater disposal systems ....
On page 35 of the CP, under "Framework for the Furore", it states "Construction of the Bridge
Access Road and the Warren Ames Memorial Bridge opened the K-Beach area for semi-urban
settlement. Better access has fostered low density, semi-rural residential development with onsite
water and sewer facilities.
On page 37 of the CP, under "Framework for the Furore" it states "Another issue of neighborhood
..concern is commercial development near residential areas as conditional uses or through
rezones, particularly along the Kenai Spur Hwy. One of the goals of zoning is to achieve
stable, livable~ residential neiehborhoods by separating them from incompatible uses. This is
best achieved by zoning sufficient suitably located land for all expected uses, then adhering to
the zoning plan.
On November 20, 2004, I had approximately 60 residents of the VIP subdivision attend a meeting
in my home to discuss the proposed conditional use request for a 160 site RV park in our residential
neighborhood. There were many who were unable to attend that also voiced their opposition.
Among those present, there was overwhelming, unified opposition to this proposed conditional use
permit. The 60 residents present at my home (& others that called) unanimously believe that the 160
site RV park will substantially upset the character of our rural, acre-lot residential neighborhood.
We believe some negative impacts to our residential neighborhood to be'
Noise. The proposer can have all the roles they want, but ask the police how many times roles are
broken and with 160 sites with an average of 2.5 people, the roles are sure to be broken
and no one can guarantee the behavior or others. These people are not law enforcement
officers.
Traffic. This will be in the form of 160 sites, X 2.5 people roaming our neighborhood via foot,
atv and/or RV. Laws prohibit atv's on city roads, but I'm quite sure that they pose a
problem for police & neighborhoods, finding their way not only residential streets, but
ditches & yards.
On 11/10/04 1 called Linda Hummel, State DOT Right of Way Division regarding the
possibility of them allowing access onto K-Beach. While she had not seen this
application nor had it been investigated, she said that it was DOT's general policy to
DENY access to any state road if alternate access is available. In this case, there are 3
alternate accesses -Baleen St, VIP Dr & Pirate Ln
Safety: This is a neighborhood with many children. For years, they have enjoyed playing in
yards, ditchelines & on the paved streets of the neighborhood. As residents, we expect &
anticipate this activity because we know our neighborhood, but newcomers will not.
Similarly, just as "noise roles" can be broken, we have concerns about speeding, excess
drinking, increase in potential crimes such as theft & disorderly conduct, etc. This is a
neighborhood that has a history of little to no safety and/or noise problems and we'd like
to keep it that way. It's where we live.
Health:
Official approval for water & septic is critical & should be the first thing the applicant
Is mandated to get before anything is ever considered for approval by the city.
We all have wells at an average of 30' depth. If Contamination should occur, liability if
is a major concern. The next suitable aquafir is 100' - who will bear the cost of new
wells for 150 homeowners if contamination should occur?
We do not believe that 3 porta potties & 3 dumpsters are adequate for the 160 site x 2.5
person location within our neighborhood at any phase. We do not want any more trash or
bear problems than our current residential population imposes. These transient travelers
will have no ties to us and therefore, probably little care for our neighborhood concerns
and it's residential, rural character.
Zoning: Our neighborhood is zoned as Rural Residential. Many of us bought here because of the
RR zoning and our neighborhood covenants, which call for residential housing only.
Valuation: While this is certainly subjective and perhaps swayed by the market, as homeowners &
taxpayers, we don't want the City to take this chance on our backs.
Land use on K-Beach road is diversified, but much of what lies off K-Beach is borough land &
NOT zoned. Robinsons Grocery & the Cannery have been on un-zoned borough land since time
began, and our City neighborhood has no power over borough lands - but we should & do have
something to say about what goes into our residential neighborhood within the City of Kenai which
does have zoning. We are zoned Rural Residential and we want that character of our neighborhood
to continue.
If you look down K-Beach, there are many residential homes that border K-Beach, most with nice
tree borders that limit the noise & view of the road. Future residential use on this 10 acre parcel
bordering Baleen is within the range of possibilities given the nice tree line that exists along K-
Beach Rd. Any furore "institutional" considerations should reflect stability & people who have a
vested interest in the character of our neighborhood. I would suggest adherence to the recently
adopted CP, where it advises to adhere to the current zoning plan. Why zone if you ignore it? -
I respectfully request that you oppose the proposed 160 site RV park conditional use permit based
upon the cities own zoning code guidelines and the 2003 Comprehensive Plan. Additionally, I
believe the police & fire departments have expressed concerns that align themselves closely with
our own broad-based & unified neighborhood concerns regarding the health, safety & traffic
impacts to our neighborhood if this RV site were to be allowed.
Respectfully,
Karen Koester
Message
Marilyn Kebschull
~:~-:,--:-:-:,--.--.-~, ~ _ _ ~,~-:-:. :. :.x ,: .: .: .:. :.:.: .:-:. :. :. :.:-: ~-.--:.:-:.:-:-~~.~.~x,x.-: .: .x ~ ~ ,--.--:-:-:-:-:-:-:-:-.,~..:-x.:-:-:-:-:. :. :. :~. :. :.:-:-:-..-:-:-:-:-:-:-:-:. :. :. :.:-:-:-:-:-:. :. :. :. :. ~-:-:-:-:-:-:. :. :.:-:-: ,--: ~-:-:-:-:-:-:-:-: ~.,.~. ~.-:-:-:-:-:-:-:-:-:-:-:.:-:-:-:-:-:-:-:-:-:-:-:-:. ~ .............. ~
From: Hammelman, John O [jhammelman@unocal.com]
Sent: 24 November, 2004 ~ :45 ~M
To: Marilyn Kebschull
Subject: FVV: opposition to the proposed RV park within residential VIP Subdivision
More information.
Page 1 of 2
..... Original IVlessage .....
From: karen koester [mailto:kkoester@yahoo.com]
Sent: Wednesday, November 24, 2004 1:34 plVl
To: Hammelman, John C
Subject: RE: opposition to the proposed RV park within residential VIP Subdivision
John -
The City of Kenai Planning Department has already rendered an opinion on this proposal, so please read my
comments/opinion which differ from the cities. I can assure that that the 60 people that attended a meeting in
my home & the countless others that support our OPPOSITION to this proposal will be wanting you to listen to
US.
Karen Koester
"Hammelman, John C" <jhammelman~unocaLcom> wrote:
Karen,
I have forwarded this information on to the City of Kenai Planning Department.
Thank you.
..... Original Message .....
From: karen koester [mailto:kkoester@yahoo.com]
Sent: Wednesday, November 24, 2004 9:41 AM
To: namen@tesoropetroleum.com
Cc: jhammelman@unocal.com; thejaybob@mac.com; jtwait@gci.net; Iridgebb@ptialaska.net
Subject: opposition to the proposed RV park within residential VIP Subdivision
Hello-
I realize my attached letter is somewhat long, but please take the time to read it and evaluate our
arguments as if this were going in next to your residential neighborhood. This proposed RV park
is not an appropriate use of this Rural Residential Zoned land - it would destroy the character and
feel of our relaxed residential neighbhorhood.
Karen Koester
283-3016
Do you Yahoo!?
The all-new My Yahoo! - What will yours do?
11/24/2004
Page 1 of 1
Marilyn Kebschull
From' Leslei Spalding [lesleispalding@yahoo.com]
Sent: 28 November, 2004 9:27 PM
To: Marilyn Kebschull
Subject: RV Park VIP Subdivision
Dear Mrs. Kebschull,
I am unable to contact via e-mail Mr. Carl Glick, Mr. Phil Bryson, and Mr. Barry Eldridge. Would you be able
to forward this message for me or see that they receive a copy of my letter/concerns. Thanking you in advance.
Leslei Spalding
I have lived in the Kenai VIP Subdivision since 1989. This is a great place for my family to live and play. I am
very opposed to the new RV park they are hoping to be able to put in. First of all, it will be closer to my home
than nearly every one else. I am currently trying to sell my home. My job at Agrium is so insecure, as you
know, with gas supplies unavailable I do not want to sell my home. If I loose my job, I will loose my house.
If a RV park comes in next door, no one will be able to sell their homes here. No one will want to move into the
area or build any more new homes. If I don't sell my home, having this RV park in the area will increase the
noise, the traffic, the trash. People who come up from outside do not love or care for our state like I do, like
you do. My youngest son was hit by a car right out in front of my neighbor's house. People driving to hurry
down to the mouth of the river from out of state will not care to watch or even realize there are small children in
this area. There are lots of kids here riding their bikes and playing on or near the side of the road on rollerblades
or scooters. I really feel to put in this RV park will be a total disaster for the people living in the VIP
Subdivision. We all bought the homes here in a subdivision made for families. Not businesses. We are not
allowed through our covenants to put up fences, signs, or mn businesses here. The noise from the motor homes
will keep alot of us awake at night. I go to bed at 8'30 to 9'00 as I have to get up at 5'30 a.m. I sleep with my
window open for cooling. My window faces that piece of property. People from that RV park will be up,
generators running, partying up to all hours of the night.
I do not feel there is any monetary value for the City of Kenai in having this park here. If property values go
down, people move away, homes aren't built, homes can't sell and people walk away, then the City/Borough
looses. I would not buy or build a home next to a RV Park. This is a beautiful subdivision. Please do not let it
be downgraded.
Thank you for your help in any way you can to help the home owners in the VIP Subdivision from having
the RV park built here.
Sincerely,
Leslei Spalding
Box 667
Kenai, Alaska 99611
283-0412
Do you Yahoo!?
Meet the ol!:,_ne_w._My..Yahoo.! - Try it today!
11/29/2004
Message ~
Page 1 of 1
Marilyn Kebschull
FYI,
From:
Sent:
To:
Subject: FW:
Hammelman, John C [jhammelman@unocal.com]
29 November, 2004 7:41 AM
Marilyn Kebschull
..... Original Message .....
From: A! Van Horne [mailto:vanhorne@acsalaska.net]
Sent: Sunday, November 28, 2004 4:4! PM
To: jhammelman@unocal.com
Subject:
I am very much opposed to the proposed variance to allow an RV park in my neighborhood. I believe it will cause serious
problems,& deteriorate the overall quality of the area.Thank you,Alan K Van Horne,2505 Watergate,VIP sub
11/29/2004
Maril' Kebschull
From:
Sent:
To:
Cc:
Subject:
akelliott@acsalaska.net
29 November, 2004 9:19 AM
namen@tesoropetroleum.com; jhammelman@unocal.com; the
jtwait@gci.net; Iridgebb@ptialaska.net; rossrck@hotmail.com; Maril
billpopp@ptialaska.net
VIP Subdivision RV Park Conditional Use Permit OPPOSITION
./
Due to the following and many other reasons, we highly oppose the proposed VIP Subdivision
RV Park Conditional Use Permit'
1. The incompatibility of this kind of development in a residential neighborhood and
how that conflicts with the provisions City of Kenai's Comprehensive Land Use Plan.
2. Changing our rural residential lifestyle that we all believed would be protected in
the future by the zoning codes of the City of Kenai.
3. Noise emanating from the park (100+ generators on the RV's all running at the same
time, etc.)
4. safety at the K-Beach intersections with VIP & Pirate Lane.
5. Increased trespass problems with RV Park clients trying to access the river
through our private property
6. Increased traffic on our neighborhood streets from 4 wheelers trying to access the
river & dip net fishery.
7. The possible increase in life and safety issues as described in the City of
Kenai Staff Report, regarding police and fire department comments.
8. The potential loss of property values that could result from having this
incompatible RV Park operation in our neighborhood
As home owners in the VIP subdivision, we hope that you will not approve this conditional
use permit and allow this type of development in our neighborhood. This is not conducive
to the subdivision that we bought into! We know many of our neighbors and not one of them
think that this would be a welcome' addition!
Sincerely,
BRAD & ROSALIE ELLIOTT
815 Sand Dollar Drive
(907) 283-3306
From' Betty Steele
To' Planning & Zoning Commission, City of Kenai
This correspondence concerns the application for a Conditional Use Permit
V.I.P. subdivision.
The Blue Sky Pilots Association of Spokane, Washington has submitted the permit
request in order to establish a 160 space recreational vehicle park.
This would extremely impair the rural quality and environment of this
neighborhood. The proposed use is not in any way harmonious with the Rural
Residential Comprehensive Plan.
This facility would generate very heavy traffic on Pirate, Baleen, V.I.P. and K-
Beach Roads. Additionally, 4 wheelers trying to access the river and dip net fishery
will create hazards.
The noise from over 100 generators at the park will destroy the quiet of our
neighborhood.
There is neither public water nor sewer here, and due to soil conditions, there is a
strong possibility of contamination to our wells and to the Kenai River.
We are currently experiencing an ongoing erosion problem along the bluff of the
river on Watergate, the majority of which is being caused by the trespassing of
people trying to access the river through private property.
In Summary
A commercial development of this size and scope does not belong in a rural
residential neighborhood and in fact goes against the City of Kenai Comprehensive
Plan for Rural Residential. We live here because we believed that the zoning codes
would protect us from this type of development. ~
Sincerely,
Betty Steele
2705 Watergate Way
Kenai, AK. 99611
Marilyn Kebschull
From:
Sent:
To:
Cc:
Amen, Nelson P. [NAmen@tesoropetroleum.com]
29 November, 2004 9:58 AM
Wil Smith
Page 1 of 2
.. Pt ./.'. r:~.,",.,. '
Amen, Nelson P.; jhammelman@unocal.com; thejaybob@mac.com; jtwait@gci.net; Iridgebb@ptialaska.net;
rossrck@hotmail.com; Marilyn Kebschull
Subject: RE' VIP Ranch Estates RV Permit
Mr. Smith:
Thank you for your feedback.
I have received other responses on this issue. I am a home owner in Kenai and have always considered affected
individual's opinions a key element of the P & Z Commission's decision process.
Nelson Amen
From: Wil Smith [mailto:Corvette@acsalaska.net]
Sent: Monday, November 29, 2004 9:45 AM
To.' Amen, Nelson P.
Subject: VIP Ranch Estates RV Permit
Good Morning Mr. Amen. My name is Wil Smith and i live at 2740 VIP Drive. I want to let you know that I oppose the
application for a RV Park Conditional Use Permit by Blue Sky Pilots Trust for the following reasons'
* Increased traffic on our neighborhood streets from 4 wheelers trying
to access the river & dip net fishery
* Noise emanating from the park (100+ generators on the RV's all
running at the same time, etc.)
* Safety at the K-Beach intersections with VIP & Pirate Lane
* Increased trespass problems with RV Park clients trying to access
the river through our private property
* The incompatibility of this kind of development in a residential
neighborhood and how that conflicts with the provisions City of Kenai's
Comprehensive Land Use Plan.
* That we have all chosen to live in VIP for the rural residential
lifestyle that we all believed would be protected into the furore by the
zoning codes of the City of Kenai.
* The potential loss of property values that could result from having
this incompatible RV Park operation in our neighborhood
* The possible increase in life and safety issues as described in the
City of Kenai Staff Report sections regarding police and fire department
comments.
Thank you for your time. i plan to attend the Planning Commission meeting on December 8th. If you have any questions
or care to discuss this issue with me I can be reached at 283-4295 or 252-7153.
Wil Smith
11/29/2004
Marilyn Kebschull
From-
Sent:
To: Cissell Family
Cc'
Amen, Nelson P. [NAmen@tesoropetroleum.com]
30 November, 2004 1:57 PM
RECEIVED
CITY OF KENAI
PLA...~N___.N I N_G DEPARTMENT
~Page 1 of l
Amen, Nelson P.; jhammelman@unocal.com; thejaybob@mac.com; jtwait@gci.net; Iridgebb@ptialaska.net;
rossrck@hotmail.com; Marilyn Kebschull
Subject: Kenai Planning and Zoning - feedback
Dear Cissell Family,
Thank you for your feedback. I have received other responses on this issue. I am a home owner in Kenai, I am raising
my family here, and I value the opinions of others as an integral part of the P & Z Commission's decision process.
Commissioner Nelson Amen
From: Cissell Family [mailto:kacissell@ideafamilies.org]
Sent: Monday, November 29, 2004 8' 14 PM
To' Amen, Nelson P.
Subject: Say What!
Sir;
I and my wife are strongly against the proposed RV park in VIP subdivision. We have lived on Sandollor/Sei lane road for
about 14 years.Our street is three streets down VIP road to the left. We moved here to raise our family and live a quiet
lifestyle. My brother and his family live a couple of blocks away on SetNet. This is a Residential neighbor hood with a lot of
families and KIDS. My road is used as a shortcut to the beach by many people during the Red season as it is. A lot ot
them are driving fast and pay no attention to the speed limit sign that is located at the corner of VIP and Sanddollor.(20
mph) I can only imagine what summer would be like with 165 camper loads of people, 4 wheelers, motorcycles etc all
passing my house to get to the beach. We have put a great deal of work and money into our home since we moved
here.With a 165 space RV park in the neighbor hood, I can pretty well guess what the value of my property will do.
(DROP)
We have a lot of children that play outside in VIP/Beluga Bay Estates They often walk to Robinsons grocery store for
snacks and to play games. There are no crosswalks or stop lights to help them safely cross the road. With the kind of
traffic we are talking about in that area if the RV park goes in, I feel we will be setting up a very dangerous situation. We
have already lost two children over the last year trying to cross roads in Kenai. One by McDonalds and one by Country
Foods.
I have a nine years old that loves to play outside. I moved here partially because I thought this would be a safe quiet place
to raise her. It has been ...... I and my family want to keep it that way. Are a few dollars in tax review really worth destroying
the life style of a long established neighborhood?? It is hard for me to believe that this is even being considered. I urge
you to please not allow this to happen.
Sincerely.
Ken and Amy Cissell
283-8132
5110 Sei Lane
Kenai, Alaska
11/30/2004
Page 1 of 1
Marilyn Kebschull
From'
Sent:
To: Marilyn Kebschull
Subject' no RV Please
Attention Carl Glick and Phil Bryson
Charlie & Trudy Jones [gobigblue@gci.net] // /'~'~/ ~.,
/
30 November, 2004 11 '58 PM / .,
Just wanted to drop you a note about my concerns about the RV park planned for VIP neighborhood. I apolo! ize for
making my first correspondence to you a complaint. I think how wonderful Kenai is laid out in comparison to Soldotna and
feel we have a lovely city.
You can understand my concern when a RV park is considering opening up in, not near my neighborhood. The place
where my kids and I walk our dog could become a hazard due to RV's and ATVs traffic coming and going through our
side streets. I am requesting that you not allow this type of commercial development in a residential neighborhood.
12/01/2004
84.0 Sand Dollar Drive
Kenai, Alaska 99611
November 29, 2004
Mr. JeffTwait
Planning and Zoning Commission
City of Kenai . ,
210 Fidalgo Ave. Suite 200 .... '?v~ /
Kenai, AK 99611 '"~'/
Dear Sir:
We haVe resided in VIP Subdivision since January 1979 and have witnessed the growth of this
residential area during the past 25 years. It has been a positive experience knowing that the City
of Kenai has made a conscious effort to protect our rural lifestyle on "this side of the fiver" by
establishing zoning codes that would insure that our neighborhood would be protected from
commercial development while providing us with essential services. That feeling of assurance is
currently being threatened by the proposal of a 160 unit RV Park
We are greatly opposed to the approval of the Conditional Use Permit for this development
because we feel it will be harmful to the safety, health and welfare of our neighborhood. Our
disapproval is based on the following concerns:
· Increased traffic on our neighborhood streets from four wheelers trying to access the fiver or
beach for the dip net fishery or the newly established Kenai Landing
· Increased noise from the park due to RV generators etc.
· Increased traffic and safety issues at the K Beach intersections via VIP Drive and via Pirate
Lane
· Increased foot traffic onto private property to access the fiver
· Increased health issues with regard to portable toilets, garbage, and dogs
· Possible impairment of property value due to having the RV Park in operation in our
neighborhood
· Increase in highway noise due to the removal of trees along K Beach Road
that act as a "noise buffer"
Based on these cOncerns, we respectfully request the Planning and Zoning Commission reject the
Conditional Use Permit application for the proposed RV Park.
Pamela Hershberger
Date-
To:
From'
Subject:
November, 2004
City of Kenai, Planning &
Members
PLANNING D~p^F~'fMEN .
VIP Subdivision Property Owners & Citizens of
the City of Kenai
Conditional Use Permit Application for a 160
Space RV Park to Be Located at 725 Baleen
Avenue, VIP Subdivision, Kenai
Dear Planning Commission Members
As neighbors and property owners within VIP Subdivision, it has come to our
attention that an application for a Conditional Use Permit has been submitted to
the City of Kenai that would allow for the establishment of a recreational vehicle
park within our neighborhood that would, as proposed, entail'
· 160 recreational vehicle spaces.
Would be entered via VIP Drive, a street within our residential subdivision.
· Would be exited via Baleen Street and Pirate Lane, two streets within our
residential subdivision.
· Would operate from May 1st through September 31st within our residential
subdivision.
VIP Subdivision, zoned Rural Residential (RR) under the City of Kenai zoning
code, has a several decade history of modest and steady growth as a close knit,
quiet neighborhood with a mix of well over 100' modest to upper value single
family homes and multi-family apartments. This is a neighborhood that is
removed from the city center, yet still protected by City zoning codes, a mason
many of the property owners chose to purchase their homes within this
neighborhood. It is a neighborhood that is a safe and quiet place to raise a
family or retire. It is a neighborhood with a long and established character.
As neighbors, property owners and citizens of the City of Kenai, we strongly
object to the issuance of this Conditional Use Permit to establish an RV park in
our neighborhood. The likely dramatic increase in traffic on our streets during the
months of operation of a large scale commercial RV park will have a
fundamentally negative impact and will change the character of our
neighborhood for the worse.
Significantly increased noise and safety problems resUlting from substantially
increased traffic of 4-wheeler's on our streets traveling to the beach and river
mouth, as well as RV's accessing the RV park from our residential streets and
increased foot traffic from RV park users trying to access the beach and Kenai
River will create conflicts with the long established character and lifestyle of our
neighborhood.
Finally, we believe that this proposed development is contrary to the principles of
the recently updated City of Kenai Comprehensive Plan that specifically
a'ddresses the need to separate large scale commercial develOpment from
residential neighborhoods by adhering to the established zoning plan of the City
of Kenai.
We urge and request that the Planning Commission deny this application.
Respectfully,
VIP Subdivision Neighbors, Property Owners and Citizens of the City of Kenai
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Marilyn Kebschull
From:
Sent:
To:
Subject:
Lee Ann Magiera [leeann_magiera@hotmail.com]
02 December, 2004 1:17 PM
Marilyn Kebschull
Conditional Use Permit in VIP Subdivision
Hello,
Please foward this letter to Carl Glick and Phil Bryson of the
Planning Commission.
We are writing you to express our concerns about the proposed conditional
use permit for an RV park in the VIP subdivision in Kenai. Our family
opposes this permit for a number of reasons. First and foremost would be
the overwhelming amount of motorhomes, trailers, four-wheelers and people
right down the road from where we live. With this large influx of traffic
comes numerous issues such as trespass problems trying to access the river
or beach, noise from RV generators and the possible loss of property value
due to an RV park within sight from our house. Please deny this permit due
to the adverse impact it will have on our neighborhood.
Thank you for your time,
Evelyn and James Magiera and Family
836 Baleen Ave
210 Fidalgo Avenue, Kenai, Alaska 99611-7794 ~,...,,.
1992
KENAI, ALASKA
M
MO:
TO:
FROM'
DATE'
SUBJECT:
Planning & Zoning Commission
Marilyn Kebschull, Planning Administration
November 18, 2004
Spring 2005 State Land Disposal Public Notice
The State of Alaska, Department of Natural Resources, Division of Mining, Land
& Water ha sent the City of Kenai notice that they will be holding a land disposal
in the spring of 2005. The City has been given the opportunity to review and
comment. There are ten parcels located in the City of Kenai identified for
inclusion in the land disposal. The parcels are identified on the following map
outlined in yellow:
State Land Sale
Page 2
The Commission may want to suggest the State disclose the lack of developed
access to the back lots (those located on the undeveloped Minchumina Avenue)
and that properties may be located in a wetlands area. In the past, there has
been confusion on zoning and land use in this area. The parcels located along
Minchumina Avenue are zoned rural residential and the parcels along the Kenai
Spur Highway are zoned General Commercial.
Does the Commission want to comment to the State of Alaska on the proposed
land sale?
DEPARTMENT OF NATURAL RESOURCES
D/VISION OF MINING, LAND & WA TER
Land Sales / Contract Administration
November 10, 2004
CITY OF KENAI
Planning and Zoning Department
210 Fidalgo Avenue, Suite 200
Kenai, AK 99611
Re'
Spring 2005 State Land Disposal Public Notice
550 WEST 7TM A VENUE, SUITE 640
ANCHORAGE, ALASKA 99501-3576
PHONE: (907) 269-8594
To Whom It May Concem:
This is notification pursuant to AS 38.05.945, that the Division of Mining, Land, and Water
proposes to amend 16 final findings and decisions to allow the division to offer 64 parcels of state
land for sale at public sealed-bid auction in the spring of 2005. The 64 parcels are Primarily located
in several differem surveyed state subdivisions near the communities of Big Delta, Coffman Cove,
Copper Center, Delta Junction, Edna Bay, Fairbanks, Kasilof, Kenai, Ketchikan, Lake Louise,
Petersburg, Skwentna, Susima, Talkeema, Tanacross, Thorne Bay, Tok, Wasilla, and Whale Pass, as
well as remote odd lots. The Division also proposes to close 15 parcels, approximately 71.3 acres,
to mineral entry due to potential conflicts between surface and subsurface users. Lastly, DNR
proposes to classify or reclassify a total of 10 existing surveyed parcels as settlement.
YOU are invited to review and commem on the proposed actions. Please submit your comments in
writing, to the address shown above, attn: Dorothy Melambianakis, or email
dorothy_melambianakis~dnr, state.ak.us by the date listed on the enclosed public notice.
If you are entitled by AS 38.05.946.to hold a hearing on this action, you may hold one within 30 days of
receipt of this notice. If a hearing is held, please notify our office at least five working days prior to its
scheduled time and the Commissioner or a representative of the Commissioner will attend.
Sincerely,
"x
Dorothy Melambianakis
Natural Resource Specialist
Enclosure: Public Notice, Preliminary Decision
"Develop, Conserve, and Enhance Natural Resources for Present and Future Alaskans. '
STATE OF ALASKA
DEPARTMENT OF NATURAL RESOURCES
DIVISION OF MINING, LAND & WATER
,PROPOSED MINERAL CLOSING ORDER,
AND PROPOSED CLASSIFICATION/RECLASSIFICA~TION
Auction 435 - Spring 2005 State Land Disposal
PUBLIC NOTICE
Subject to AS 38.05, the Alaska Department of Natural Resources, Division of Mining, Land
and Water, proposes to amend 16 final findings and decisions to allow the division to
offer 64 parcels of state land for sale at public sealed-bid auction in the spring of
2005. The 64 parcels are primarily located in several different surveyed state
subdivisions near the communities of Big Delta, Coffman Cove, Copper Center, Delta
Junction, Edna Bay, Fairbanks, Kasilof, Kenai, Ketchikan, Lake Louise, Petersburg,
Skwentna, Susitna, Talkeetna, Tanacross, Thorne Bay, Tok, Wasilla, and Whale Pass, as
well as remote odd lots. The list of parcels represents a total of approximately 735
acres. These parcels were previously approved for disposal under various state land
disposal programs, including the homesite, homestead, preference right, lottery, auction,
and remote parcel programs. Most of the parcels were returned to state ownership by
relinquishment or termination of purchase contract. The proposed decision would amend
the original disposal decisions to allow these parcels to be offered at a public sealed-
bid auction in the spring of 2005. The minimum purchase price is the current appraised
fair market value for each parcel. The Division also proposes to close 15 parcels,
approximately 71.3 acres, to mineral entry due to potential conflicts between surface and
subsurface users. Lastly, DNR proposes to classify or reclassify a total of 10 existing
surveyed parcels as settlement.
The public is invited to comment on the Proposed Amendments to Final Findings and
Decisions. Copies of the proposed amendment package are available at the Division of
Mining, Land & Water, Land Sales and Contract Adm/nistration Unit, 550 West 7~ Avenue,
Suite 640, AnChorage, AK 99501-3576. Copies are also available at the Department's
Public Information Offices in Juneau, Fairbanks, and Anchorage or on the web at
http://www.dnr.state.ak.us/mlw/landsale/index.ht2n~ Any comments must be received in~
writing at the above address on or before ~, Dec~m~mr 13, 2004 at 5:00 p.m. to
ensure consideration. The document explains the schedule for the final decision. Only
persons who provide written comments during the comment period will be eligible to file
an administrative appeal of the Final Finding and Decision. If you have any questions,
please contact Tamm~s Brown at (907) 269-8946 or email at tammas brown@dnr.state.ak.us.
~,..~-~.~i.~idua~.~ ......... ~ith.,~,~d~sabilities ..... who.may ..... need auxil~iary~'~~s,.~.s,erv~,~es ..... or ,~spec~a~
modifications should contact the Public Information Center in Anchorage between 10:00
a.m. and 5:00 p.m. Monday through Friday, at (907) 269-8400 or TDD (907) 269-8411, or
email at pic@dnr.state.ak.us.
If public comment in response to this notice indicates the need for significant changes
in one of the above decisions, additional public notice for the affected decision will be
given on or about December 20, 2004. The Department of Natural Resources reserves the
right to withdraw a parcel from the proposed offering at any time. Deleting a parcel
from the final offering will not be considered a significant change to this decision. If
no significant change is required, the Proposed Amendments to Final Findings and
Decisions, including any minor changes and a su~ry of con-~ents and responses, will be
issued as the Final Finding and Decision of the Department of Natural Resources, without
further notice. A copy of the final decision will be sent to any person who co~ents on
these Proposed Amendments to Final Findings and Decisions. The final decision will se~
out the applicable processes for appealing the decision under AS 38.05.035(i}-(m) and Ii
AAC 02. A copy of the final decision will also be available at the address referenced
above.
The Division of Mining, Land and Water reserve~- the right to waive technical defects in
this publication.
TT,,~ ~
~ly R~ ~I, ·,,~,.~' Resource ...... Land o~ .......... .
A .... n trat~on Unit
A.O.~
STATE OF ALASKA
DEPARTMENT OF NATURAL RESOURCES
.
DIVISION OF MINING, LAND & WATER
pRELIMINARY F!N..D.ING AND DECISION
Proposed Amendments .to Final Findings and Decisions
AS 38.05.035(e)
pr.oposed Mineral .Closin~ Order
AS 38.05.185
Proposed Classification/Reclassification Order
AS 38.05.300
Spring 2005 State Land Disposal- Auction 435
Proposed Actions:
The Department of Natural Resources, Division of Mining, Land and Water, proposes to amend the Final
Findings and Decisions shown on Attachment A, to allow the Division to offer 64 parcels listed in the
attachment, for sale at a public sealed-bid auction. The 64 parcels are primarily located in several
different surveyed state subdivisions near the communities of Big Delta, Coffman Cove, Copper Center,
Delta Junction, Edna Bay, Fairbanks, Kasilof, Kenai, Ketchikan, Lake Louise, Petersburg, Skwentna,
$-usi tn'a;'" T al kee~a? Tanacmss;'.' Thorne"' Bay;':: To'k;~:, Wasi Il'a;::',." and,'Whale~" P'ass~? as::: wel. l~as ~'remote'~', odd?,~ lots::,.
These proposed amendments to Final Findings and Decisions are intended to complement and update each
Final Finding and Decision referenced in Attachment A of this document.
The Division proposes to dose 15 parcels, approximately 71.3 acres, to mineral entry due to potential
conflicts betwe, en surface and subsurface usi~rs. Parcels that are proposed for mineral closure are identified
in Attachment A. Mineral closure does not close the land to oil and gas exploration, leasing or development.
The State retains ownership of all oil, gas, coal, ore, minerals, fissionable material, geothermal resources,
and fossils that may be in or upon the land that it sells (AS 38.05.125). The State reserves the dght to enter
onto the land to explore for and develop these mineral resources. Alaska law also provides that the surface
owner will be compensated for damages resulting from mineral exploration and development (AS
38.05.130).
The Division proposes to clasSify as settlement or reclassify to settlement a total of ten parcels for this
disposal. Parcels that are proposed for settlement classification or reclassification are identified in
Attachment A.
Ii. Scope: The scope of these proposed amendments is limited to changing the method of state land disposal
for 64 parcels listed in Attachment A. The 64 parcels were previously offered to the public based on the odginal
Final Findings and Decisions under AS 38.05.035. These proposed amendments would change each parcel's
method of land disposal to allow the Division of Mining, Land and Water to offer all of these parcels for sale at a
public sealed-bid auction. The minimum bid for each parcel is set at the current appraised fair market value. Bidders
will be required to provide a deposit of five percent of their bid amount. The state will refund the five percent deposit
to unsuccessful bidders.
The scope of this Preliminary Decision also proposes to close to mineral entry a total of 15 parcels and to
classify/reclassify ten parcels to settlement.
i11.
Legal Description: See Attachment A.
iV. Authority:
Alaska Statutes 38.04.035, 38.05.035, 38.05.055, 38.05.185 & 38.05.300
Alaska Administrative Code Title 11, Chapter 67
V. Administrative Record: The case files and associated project files for parcels listed in Attachment A
constitute the administrative record for this proposed decision. Also incorporated by reference are the
Central~Southern Southeast Area Plan, Southwest P#nce of Wales Island Area Plan, Susitna Area Plan, Susitna
Basin Recrea~)nal Rivers Management Plan, Kenai Area Plan, Copper River Basin Area Plan, and the Tanana
Basin Area Plan.
VI. Appraisal: An appraisal of current fair market value will be done for each parcel listed in Attachment A. The
current appraised fair market value will be the minimum bid for each parcel. Parcels for which them are
improvements that have been appraised at $10,000 or more will be managed under AS 38.05.090 and will require
that the successful bidder pay for the improvements, in full, upon notification. Parcels that meet this condition will be
identified in the land disposal brochure. -'
VII. Survey: All parcels have approved and recorded surveys or have been determined by Cadastral Survey to
be surveyed.
VIII.
Alaska.
Land Status: All parcels listed in Attachment A are either patented or Tentatively Approved to the State of
!X,.,. ..... · Discussi.om.:,.~.,
1. Proposed Amendments to Final Findings and Decisions These Proposed Amendments to Final Findings
and Decisions would change the method for disposing of 64 previously offered parcels to a public sealed-bid
auction. Many of the 64 parcels were originally offered for disposal by lottery, either for sale or under the state's .
homesite program. Some of the parcels were originally disposed of through the remote parcel program,
homestead program, outcry or sealed bid auctions, or the preference right program.
Most of the parcels being re-offered are within existing subdivisions and were sold as subdivision lots but
subsequently returned to state ownership through contract termination for breach of terms or by relinquishment.
These parcels have had public notices and reservations of easements as required by law and have been
classified as settlement lands or an equivalent classification. Some parcels are subject to School Trust Lands
litigation. The Division of Mining, Land, and Water has the authority under Department Order 143 to sell these
parcels for a minimum of Fair Market Value. The sale of all parcels within a Department of Natural Resources
area plan boundary is consistent with the applicable area plan.
The major impact of changing the disposal method for these parcels would be as follows:
a. Sealed. Bid Auction These amendments would allow the Division to sell these parcels at a public
sealed-bid auction. Qualifying parcels located within organized boroughs, that are zoned residential use
only and are five acres or less, will first be offered for Veteran's Preference purchase as required by law.
Parcels that meet these cdteda will be identified in the land disposal brochure.
Under a sealed bid auction, bidders would submit their bids in sealed envelopes to the Division of Mining,
Land and Water, and would be required to include a five percent deposit of their bid amount (refundable only
to unsuccessful bidders). The minimum bid for each parcel would be set at the appraised current fair market
value, which is determined by the Division of Mining, Land and Water. Bidders must be 18 years old or
older, and they must be Alaska residents. Other requirements also apply, and will be explained thoroughly
in the auction brochure. Successful bidders can either provide their own financing or enter into a land sale
contract with the Division of Mining, Land and Water, or its authorized representative, for the remaining
balance. The term may be up to 20 years, depending on the amount financed. The payment schedule will
be administratively determined pursuant to 11 AAC 67.875.
Changing the method of disposal for these parcels is in the state's best interest for the.following reasons: 1)
the sealed-bid auction method will increase state revenues; 2) a sealed-bid auction would maximize the
State's relum on the value of the land, which could be higher than the fair market value of the parcel; 3) this
sale method reduces administrative costs and increases state government efficiency. When bidders
purchase parcels outright there are no administrative costs other than issuance of the patent. When bidders
choose Sale contracts, the number of staff required to administer the contract is still fewer than the number
of staff who would be needed to inspect the land or administer other disposal programs.
b. Homesite and Homestead Parcels Purchasing the parcels outright in a sealed-bid auction would
eliminate the mandatory requirement to live on the property for a 25-month pedod of time within five years
for a homestead, and a mandatory requirement of 35-months over seven years for a homesite. The Division
of Mining, Land and Water terminated many of the past homesite and homestead permits because the
original permittees were unable to complete the program requirements (either to complete a dwelling or to
demonstrate occupancy for the required length of time). Others chose to purchase their parcels if their
dwelling was substantially complete but time had run out to meet the mandatory residency requirement. For
those parcels originally designated for the homesite and homestead programs, these amendments would
allow the Division of Mining, Land and Water to sell the parcels outdght increasing the opportunity to transfer
these parcels into private ownership. Individuals would no longer have to 'prove up" on the parcels, and
,,~ould~ instead~.pur.¢hase~ the,, parcels,~f~ their,: fair.,market~.value, ........
c. Remote Parcels The option of m-offering parcels'originally offered under the remote parcel program is
no longer applicable, as the statutes that authorized this program have been repealed. By selling these
parcels at public auction, the state can dispose of small parcels of surveyed land, can generate revenue,
and can provide the oppodunity for pdvate ownership of state land.
d. Long Term Residential Lease/Preference Right Parcels Some parcels were originally issued for long-
term residential lease with a preference dght to purchase. The Division of Mining, Land and Water no longer
offers this type of residential lease and ultimately terminated these land sale contracts because the
purchasers failed to make the required contract payments. By selling these parcels at public auction, the
state can provide another opportunity to transfer these state lands into pdvate ownership and generate
revenue.
2. Proposed Mineral Closing Order A total of 15 parcels, approximately 71.3 acres, identified in Attachment A
as not having a Mineral Closing Order, are proposed for closure to mineral entry to prevent possible conflicts
between the surface and potential subsurface users. Mining activity on the parcels would be incompatible with
the current and proposed surface use. These proposed closures are consistent with the appropriate area plans.
Mineral closure does not close the land to oil and gas exploration, leasing or development. The State retains
ownership of all oil, gas, coal, ore, minerals, fissionable material, geothermal resources, and fossils that may be
in or upon the land that it sells (AS 38.05.125). The State reserves the dght to enter onto the land to explore for
and develop these mineral resources. Alaska law also provides that the surface owner will be compensated for
damages resulting from mineral exploration and development (AS 38.05.130). The following disposal areas
contain parcels where a Mineral Closing Order will be issued:
Beaver Creek AK Subdivision
Glennallen Area I
Kasilof AK Subdivision
Kutna Remote
Willow Creek Subdivision
HaystaCk Subdivision
3. Proposed Classification / Reclassification Order The Division proposes to reclassify five parcels back to
settlement within the intent of the odginai land disposal, and to change the classification of five parcels from
agriculture/settlement to .settlement, for a total of ten reclassifications. These parcels are identified in Attachment
A.
Five of the ten parcels are currently classified as something other than settlement, (Public Recreation, Wildlife
Habitat, or Forest Land) however it is our intention to offer the parcels within the intent of the original'land
disposal classirK~tion. These parcels were previously offered in a state land disposal and are located near
existing settlement parcels. It is in the best inlerest of the state to offer these parcels for sale to eliminate
ongoing management concerns and responsibilities.
The remaining five parcels currently have a dual classification of agricultural/settlement. The associated area
plan, the Tanana Basin Area Plan, allows the land to be sold for settlement if it does not have significant
agricultural potential. The Division of Mining, Land & Water proposes to reclassify the land to a single
classification (settlement) before the auction since the more restrictive of the two classifications (agriculture)
would continue to control if the dual classification were left in place, thus requiring the department to sell the land
with the agricultural restrictions under AS 38.05.321.
X. Recommendation: The Division of Mining, Land, and Water recommends that the parcels listed in Attachment A
of this document be offered for sale at a public sealed-bid auction. It further proposes that those parcels, which have
not been previously closed to mineral entry, now be closed because mining would be incompatible with future private
use.,o,f, the,,~land All,. pame~,.notdass~.,,.as settlement will. be classified or reclassified as settlement, for the.
purposes of this land disposal.
Xl. Public Notice: The public is invited to comment on the proposed actions to allow the sale of all parcels listed on
Attachment A under a sealed-bid auction. Any comments must be received in writing by the Division of Mining, Land
& Water, Land Sales and Contract Administration Ur~it, Attention: Dorothy Melambianakis, 550 W. 7· Avenue, Suite
640, Anchorage, AK 99501-3576 on or before 5:00 p.m. on Monday, December 13, 2004 in order to ensure
consideration. Comments may also be sent via e-mail to domthy_melambianakis@dnr, state.ak.us or by fax (907)
269-8916. Only persons who comment dudng the comment pedod will be eligible to file an administrative appeal of
the final finding and decision.
If public comment in response to this notice indicates the need for significant changes in one of the above decisions,
additional public notice [or the affected decision will be given on or about December 27, 2004. The State reserves
the dght to withdraw a parcel from consideration at any time. Deleting a parcel from the final offering will not be
considered a significant change requiring public notice. If no significant change is required, the Proposed
Amendments to Final Findings and Decisions and Preliminary Finding and Decision, including any minor changes
and~'a summary of comments and responses, will be issued as the Final Finding and Decision of the Department of
~atural Resources, without ~urther notice. ^ copy of the final do¢ision will be sent to any person who comments on
these proposed amendments. The final decision will set out the applicable process for appealing the decision under
AS 38.05.035 (i)-(m). A copy of the final decision will also be available at the address above. If you have any
questions concerning this proposed action, please contact Tammas Brown at (907) 269-8946. Individuals with audio
impairments may call the department's Public Information Center in Anchorage between the hours of 10:00 a.m. and
5:00 p.m., M-F, at TDI~ (907) 269-8411.
! find that the proposed actions are consistent with the management intent for state land and are in the state's best
interest. This~lecision.~ hereby approved to proceed to public notice in accordance with AS 38.05.945.
Holly Rober~n Hill, Natural R~source Manager II Date
Land Sales and Contract Administration Section
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AGENDA
KENAI CITY COUNCIL- REGULAR MEETING
NOVEMBER 17, 2004
7:00 P.M.
KENAI CITY COUNCIL CHAMBERS
http: / / ~av. ci. kenai, ak. us
6:00 P.M. BOARD OF ADJUSTMENT HEARING -- Appeal of Planning & Zoning
Commission Denial of PZ04-43(a} -- An Application for an Encroachment Permit
for Side Yard Setback for the Property Known as Lot 1, Block 6, Redoubt Terrace
Subdivision, Addition No. 3 (406 South Forest Drive}, Kenai, Alaska. Application
Submitted by F. DeWayne and Diane E. Craig, 406 S. Forest Drive, Kenai, Alaska.
Appeal Submitted by F. DeWayne Craig.
ITEM A:
CALL TO ORDER
1. Pledge of Allegiance
2. Roll Call
3. Agenda Approval
4. Consent Agenda
*All items listed/vith 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 council member 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.
ITEM B'
SCHEDULED PUBLIC COMMENTS (10 minutes}
,
Bill Coghtll/Mikunda Cottrell/k Co. -- Comprehensive Annual Financial
Report
ITEM C:
UNSCHEDULED PUBLIC COMMENTS (3 minutes)
ITEM D:
REPORTS OF KPB ASSEMBLY, LEGISLATORS AND COUNCILS
ITEM E:
REPORTS OF KENAI CONVENTION/h VISITORS BUREAU BOARD
AND KENAI CHAMBER OF COMMERCE
ITEM F:
PUBLIC HEARINGS
Resolution No. 2004-59 -- Transferring $3,500 in the General Fund to Obtain
Cost Estimates for Phase I of the Soccer Park.
ITEM G:
MINUTES
,
*Regular Meeting of November 3, 2004.
*Notes of November 3, 2004 Council Work Session.
ITEM H:
OLD BUSINESS
Presentation/Discussion -- Kenai Economic Development Strategy Plan
NEW BUSINESS
Bills to be Paid, Bills to be Ratified
Purchase Orders Exceeding $2,500
Approval-- Hangar Purchase and Lease Application/Lot 2, Block 3, General
Aviation Apron (Former Fish & Wildlife Hangar Property) to Richard Page, d/b/a
SOAR International Ministries, Inc.
4. Approval -- Consents to Sublease From SOAR International Ministries, Inc. to:
/~~~~ a. Lot IA, Block 2, General Aviation Apron
(1) Arctic Barnabas Ministries
(2) Peninsula Aero Technology
~/.~~____~--~.. Lot 3, Block 1, General Aviation Apron
....~v,_.. _~ ,.~ (1) Kenai Express
~/~/~"~' '- ~. Disc~ussion -- lN6ating Facility Exit Road
ITEM J: COMMISSION/COMMITTEE REPORTS
o
2.
3.
4.
5.
6.
7.
Council on Aging
Airport Commission
Harbor Commission
Library Commission
Parks & Recreation Commission
Planning & Zoning Commission
Miscellaneous Commissions and Committees
a. Beautification Committee
b. Alaska Municipal League Report
c. Arctic Winter Games
d. Stranded Gas Committee
ITEM K:
REPORT OF THE MAYOR
ITEM L:
ADMINISTRATION REPORTS
1. City Manager
2. Attorney
3. City Clerk
ITEM M: DISCUSSION
1. Citizens (five minutes)
2. Council
EXECUTIVE SESSION- None Scheduled
ITEM N: ADJOURNMENT
AGENDA
KENAI CITY COUNCIL- REGULAR MEETING
DECEMBER 1, 2004
7:00 P.M.
KENAI CITY COUNCIL CHAMBERS
http' //www.ci.kenai.ak.us
ITEM A:
CALL TO ORDER
1. Pledge of Allegiance
2. Roll Call
3. Agenda Approval
4. Consent Agenda
*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 council member 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.
ITEM B'
SCHEDULED PUBLIC COMMENTS (10 minutes)
,
Proclamation/Civil Air Patrol -- Cadet Lt. Paul McBride
ITEM C:
UNSCHEDULED PUBLIC COMMENTS (3 minutes)
ITEM D:
REPORTS OF KPB ASSEMBLY, LEGISLATORS AND COUNCILS
ITEM E:
REPORTS OF KENAI CONVENTION/k VISITORS BUREAU
BOARD AND KENAI CHAMBER OF COMMERCE
ITEM F:
PUBLIC HEARINGS
ITEM G: MINUTES
,
*Regular Meeting of November 17, 2004.
ITEM H:
/~~~ l.
/~r~//d ITEM I:
3.
OLD BUSINESS
NEW BUSINESS
Bills to be Paid, Bills to be Ratified
Purchase Orders Exceeding $2,500
*Ordinance No. 2074-2004 -- Increasing Estimated Revenues and
Appropriations by $548.79 in the Police Department for the City's Share
of a Drug Enforcement Administration Forfeiture.
.
Discussion-- Schedule Work Sessions
a. December 13, 2004 --Joint Work Session with Arctic Winter
Games (cancel this portion from the December 6 work session).
b. December 9, 2004 -- Council, Airport Commission and
Supplemental Master Plan Update Consultant, 7:00 p.m. (or
immediately following the regular Airport Commission meeting).
c. December 15, 2004 -- Council and Legislators, 6:00 p.m.
~_/u~/~ ~~.'~ Discussion -- Appgintment of Student as City Council Representative
6. Discussion -- Corps of Engineers/ Report on River Bank Stabilization
Project.
ITEM J:
COMMISSION! COMMITTEE REPORTS
o
2.
3.
4.
5.
6.
7.
Council on Aging
Airport Commission
Harbor Commission
Library Commission
Parks & Recreation Commission
Planning & Zoning Commission
Miscellaneous Commissions and Committees
a. Beautification Committee
b. Alaska Municipal League Report
c. Arctic Winter Games
d. Stranded Gas Committee
ITEM K:
REPORT OF THE MAYOR
ITEM L:
ADMINISTRATION REPORTS
1. City Manager
2. Attorney
3. City Clerk
ITEM M:
DISCUSSION
1. Citizens (five minutes)
2. Council
EXECUTIVE SESSION- None Scheduled
ITEM N: ADJOURNMENT
MEMBERS:
Tom Clark
Anchor Point/Ninilchik
Term Expires 2007
Lynn Hohl
Seward City
Term Expires 2005
Bill Hutchinson
Ridgeway
Term Expires 2007
Jim Isham
Sterling
Term Expires 2006
Ray Tauriainen
~Northwest Borough
Term Expires 2005
ALTERNATES:
Phil Bryson
Kenai City
Term Expires 2007
Brent Johnson
KasiloflClam Gulch
Term Expires 2006
A.
a.
C.
D.
KENAI PENINSULA BOROUGH PLAT COMMITTEE
ASSEMBLY CHAMBERS
BOROUGH ADMINISTRATION BUILDING
144 NORTH BINKLEY STREET
SOLDOTNA, ALASKA
5:30 p.m. November 22, 2004
Tentative Agenda
CALL TO ORDER
ROLL CALL
APPROVAL OF AGENDA, EXCUSED ABSENCES, AND MINUTES
1. Agenda
2. Member/Alternate Excused Absences
a.
Tom Clark, Anchor Point/Ninilchik
3. Minutes
November 8, 2004
SUBDIVISION PLAT PUBLIC HEARINGS
.,
Margaret E. McGahan Homestead No 3
(Revised Preliminary)
KPB 2004-256
[lntegdty/McGahan, Davidson]
Location: North of North Kenai Road in Nikiski
.
Scout Lake Subdivision Barr Addition
KPB 2004-286
[McLane/Barr]
Location: South of Scout Lake in Sterling
.
Bay Ridge Estates Subdivision Gubser Replat
KPB 2004-287
[Ability/Gubser]
Location: East of Diamond Ridge Road in Homer
K-Bay APC
.
Alpine Meadows No 3
KPB 2004-289
[imhoff/Schuster]
Location: West of East End Road in Homer
K-Bay APC
E.
F.
G.
.
.
.
.
10.
11.
12.
Kachemak Estates Subdivision 2004 Addition
KPB 2004-290
[lmhoff/Beachy, Pate]
Location: North of East End Road in Kachemak City
K-Bay APC
Mooring Estates Subdivision Bible Chapel Second Addition
KPB 2004-293
[Swan/Soldotna Bible Chapel]
Location: City of Soldotna
Beaver Dam Estates Part Six
KPB 2004-295
[Whitford/Thibideau]
Location: Off K-Beach Road in Kenai
L & B Norman Homestead
KPB 2004-296
[Whitford/Johnson]
· Location' On Daniels Lake in Nikiski
Eagles Rest No 2
KPB 2004-297
[Johnson/SizemOre]
Location' West of Sterling Hwy in Ninilchik
McCullough Subdivision
KPB 2004-298
[McLane/Clausen]
Location: West on Cohoe Loop Rd in Kasilof
Dutcher Addition - Barkman Subdivision
KPB 2004-299
[Lobdell/Dutcher]
Location: North of Jim Dahler Road
Alaska Railroad Seward Small Boat Harbor
KPB 2004-300 ·
[Cline/AK Railroad Corp.]
Location: City of Seward
MISCELLANEOUS INFORMATION -- NO ACTION REQUIRED
PUBLIC COMMENT
ADJOURNMENT
NEXT REGULARLY SCHEDULED MEETING
The next regularly scheduled Plat Committee meeting will be held December 13,
2004 in the Assembly Chambers, Borough Administration Building, 144 North
Binkley Street, Soldotna, Alaska at 5:30 p.m.
PLANNING DEPARTMENT
Pho'ne: 907-714-2200
Phone: toll free within the Borough 1-800-478-4441, extension 2200
Fax: 907-262-8618·
e-mail address: plannin~bor°u~h.kenai.ak, us
web site: www. borough.kenai.ak, us/plannin.qdept
Philip Bryson
Chairman
Kenai City
Term Expires 2007
Tom .Clark
Vice Chairman
Anchor
Point/NinilChik
Term Expires 2007
Dick Troeger
Parliamentarian
Soldotna City
Term Expires 2005
Dr. Rick Foster
PC Member
Homer City
Term Expires 2007
Mari Anne Gross
PC Member
Southwest Borough
Term Expires 2005
Lynn Hohl
PC Member
Seward City
Term Expires 2005
William Hutchinson
PC Member
Ridgeway
Term Expires 2007
James lsham
PC Member
Sterling
Term Expires 2006
Brent Johnson
PC Member
Kasilof/Clam Gulch
Term Expires 2006
Blair Martin
PC Member
Kalifornsky Beach
Term Expires 2006
Mark Massion
PC Member
City of Seldovia
Term Expires 2006
a.
Co
D.
KENAI PENINSULA BOROUGH PLANNING COMMISSION
ASSEMBLY CHAMBERS
BOROUGH ADMINISTRATION BUILDING
144 NORTH BINKLEY STREET
SOLDOTNA, ALASKA
November 22, 2004 7:30 P.M,
Tentative Agenda
CALL TO ORDER
ROLL CALL
APPROVAL OF CONSENT AND REGULAR AGENDA
All items marked with an asterisk (*) are consent agenda items. Consent agenda items are considered
routine and noncontroversial by the Planning Commission and will be approved by one motion. There Will
beno separate discussion of consent agenda items unless a Planning Commissioner so requests in which
case the item will be removed from the consent agenda and considered in its normal sequence on the
regular agenda.
if you wish to comment on a consent agenda item or a regular agenda item other than a public hearing,
please advise the recording secretary before the meeting begins, and she will inform the Chairman of your
wish to comment.
'1.
Time Extension Requests
a.
Towle Subdivision Osowiecki Addition
KPB 2000-215 [Swan/Osowiecki, Romig & Kenai Lake Baptist Church]
Location: Cooper Landing
Plats Granted Administrative Approval
*3.
*5.
Plats Granted Final Approval (20.04.070)
Plat Amendment Request- None
Coastal Management Program
a.
Conclusive Consistency Determinations Received from DGC
b. Administrative Determinations
c. Current Reviews
*6. Commissioner Excused Absences
ao
bo
Tom Clark, Anchor Point/Ninilchik
Mari Anne Gross, Southwest Borough
*7. Minutes
a. November 8, 2004 Plat Committee Minutes
b.
November 8, 2004 Planning Commission Minutes
PUBLIC COMMENT/PREsENTATIONS/COMMISSIoNERS
(Items other than those appearing on the agenda. Limited to five minutes per speaker unless previous
arrangements are made.)
Todd Petersen
PC Member
East Peninsula
Term Expires 2007
Ray Tauriainen
PC Member
Northwest Borough
Term Expires 2005
Max J. Best
Planning Director
Dale Bagley
Borough Mayor
E.
1. LaRoche & Associates
KPB Coastal Management Plan Amendment Update
UNFINISHED BUSINESS - None
PUBLIC HEARINGS
.
Vacate a portion of a 20" Alley between Lot 90 and Lot 95, dedicated
bY Oscar Munson Subdivision (Plat HM 3415); within Section 20,
Township 6 South, Range 13 West, Seward Meridian, Alaska; within
the City of Homer and the Kenai Peninsula Borough; KPB File 2004-
268; Note: Per petition, a 20' pedestrian and utility easement to
be granted; Petitioners: Robert J and Pamela J Brant of Homer,
Alaska; Location: City of Homer
.
.
Vacate a portion of a 50-foot public .right of way easement along the
southern boundary of Tract 2 of Monson Tract (Plat HM 79-82) to
accOmmodate a 30 x 60 building; Section 29, Township 2 South,
Range 14 West, Seward Meridian, Alaska; and within the Kenai
Peninsula Borough; KPB File 2004-269; Petitioners Acea D & Marge
Rollins and Wayne E Jones of Ninilchik, Alaska; Location: West of
Sterling Highway in Ninilchik; KPBPC Resolution 2004-67
Public notice is hereby given that a public hearing will be held to
rename existing streets to facilitate the Enhanced 911 Street Naming
and Addressing project within the Kenai Peninsula Borough.
Renaming right-of-ways that have the same, or a similar sounding,
name will enable 911 Emergency Services to respOnd to emergencies
in an efficient timely manner, thereby avoiding delays in proViding
necessary, emergency services. Streets within the central and
southem peninsula proposed to be renamed follows:
·
a.
Avenue E within Kalifonsky ,Beach Industrial Park (KN 73-23)
and Kalif°nsky Beach Industrial Park Addition No. 1 (74-35),
section 29, T5N, Rl lW, S.M., AK; Location: east of
Kalifomsky Beach Road; ESN 302; reason for change:
duplicate name
b.
B Avenue within Kalifonsky Beach Industrial Park (KN 73-23)
and Kalifonsky Beach Industrial Park Addition No. 1 (74-35),
Section 29, T5N, RllW, S.M., AK; Location: 'east of
Kalifomsky Beach Road, east of Citation Court; ESN 302;
reason for change: duplicate name
C.
B Avenue within North 40 Estates (KN 82-118), Section 29,
T5N, R11W, S.M., AK; Location: east of Kalifornsky Beach
Road, west of Citation Court; ESN 302; mason for change:
duplicate name
d.
Citation Court within North 40 Estates (KN 82-118), Section
29, T5N, R11W, S.M., AK; Location:' east of Kalifornsky Beach
Road', off B Avenue; ESN 302; mason for change: duplicate
name
H.
J.
K.
Lo
Mo
N.
O.
P.
C Avenue within Kalifonsky Beach Industrial Park (KN 73-23),
Kalifonsky Beach Industrial Park Addition No. 1 (74-35),
Kingswood Estates Subdivision (KN 76-22), and Resubdivision
of Tract 4 Kingswood Estates Subdivision (KN 77-27),
Sections 29 and 30, T5N, R11W, S.M., AK; Location: east of
Kalifomsky' Beach Road; ESN 302; reason for change:
duplicate name
g.
D Avenue within Kalifonsky Beach Industrial Park (KN 73-23)
and Kalifonsky Beach Industrial Park Addition No. I (74-35),
Section 29, T5N, R11W, S.M., AK; Location: east of
Kalifomsky Beach Road; ESN 302; 'reason for change:
duplicate name
E Street within Kenaitze Estates (KN 76-114), Section 23,
T5N, R9W, S.M.,AK; north of Funny River Road; ESN 302;
reason for change: duplicate name
h=
Moose Avenue within Kenaitze Estates (KN 76-114) and
Kenaitze Estates Fall Addition (KN 2003-58), Section 23, T5N,
R9W, S.M., AK; north of Funny River Road, off E Street; ESN
302; reason for change: duplicate name
E Avenue within Hidden Hills Subdivision Addition No. 1 (HM
74-1509), Section 14, T5S, R14W, S.M., AK; Location: East of
North Fork Road, Anchor Point area; ESN 401; reason for
change: duplicate name
.
Ordinance 2004-37, An ordinance authorizing the negotiated lease at
fair market value of. Government Lots 5 and 8, Section 34, T1N,
R13W, S.M. Alaska containing approximately 10 acres to Marathon
Oil Company for a natural gas drilling/production pad
ANADROMOUS STREAM HABITAT PROTECTION (KPB 21.18)
VACATIONS NOT REQUIRING-A PUBLIC HEARING
SPECIAL CONSIDERATIONS
SUBDIVISION PLAT'PUBLIC HEARINGS
The Plat Committee is scheduled to review 12 plats.
COASTAL MANAGEMENT PROGRAM CONSIDERATIONS
OTHER/N~ BUSINESS
ASSEMBLY COMMENTS
DIRECTOR'S COMMENTS
COMMISSIONER COMMENTS
PENDING ITEMS FOR FUTURE ACTION
ADJOURNMENT
.,
.
MISCELLANEOUS INFORMATIONAL ITEMS
NO ACTION REQUIRED
Resolution SN 2004-15: Renaming Certain Public Rights-of-Way within
Section 3, T5S, R15W; Section 10, T55, R15W; Section 25, T4S, R15W,
S.M, Alaska within. Emergency Service Number (ESN) 401; Section 5, T2N,
R11W; Section 19, T5N, R9W; Section 20, T5N, R8W; Section 23, T5N,
R8W; Section 23, T4N, R11W, S.M, Alaska Within Emergency Service
Number (ESN) 302; Section 32, T2S, R14W; Section 34, TlS, R14W, S.M,
Alaska Within Emergency Service Number (ESN) 451
City of Kenai Planning & Zoning Commission Minutes - October 27, 2004
FUTURE PLANNING COMMISSION MEETING
The next regularly scheduled Planning Commission meeting will be held December 13, 2004
in the Assembly Chambers, Borough Administration Building, 144 North Binkley, Soldotna,
Alaska at 7:30 p.m.
ADVISORY PLANNING COMMISSION MEETINGS
Advisory Commission Meeting Location Date Time
Cooper Landing Cooper Landing Community Hall December 8, 2004 7:30 p.m.
Anchor Point Anchor River Inn December 7, 2004 7:00 p.m.
December 15, 2004 7:00 p.m.
Moose Pass Moose Pass Community Hall December 1, 2004 7:00 p.m.
The Kachemak Bay Advisory Planning Commission is inactive at this time.
NOTE: Advisory planning cOmmission meetings are subject to 'change. Please vedfy the
meeting date, location, and time with the advisory planning commission chairperson.
Chairperson contact information is on each advisory planning commission website, which is
linked to the Planning Department website.
CONTACT INFORMATION ·
KENA! PENINSULA BOROUGH PLANNING DEPARTMENT
Phone: 907-714-2200
Phone: toll free within the Borough 1-800-478-4441, extension 2200
Fax: 907-262-8618
e-mail address: Dlannin~@borou~h.kenai.ak. us
web site: www. bomu~qh.kenai.ak, us/planninodeDt
~c'" 0 ..(C) ~
0 0 .,.. ,.,..
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November 17, 2004
CITY OF KENAI
"oa 4
210 FIDALGO AVE., SUITE 200 KENAI, ALASKA 99611-7794
TELEPHONE 907-283-7535
FAX 907-283-3014 ~
1992
Jay Barrett
Planning & Zoning Commission
P.O. Box 821
Kenai, AK 99611
RE:
COMMIS $ION/COMMI~EE TERM REAI~I~OINTMENT
Dear Jay,
Your term on the Planning & Zoning Commission ends in January, 2005. This letter is
written to inquire if you want to be reappointed to the Commission for another three-
year term. If you are interested in continuing your appointment, the Kenai City
Council has requested you complete the enclosed Application for Appointment and
return it to me. The completion of the application will update our records of any
changes in your contact information and will give us notice of your desire for
reappointment.
If you are interested in reappointment, please return the completed Application to me
by THURSDAY, DECEMBER 9, 2004. If you have any questions, please contact me at
283-7535, extension 231 or email me at cfreas(r~ci.kenai.ak.us.
Thank you for the time and effort you have given thus far.
continued interest!
We appreciate your
CITY OF KENAI
Carol L. Freas
City Clerk
clf
CC:
City Planner Marilyn Kebschull
November 17, 2004
CiTY OF KENAI
210 FIDALGO AVE., SUITE 200 KENAI, ALASKA 99611-7794
TELEPHONE 907-283-7535
FAX 907-283-3014 ~
John Hammelman
Planning & Zoning Commission
4570 Kenaitze Court
Kenai, AK 99611
RE:
COMMI$ SION'/COMMI~EE TERM REAPPOINTMENT
Dear John,
Your term on the Planning & Zoning Commission ends in January, 2005. This letter is
written to inquire if you want to be reappointed to the Commission for another three-
year term. If you are interested in continuing your appointment, the Kenai City
Council has requested you complete the enclosed Application for Appointment and
return it to me. The completion of the application will update our records of any
changes in your contact information and will give us notice of your desire for
reappointment.
If you are interested in reappointment, please return the completed Application to me
by THURSDAY, DECEMBER 9, 2004. If you have any questions, please contact me at
283-7535, extension 231 or email me at cfreasC_a~ci.kenai.ak.us.
Thank you for the time and effort you have given thus far.
continued interest!
We appreciate your
CITY OF KENAI
Carol L. Freas
City Clerk
clf
CC:
City Planner Marilyn Kebschull
CITY OF KENAI
PLANNING & ZONING COMMISSION
Meeting Schedule - 2004
AGENDA CUT-OFF DATES
(Note: If cut-off date falls on a holida~ the next business da, will be cut-off date.)
Planning Commission Items Requiring
Meeting Date Items Public Hearing
12, 2005 December 31, 2004 December 22, 2004
26, 2005 Jan 12, 2005 Janu; 5, 2005
9, 2005 Jan 26, 2005 J~ 19, 2005
Febn 23, 2005 Februa 9, 2005 F~ 2, 2005
March 9, 2005 Feb 23, 2005 Febn 16,
March 23, 2005 March 9, 2005 March 2, 2005
A 13, 2005 March 30, 2005 March 23, 2005
A 27, 2005 A ril 13, 2005 A ril 6, 2005
M~ 11,2005 A 127, 2005 A 20, 2005
M~ 25, 2005 M 11,2005 Ma, 4, 2005
June 8, 2005 M~ 25, 2005 M~ 18,
June 22, 2005 June 8, 2005 June 1, 2005
J 13, 2005 June 29, 2005 June 22, 2005
J 27, 2005 Ju 13, 2005 Ju 6, 2005
A~ ust 10, 2005 Jul' 27, 2005 20, 2005
A~ ust 24, 2005 A~ lust 10, 2005 A~ lust 3, 2005
ber 14, 2005 A~ lust 31, 2005 A~ :ust 24, 2005
28, 2005 14, 2005 7, 2005
October 12, 2005 28, 2005 ber 21, 2005
October 26, 2005 October 12, 2005 October 5, 2005
November 9, 2005 October 26, 2005 October 19, 2005
November 23, 2005 November 9, 2005 November 2, 2005
December 14, 2005 November 30, 2005 November 23, 2005
December 28, 2005 December 14, 2005 December 7, 2005
TESTIMONY SIGN-IN SHEET
TESTIMONY SIGN-IN SHEET
TESTIMONY SIGN-IN SHEET
COMMISSION CHAIR REPORT
December 8, 2004
REGULAR COMMISSION MEETING
CHANGES T° THE AGENDA
REOUESTED BY:
ADD:
Comments from the following: Staff
Evelyn and James Matiiera and Family
Rick & Marie Entilish
Alan Van Horne
Klm Denesen
James & Jocelyne McCollum
Michael Jones, P.E. and Robin Leitlhty
Sheryl Groves
Metlan Smith
Gary W. Oliver
John and Connie Avram
Scott Walden~ City of Kenai Fire Chief
Petition{s)
VIP NeiEhbors List
Gerald & Janet Brookman
Read into the record: Denesen & 2
unknown
12a
12b
PlannintI Commission Roster
Council Work Session Packet
CIP Projects- 12/6/04
Staff
Staff
Mari Kebschull
From:
Sent:
To:
Cc:
Subject:
Jay Barrett [thejaybob@mac.com]
03 December, 2004 1:32 AM
Lee Ann Magiera
Marilyn Kebschull
Re: Conditional Use Permit in VIP Subdivision
Dear Ms. and Mr. Magiera and family'
Thank you very much for your e-mail. I have forwarded it on to Kenai
City Planner Marilyn Kebschull so the letter can be included our agenda
packet at our next meeting. We encourage you to attend that meeting on
Wednesday,
December 8, 2004, at 7 p.m. in the council chambers of Kenai City Hall,
to express your feelings in person.
Sincerely,
Jay Barrett
On Thursday, December 2, 2004, at 01-12 PM, Lee Ann Magiera wrote'
Hello,
We are writing you to express our concerns about the proposed
conditional use permit for an RV park in the VIP subdivision in Kenai.
Our family opposes this permit for a number of reasons. First and
foremost would be the overwhelming amount of motorhomes, trailers,
four-wheelers and people right down the road from where we live. With
this large influx of traffic comes numerous issues such as trespass
problems trying to access the river or beach, noise from RV generators
and the possible loss of property value due to an RV park within sight
from our house. Please deny this permit due to the adverse impact it
will have on our neighborhood.
Thank you for your time,
Evelyn and James Magiera and Family
836 Baleen Ave
Rick & Marie English
720 Muir Ave.
VIP Subdivision
Kenai, Alaska 99611
907-283-9484
rmenglish~gci.net
To: Kenai Planning and Zoning Commission members'
12/01/04
.:
The purpose of this letter is to voice our opposition to the proposed 160 site RV Park to be
located within the boundaries of our neighborhood, VIP Subdivision. This letter is being sent to
each of the individual members of the Commission.
We have reviewed the Municipal Code on Conditional Use Permits, the Zoning Code and the
draft City of Kenai Comprehensive Plan. It is our opinion that the requested permit is not
harmonious with the requirements or intent of these documents as outlined below.
Municipal Code 14.20.150, Conditional Use Permits requires ALL of the following be satisfied:
"The use is consistent with the purpose...and intent of the zoning district."
o RR Zoning is established with "the intent of preserving the rural, open quality of
the environment, preventing health hazards in areas not served by public water
and sewer and prohibit uses which would violate the residential character of the
environment and generate heavy traffic in predominantly residential areas."
· A "commercial" endeavor of this type to be phased over five years
certainly does not meet the intent of preserving the "rural" quality and
"residential" character of the environment. Port-a-potties and dumpsters
with no water and sewer hook-ups until phase three, five years down the
road, potentially creates both health and environmental hazards.
· Increased heavy traffic is a given not just from motor homes and campers
but also the maintenance vehicles used to service the park and the
increased traffic of recreational vehicles such as four-wheelers and dirt
bikes through the neighborhood.
· "Public services and facilities are adequate to serve the proposed use"
o As stated above, port-a-potties and dumpsters with no water and sewer hook-ups
until the final phase three will create both immediate and potentially long term
health and environmental hazards.
o Electrical hookups are not planned until phase two, some two to three years down
the road. This means the use of portable generators to supply power, which will
create a significant noise pollution hazard.
· "The proposed use will not be harmful to the public safety, health or welfare."
o As stated above, there will be increased heavy traffic from motor homes, campers,
and maintenance vehicles used to service the park as well as the increased traffic
of recreational vehicles such as four-wheelers and dirt bikes through the
neighborhood. All of which serve to create a public safety concern especially for
pedestrians and young children living and playing in the neighborhood.
o Available crime statistics from the Department of Public Safety, Crimes Reported
in Alaska 2003, reveals that property crimes are highest in the summer coinciding
with transient populations. Burglary, robbery and larceny-theft all peak during
the months of July and August.
"The value of the adjoining property and neighborhood will not be significantly
impaired."
c) Neighborhood property values may well not be "significantly" impaired yet the
sales appeal of adjoining properties and those in the immediate vicinity of Baleen
and VIP Drive would in all probability be negatively affected. If you were
purchasing a house for your family would an RV park across the street affect your
decision?
"The proposed use is in harmony with the Comprehensive Plan."
c) Following are excerpts from the public review draft of the Comprehensive Plan:
' Goals for the Plan, page 2, the second goal states: "Protect and rejuvenate
the livability of residential neighborhoods."
,/ It seems to us that a 160 space RV park does not meet the criteria
of protecting and rejuvenating our neighborhood.
· Section F, Furore Demand for Private Residential, Commercial and
Industrial Uses, page 14/15, "Kenai has an adequate supply of
appropriately zoned parcels for furore demand. However, the conditional
use permit process has been used to permit uses that otherwise might not
fit within the intent of the underlying zoning... This approach may address
the immediate need of individual applicants. However, over time, it can
compromise the basic purpose of zoning and public confidence in zoning."
,/ This is a cautionary statement and self admonishment of the entire
conditional permitting process and is addressed further on in the
Plan as quoted in the next bullet.
· Section F, page 15, states that "the city's land use plan and zoning code
should promote an orderly overall pattern of land that...separates
incompatible uses, maintains the quality of existing development...and
creates a stable, predictable setting for furore investment."
,/ We would submit that our homes ARE an investment for the furore
and that the proposed RV Park is an incompatible use creating an
unpredictable setting for furore investment.
· Land Use Plan Classifications, page 29, "The Rural Residential district
includes areas that, due to location or site conditions, are best suited for
large-lot single family residential development. (emphasis ours)
,/ Commercial development of any type is not a compatible land use
under the current RR designation. Even small home businesses
must meet certain design guidelines.
· Public Safety, page 48, "Response time and water supply are concerns for
fire protection in the Beaver Loop and VIP subdivision areas."
,/ The additional fire potential of a 160 space RV park would only
serve to increase this concern to public safety.
We have lived in our present home since 1981 and have raised both of our children here. We
have many friends and neighbors whom have done the same and now we are seeing some of
these grown young men and women moving back to build homes and raise families of their own.
We have watched many of our neighbors invest a lot of pride and time and money into
maintaining the quality and value of their homes and in the past few years have seen an influx of
new quality homes being built.
We remember the days of gravel roads and no street lights and the successful neighborhood
petition to have both installed for the safety of the young school children as they waited for the
school bus on cold, dark winter mornings. We remember teaching our children to ride bicycles
and not having to worry about their safety when visiting a friend's house.
VIP has always been a safe and stable neighborhood with a strong family atmosphere and to
accept that the addition of an RV park of the proposed size and magnitude will not have a
negative affect on our quality of life, our property values and the safety of our residents is simply
ludicrous.
If safety seems to be a theme here, well that is because we also remember the days when the
cannery workers were not restricted to where they could camp and we had to lock our vehicles in
our own driveways because of theft and we DID have to worry about where our children were
playing and pick up the trash discarded daily along the sides of our streets and on our property.
We remember the days before the city deemed it necessary to put up "No River Access" signs to
limit the transient vehicle traffic. Unfortunately this is the sad truth and could well be repeated.
Another theme presented here is that of neighborhood which we will define as a district or area
with distinctive characteristics representing a sense of community.
Please ask yourselves if you would want to have this "park" in your neighborhood?
There are more suitable and less conflicting areas within the city limits to court this type of
development. .
Respectfully,
Rick and Marie English
Page 1 of 1
Marilyn Kebschull
From' Barry Eldridge [Iridgebb@ptialaska net]
Sent: _ y4 December, 2004 11:10 PM
To: Al Van Horne'
cc:M r,, nKebschu,, / /
Subject: RE:
Dear Al Van Horne, Thank you for your comments on the request for a conditional use permit for a RV park in VIP
subdivision to be heard on 8 December at the regular P and Z meeting. By copy of this email the city has a copy of this
comment and will have it available for commissioners at the meeting. Bar~ Eidridge
..... Original Message .....
From: Al Van Horne [mailto:vanhorne@acsalaska.net]
Sent: Tuesday, November 30, 2004 9:53 AM
To: Iridgebb@ptialaska.net
Subject:
I am appalled that a variance is being considered to allow a motor home park in the VIP subdivision.A motor
home park is inherently tacky,& will drive down property values in the area. I would join any lawsuit that would
arise because of neighborhood deterioration.Thank you,A Van Horne,2505 Watergate,VIP sub
12/06/2004
Kim Denesen
825 Baleen Avenue
Kenai, Alaska 99611
December 4, 2004
Dear City of Kenai Planning and Zoning Commission
I am writing in reference to The Blue Sky Pilots Trust request for a Conditional Use Permit to
put an RV park in the VIP Subdivision. I recently read their application and I strongly
disagree with their opinions of meeting the conditions of the Conditional Use Permit. Now
that you have reviewed the request by this out of state business, please take the time to read
my view. I am a resident of Alaska, Kenai, the VIP subdivision, and a house three lots away
from the proposed 160 pad RV Park. I would like to address each of the areas in the
Conditional Use Permit.
1. The use is consistent with the purpose of this chapter and the purposes and intent of the
zoninq district. This area is zoned Rural Residential. According to the regulations adopted
by the city this means the intent of the zone is to provide for Iow-density residential
development in outlying and rural areas in a form, which creates a stable and attractive
residential environment. The specific intent is to separate residential structures to preserve
the rural, open quality of the environment and prevent health hazards in areas not served by
public water and sewer and to prohibit uses, which would violate the residential character of
the environment and produce heavy traffic predominately in residential areas. I purchased
my home here because I wanted to live in an area that was zoned residential so I could live in
an area like the one described above and not have to worry about things like this RV park
moving into the area. I was not aware that someone could apply for a conditional use permit
and change the neighborhood in the blink of an eye. I do not believe that a 160 pad RV park
will contribute to a stable and attractive residential environment; in addition it will jeopardize
the water table in the neighborhood since we are not served by public sewer and water. It will
also produce heavy traffic in a predominately residential area.
2. The value of the adjoining property and neiqhborhood will not be significantly impaired.
No one involved with this deciSion or any realtors will admit that a 160 pad RV park will affect
my property value, but would you want to buy a house in a neighborhood with 160 RVs three
doors down. Think of the increased noise from all those generators running, the increased
traffic in the area, the smoke and smell of the grills cooking, the partying, and the trash.
3. The proposed use is in harmony with the Comprehensive Plan. Referring to the
description of a Rural Residential area in section one of this letter I do not understand how a
160 pad RV park fits with a Comprehensive Plan for this area. I believe the Comprehensive
plan for this area is a Rural Residential neighborhood where families can be raised in a safe
and healthy environment. Where children can safely ride their bikes, and play in their
neighborhood without worrying about not being seen by someone driving a large RV as the
RV enters and exits the RV park on the residential neighborhood streets of Baleen, Pirate,
and VIP. Additional neighborhood streets will also be affected by those RV drivers as they
look for easy river access and ride their ATVs through our neighborhood.
4. Public services and facilities are adequate to serve the proposed use. This neighborhood
is on the very edge of the Kenai city limits. I am concerned about police response time to our
neighborhood. I am concerned about such a large number of non-residents visiting our
neighborhood while on vacation. I am concerned about the partying, loud music, alcohol
consumption, late night problems, theft, increased traffic, increased ATV traffic (we already
have frequent ATV traffic in our neighborhood), dogs running loose, and trespassing.
I am concerned with the number of campfires and grills that will be used in a 160 pad RV
park in an area with so many spruce trees and family homes. The lack of city water in our
neighborhood will make it more difficult for the fire department to respond and will make fire a
bigger risk in this area. Also the increased amount of garbage, especially form cleaning fish
will attract more bears to an area that already has bears visiting the area in the summer. I
see in the application that the park plans to post rules to address some of these concerns, but
who will be responsible and how will these rules be enforced. Just because rules are posted
in the park does not mean people will abide by them.
The city discontinued oiling roads and reduced the grading of dirt roads two years ago.
Baleen, one of the proposed entrance and exit streets is a dirt road that produces large
clouds of dust and potholes each summer, and that is with the current neighborhood traffic.
Another consideration is the large number of potholes on K-Beach each year that the road
crews have a difficult time keeping filled. By increasing the traffic in this area by this many
RVs and ATVs on a daily basis the situation will only get worse.
5. The proposed use will not be harmful to the public safety, health or welfare. Increased
traffic in the neighborhood will increase the risk of accidents, the chances of the
neighborhood children being injured while playing, increase bear traffic into the
neighborhood, increase respiratory problems caused by the increased dust and smoke in the
air, increase the chance of a fire that could spread through the neighborhood, increase in the
chance of encountering a bear, decrease the sleep of residents due to noise, increase
incidence of crime, and cause an increase in stress on those who have to deal with these
problems on a daily basis, the people of the neighborhood. I am also concerned about the
aquifer from which I get my water. I am worried that the amount or water this site will use and
that the waste coming from this site could jeopardize the water my family uses. I believe all
these to be harmful to the public safety, health, and welfare of my neighborhood.
Please do not approve this Conditional Use Permit; a 160 pad RV park does not belong in a
residential neighborhood. If parks that permit camping and residential neighborhoods are
compatible then why did the city remove an established campground from the park on Forest
Drive a few years ago?
Thank you for your time and consideration.
part of our neighborhood.
Please do not allow this RV Park to become a
Sincerely,
Kim Denesen
Resident of Baleen Avenue, in the VIP Subdivision, in the City of Kenai
Marilyn Kebschull
From: Jay Barrett [thejaybob@mac.com]
Sent: 06 December, 2004 11:26 AM
To: J MALAS KA@aol. com
Cc' Marilyn Kebschull
Subject' Re: Proposed RV park in VIP subdivision
Dear Mr. and Ms. McCollum'
/ /
Thank you very much for your e-mail. I have forwarded it on to Kenai
City Planner Marilyn Kebschull so the letter can be made available for
all at our next meeting. We encourage you to attend that meeting on
Wednesday, December 8, 2004, at 7 p.m. in the council chambers of Kenai
City Hall, to express your feelings in person.
Sincerely,
Jay Barrett
On Monday, December 6, 2004, at 10:18 AM, JMALASKA@aol.com wrote:
> Hello.. I am a resident of the VIP subdivision. My home is on Seine
> Court, just two street away from the proposed rv park. My family chose
> to live in this quiet residential area, away from the smaller, cookie
> cutter neighborhoods and industrial areas of Kenai, for specific
> reasons.
> We are raising our two children in what we hoped to be a safe and non
> developed area. We live amongst members of the law enforecement
> community, and others, with whom we've established a like mindset. We
> keep an eye out for suspicious activities around our neighborhood, and
> generally pride ourselves on being considerate neighbors. We take
> pride in our homes, extensive landscaping and celebrate holidays with
> our neighbors. We have many pet owners who enjoy the quiet streets for
> excercise. In summer months, many children and people of all ages ride
> their bicycles down the long quiet streets, as well as groups of
> dedicated walkers and joggers.
> I strongly urge you to take time to visit our area, not just VIP
> Drive or Watergate, but the streets where many of us live.
> We chose to live here for quality of life, and to lose this to an
> outside developer, who may not succeed in his business(competition of
> future Kenau Landing RV park, among others), will leave us with a ten
> acre clearcut eyesore, more noise and dust from K Beach road, and a
> devaluation of our property values.
> Thank you for taking the timne to read and consider my letter. Kenai
> is a unique area. It is not a suburb of Anchorage. Please help us keep
> our subdivision free of encroachment, noise, and loss of safety for
> our children.
> Respectfully.
> James and Jocelyn McCollum
Marilyn Kebschull
From:
Sent:
To:
Cc:
Subject'
Jay Barrett [thejaybob@mac.com]
06 December, 2004 11:22 AM
Mike & Robin
Marilyn Kebschull; Barry Eldridge; John Hammelman; Nelson Amen; Jeff Twait
Re: VIP Proposed RV Park
Dear Mr. Jones and Ms. Leight'
Thank you very much for your e-mail. I have forwarded it on to Kenai
City Planner Marilyn Kebschull so the letter can be provided to all
commissioners at our next meeting. We look forward to seeing you the
Sincerely,
Jay Barrett
On Monday, December 6, 2004, at 11-11 AM, Mike & Robin wrote'
Dear Mr. Barrett
I am sending you this e-mail to express mine and my wife's adamant
opposition to the opening of an RV Park in the VIP Subdivision. My
wife and I moved into this neighborhood a little over a year ago after
spending a number of months looking around Kenai and Soldotna for a
house. We selected the VIP location because it was within the city
limits of Kenai (i.e. subject to planning rules) yet the neighborhood
still had something of a quiet rural nature to it. The immediate
consequences of approving the installation of this proposed RV Park
will be:
- More traffic and dust kicked up by RVer's driving through
the neighborhood;
- Tresspassers on private property along Watergate trying to
get to the river;
- More traffic down Set Net Drive traveling north to access
the beach for dipnetting during July; and
- Excess noise generated by the RVer's, their generators,
their dogs, etc.
Regarding the long term consequences, the proposed septic system to
accommodate the 160 RV pull-ins is truly alarming to us as
downgradient homeowners. The drinking water aquifer in this area is
quite shallow and would clearly be adversely impacted by the septic
system proposed for this RV park. The above consequences make it
fairly clear that the opening of an RV Park is completely incompatible
with the residential nature of the VIP Subdivision. Frankly, if the
proposed RV Park had been in place while my wife and I had been
looking for a home last year, its presence would have counted as a
MAJOR negative with regards to the livability of the neighborhood for
us. Ail of this implies a potential negative impact on the
surrounding property values which definitely does not make us happy.
We are planning on attending the public meeting on the 8th to again
express our opposition to this proposal submitted by an out of state
1
organization which could care less about the surrounding neighborhood.
Thanks for your time in hearing us out on this issue and we urge you
to reject this proposal as incompatible to the Subdivision.
Respectfully,
Michael Jones, P.E. and Robin Leighty
735 Set Net Drive
Kenai, Alaska 99611
Ph: 907/335-0735
Page 1 of 1
Marilyn Kebschull
From: Sheryl Groves
To: Marilyn Kebschul,
Subject: New RV Lot on K-Beach near VIP District
Impodance: High
Dear Madlyn,
I am writing in regards to the proposed RV Lot near the VIP subdivision on K-Beach Rd. My Name is Sheryl Groves, and
I am the owner/operator of Robinson's Mini Mall on K-Beach.
I have spoken to the developer Ken, and have discussed several options with him and his plans for development in our
area. His ideas are sound, his financial planning seems to be in order, and his developmental plan is consistent with our
local building environment.
In short I would like to show my support for the proposed project and would like to make my intention to be at the planning
meeting on the 8th known. I will be making a positive affirmation for the development, and feel that it is a necessity from a
financial point, as well as community development stance. I feel that this area needs the economic boost for all the local
business's as well as the home owners who will certainly see an increase in their own property values.
I look forward to seeing you at the meeting on Wednesday and hope to make an impression on the council from the local
,business owners' stance.
If you have any questions please don't hesitate to contact me at the above email, or feel free to contact me directly at 907-
283-9384.
Thank you,
Sheryl V. Groves
President/CEO
Robinson's, Inc.
12/06/2004
To: Members of the Kenai City Planning Commission,
Date: December 7, 2004
Subject: The Blue Sky Pilots Trust Conditional Use Permit
Action ReqUested· Please review the following statements and consider our position as
VIP residents before accepting or declining the Blue Sky Pilots Trust Conditional Use
Permit Application.
From: Megan Smith
PO Box 951
283.0210 252.7843
The City of Kenai has adopted guidelines from which planning and zoning
standards are created and enforced. These .principles are framed in The City of Kenai
Comprehensive Plan; which outlines goals, r%mlations, zo'ning, and provides guidance 'in
m.aintaining the i'ntegrity and character of the city. The citizens of Kenai trust their
officials to uphold these restrictions and protect their fights and. properties.
The Blue Sky Pilots Trust has submitted an application for a Conditional Use
Pemfit. This permit would allow a 160 space RV park to 'be established in the VIP
subdivision. The park is to operate May 1 through September 31 and would be built over
a five year period consisting of three phases' Phase one constructs three one-way gravel
roads and gravel RV parking Pads; Phase two pro'rides electrical RV hookups; Phase
three is the implementation of a water system and drain field. The plan laid fbrth by the
Blue Sky iPilots Trust not only lacks important details of these processes and intent, but it
is contrary to the criteria set forth in the City of Kenai Comprehensive Plan.
The proposed site of the RV .park is situated in a Rural Residential Zone. As
stated in Kenai Municipal Code 14.20.080, the intent of the Rural Residential Zone is to
provide a low-densit3: residential development in outlying areas (of the ci~) in a way
that creates a stable and attractive residential environment. This rural, open
atmosphere is achieved by separating residential structures. 'MoSt Rural Residential
subdivisions are not supported by public water or sewer, and maintaining these
comfortable distances between units is important in preventing health hazards.
Code 14.20.080 further prohibits land uses that interrupt the residential character
of the enviromnent and generate heavy traffic. As laid out in the land use table, there
are other possible applications that are listed as complementary to the exiSting residential
zone.
The proposed RV park is allowed, in a Rural Residential. Zone under a Conditional
Use permit. However, this is possible only if it is found to be compatible with the
principle practices of the zone. The planned RV park must ham~onize with all review
criteria found in Kenai Municipal Code 14.20.150. The criteria are as followed'
Criteria. (1): The 'use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district. Criteria (2): The value of the adjoining property' and
neighborhood will not be significantly impaired. Criteria (3): The proposed 'is in harmony
with the Comprehensive Plan. Criteria (4): Public services and. thcilities are adequate to
serve the .proposed use. Criteria (5): The proposed use will. not be harmful to the pUblic
safety, health or welfare..According to the Section 14.20.150 the proposed Kenai VIP RV
Park plan contradicts all of the conditional use criteria.
Criteria 1: The use must be consistent with the intent and purpose of the Rural
Residential Zone. As stated in code, Rural Residential Zones (such as the VIP
subdivision) are to be sparsely populated, with abundant attractive vegetation,
limiting heavy traffic and potential safety and health hazards. The very nature of a
160 space RV park is dense and congested. All R'V spaces are to be graveled with
three one-way roads extending tYom one end of the property to another. This plan
leaves little room for natural vegetation and lacks the wide-open, rural quality
required by code. The clamor of 100+ generators firing up and minting will not be
limited to the park; it will be heard throughout the neighborhood. Visual
'unattractiveness, dust and noise will pollute the integrity of the entire district.
Criteria 2: Ire value of'the adjoining propert, v and neighborhood will not be sign(ficantl, v
impah'ed. The value of the adjoining property and VIP neighborhoods will be
compromised due to the higher crime, intense traffic and the reduced aesthetic
value resulting from the proposed RV park. As stated by the Kenai Police
Department in the City of Kenai Staff report, they have concerns with an increase
in crime (i.e. theft and littering) and prospective buyers will look to other Rural
Residential Zones to escape this trend. Also, many buyers desire Rural
Residential Zones to escape the traffic and congestion of the city. With the RV
park in place, VIP will not allow these potential buyers the solace that they seek..
Criteria 3' The proposed land use musl be in accordance the C..omprehensive Pk'tn. This
proposed recreational vehicle park is not in accordance with the City of Kenai
Comprehensive Plan. The City of Kenai focuses on three land uses; city center,
residential neighborhoods and commercial land use. It strives to "promote the
siting and desiEm of land 'uses that are in harmony and scale with surrounding
uses." Most of the dwellings tbund in the VIP subdivision are single-family 'units
located on large lots..Each unit typically relies on its own on-site septic and fresh
water systems. These trends m'e fbund throughout the area with an intermixing of
some multifamily developments. It is because of these tendencies that the
neighborhood retains its sparse, scenic charm. The desired RV park would be a
densely populated 10-acre parcel, void of substantial natural-vegetation. The high
density, high traffic park is of a commercial nature, which is uncomplimentary to
its sun'oundings and the comprehensive desibm of the land use plan.
Criteria 4 & 5' Public ser'~,ices and.[~tcilities are adequate to serve the proposed use and
the proposed use ~.,'ill not be har~/"ul to the public safi:0~, health or wel. fi'tre. Public
sen, ices and fhcilities are not adequate for the RV park. Public sewer and water
systems are not offered in the VIP subdivision. The intended RV park requires an
extensive septic system that may impact adjacent water systems and septic
systems. The suggested number of three sets of port-a-potties and tlu'ee dumpsters
lack the ability to support the waste of 160 recreational vehicles.
Traffic and congestion will increase dramatically both within the 'VIP subdivision
and on Kalifornsky Beach Road., as RVs attempt to access and exit the park.
Through. traffic will often backup as large recreational, vehicles will be forced to
slow and turn in to the park. In addition, RVs exiting the park will be forced to
yield and cross traffic thereby backing up K-Beach and access roads. The local
road systems within the 'VIP subdivision are not designed to handle the number of
additional trips per day that a 160 space RV park will add. Local intersections will
be 'under 'increased strain, as will additional access points to K-Beach. The current
road system was d. esig0ed t~br use by local, residential traffic and. was not set up to
handle traffic on a commercial level. The increased strain on the local road
systems will result in delayed emergency response times and create hazards in the
VIP area.
As stated in the City of Kenai Staff Report, the Police Department has cited
additional safety and welfare issues with increased crime, increased motor vehicle
traffic and access, increased ATV traffic, open campfires, trespassing,
unrestrained pets, garbage, littering and the .potential attraction of bears.
Furthermore, the Fire Department has questioned whether on site septic and water
systems would effect nearby property systems. They also shared in the concern of
traffic and question emergency equipment accessibility. These situations are very
alarming and menacing to surro'unding neighbors and VIP residents. The
allowance of an RV park in the VIP residential neighborhood will undoubtedly
compromise residential safety, access and welfare.
The Blue Sky Pilots Trust has failed to prove the proposed RV park. is in
accordance with all. criteria set forth by the Conditional Use Pe~it. The Kenai VIP RV
Park is not compatible with the surrounding environment nor is it desired by
neighborhood residents. As VIP residents we are removed from the city center, but are
still protected under city zoning ordinances. As 'keepers' of the City of Kenai
Com.prehensive Plan, we appeal to the plamfing commission to uphold the provisions laid
out in this design. A rural residential district of this type is not compatible with a large
commercial recreational vehicle park. 'We long to preserve the safe, scenic, and quiet
character of our neighborhood. It is these qualities that attracted us to this area and it is
these qualities that will keep us here for many years to come.
From: . Jay Barrett [thejaybob@mac.com]
Sent: ' 08-Decemb~er, 2004 1:~6 AM -
To: Oliver, Gary W (PROFESSIONAL BUSINESS SERVICES (PBS)~V
Cc: Marilyn Kebschull ~
iab jolt.: ~.. Re: i~W:VIPRV Park '
Dear Mr. Oliver:
covenants and the city's position on them. In very general terms (and
again, ask Ms. Kebschull for a complete definition), the city does not
officially recognize covenants and does not enforce them. They are an
agreement between land owners in a certain area or subdivision.
I encourage you to please come to our Planning and Zoning Commission
meeting tonight (Wednesday, December 8, 2004, at 7 p.m.) and express
your feelings there.
Sincerely,
Jay Barrett
On Tuesday, December 7, 2004, at 11'04 PM, Oliver, Gary W
(PROFESSIONAL BUSINESS SERVICES (PBS)) 'wrote'
>
>> ..... Original Message .....
>> From: Oliver, Gary W (PROFESSIONAL BUSINESS SERVICES (PBS))
>> Sent: Tuesday, December 07, 2004 10:55 PM
>> To: 'jhammelman@unocal.com, thejaybob@mac.com, jtWait@gci.net,
>> lridgebb@ptialaska.net, rossrck@hotmail.com, gwoliver@ptialaska.net,
>> olivgw@bp.com'
>> Subject' VIP RV Park
>>
>> City of Kenai Planning and Zoning Commission'
>>
>> July 2005 'will .make 20 years that I have resided in the Kenai VIP
>> subdivision. My wife and I chose to have our house built here for
>> several reasons. We have raised our three sons in this wonderful
>> neighborhood. Our yard serves as the neighborhood playground.
>> Especially, in the summer we have anywhere from 3 to 20 children out
>> front.
>>
>> I would like to discuss some of the reasons we chose this property.
>> We wanted to live in a semi rural setting with a little more room
>> than the smaller "in town" lots. At the same time, (1985) we wanted
>> the "city limit" protection of fire, police, and covenants. That
>> made VIP as the perfect choice. We knew we would pay more taxes even
>> though we do not have city water, sewer, sidewalks, and
>> parks/playgrounds. However, we did get a bigger lot and the semi
>> rural setting we desired. We were also guided by several realtors
>> that VIP property values hold up well over time because of the "out
>> of town but in city limits" factor.
>>
>> Now, we find out your commission is actually considering allowing a
1
>> RV park to be developed in our subdivision. I .find this very
>> difficult to understand why this would even get a consideration, for
>> several reasons.
>>
>> Please allow me to discuss these reasons and ask you some questions,
>> as well. It is my understanding that city limits and covenants of a
>> subdivision should prevent something like this from even happening.
>> Would this type of proposal be considered for, say, the empty lots
>> over on the corner between Woodland and Inlet Woods subdivisions?
>> What about the empty lots over by the golf course or the vacant
>> property between the National Guard Armory and the Baptist church
>> going out of Kenai? There are already RV parks on Robinson's Mini
>> Mall property, 60 spots at the new and expanding Kenai River Landing
>> development, and down K-Beach road a couple of miles from Cannery
>> Road. I have yet to see any of them being full at anytime since I
>> have lived here.
>>
>> If this is allowed to happen, I feel our property values will go down
>> and resale will be more difficult. I wonder if then the city would
>> lower our taxes, I don't think so, after all we are still in "city
>> limits". I can also foresee RV's with two to four ATV's behind them
>> pulling in for the dip net fishery. Then we'll have dozens of ATV's
>> running our streets and in our yards going to and from the mouth of
>> the Kenai River. Is it not against city limits law to drive ATV's on
>> Kenai City streets? Then the city police department is going to
>> flooded with calls to get them off our streets and yards. VIP is
>> full of children riding bikes and playing together all summer long.
>> We walk, jog, walk our dogs, and visit each other along the way
>> everyday during the summer. We have a very family oriented
>> subdivision/neighborhood. The biggest problem I have ever noticed is
>> summer time cannery workers camping on empty lots in years past.
>> This no longer seems to occur.
>>
>> In summary, we would like to ask you to give us the same
>> consideration as all year around residents of Kenai shoUld be given.
>> We would like to keep our family oriented neighborhood. We want to
>> let our children play safely everyday. Let the RV's go across
>> K-Beach out of city limits and leave our VIP subdivision a
>> subdivision - NOT VIP Recreation Area.
>>
>> Thank you for your time and consideration to this matter.
>>
>> Sincerely,
>>
>> Gary Oliver
>> 870 Set Net Drive
>>
Page 1 of 1
Marilyn Kebschull
.
From: John & Connie Avram [nhojmarva@alaska.net]
Sent: 07 December, 2004 4:13 PM
To: Marilyn Kebschull
Subject: RV Park
Please give a copy of this e-mail to:
Carl Glick and Phil; Bryson.
Dear Councilman;
I am writing you to let you know of my deep concerns about the effects the Conditional Use Permit application for a 160 space RV
Park will have on my neighborhood.
The 1 st is the clear cutting of a natural barrier (the trees located on the land) that will allow the highway noise and the wind to flow
freely through the neighborhood.
The 2nd is the run off from the vehicles (oil, gas, coolant, etc.) that will find its way through the gravel into the ground, ending up in
our drinking water as we are on wells.
The 3rd is the greatly increased vehicle and foot traffic in the neighborhood and at the approaches to VIP Dr., Pirate Ln., and K Beach
Rd. This will put all of us at extreme risk of traffic accidents. A great many people will be crossing K Beach to go to Robinsons Mini
Mart.
The 4th is the increased possibility of property damage, and bodily harm from people who have been drinking. The reason I purchased
my home here was the peace and quiet and security. I would no longer feel as safe in my home.
The 5th is the decreased' property value due to the above four. Also the increased difficulty in finding someone who would accept the
above four and buy property in the neighborhood in spite of the RV Park.
The 6th and most scary is the possibility that the owner will walk away leaving a big mess to be cleaned up by the citizens of Kenai.
in my opinion the conditions set forth in Kenai Zoning Code 14.20.150(d) Items 1 through 6 are not met by the proposal of the
establishment of the intended RV Park. The RV Park does not fit in with the rest of the neighborhood.
I ask you to look at the negative effect this RV Park will have on the neighborhood, and the~city .We all could be paying to clean this
mess up.
Thank you very much for the time you took to read this and for your help in taking care of our concerns.
Respectfully your neighbor in VIP Estates
John P. Avram
12/08/2004
Page 1 of 1
Marilyn Kebschull
From'
Sent:
To:
Cc:
Scott Walden
07 December, 2004 12:41 PM
Marilyn Kebschull; Chuck Kopp
Kim Wannamaker; Michael Tilly
Subject: VIP RV Meeting
Marilynn -
Chief Kopp, Lt Wannamaker and I met with the RV developers for almost three hours today. They are very forthcoming,
proactive people that appear to actually care about how the development proceeds, and addressed the majority of our
concerns as noted in the previous e-mail to you. They understand they have a lot of planning to do and expressed a great
desire to become part of the neighborhood, not just plow down trees and pour gravel. They are a bit nervous over
tomorrow night's meeting, but seem well prepared to work with residents of the area to create something that enhances
the area and reduces any percieved adverse impact.
Good luck-
Scott
12/08/2004
Date'
To:
From'
Subject:
November, 2004
City of Kenai, Planning & Zoning
Members
VIP Subdivision Property Owners & Citizens of
the City of Kenai
Conditional Use Permit Application for a 160
Space RV Park to Be Located at 725 Baleen
Avenue, VIP Subdivision, Kenai
Dear Planning Commission Members
As neighbors and property owners within VIP Subdivision, it has come to our
attention that an application for a Conditional Use Permit has been submitted to
the City of Kenai that would allow for the establishment of a recreational vehicle
park within our neighborhood that would, as proposed, entail:
· 160 recreational vehicle spaces.
· Would be entered via VIP Drive, a street within our residential subdivision.
· Would be exited via Baleen Street and Pirate Lane, two streets within our
residential subdivision.
· Would operate from May 1st through September 31st within our residential
subdivision.
VIP Subdivision, zoned Rural Residential (RR) under the City of Kenai zoning
code, has a several decade history of modest and steady growth as a close knit,
quiet neighborhood with a mix of well over 100 modest to upper value single
family homes and multi-family apartments. This is a neighborhood that is
removed from the city center, yet still protected by City zoning codes, a reason
many of the proper~y owners chose to purchase their homes within this
neighborhood. It is a neighborhood that is a safe and quiet place to raise a
family or retire. It is a neighborhood with a long and established character.
As neighbors, property owners and citizens of the City of Kenai, we strongly
object to the issuance of this Conditional Use Permit to establish an RV park in
our neighborhood. The likely dramatic increase in traffic on our streets during the
months of operation of a large scale commercial RV park will have a
fundamentally negative impact and will change the character of our
neighborhood for the worse.
Significantly increased noise and safety problems resulting from substantially
increased traffic of 4-wheeler's on our streets traveling to the beach and river
mouth, as well as RV's accessing the RV park from our residential streets and
increased foot traffic from RV park users trying to access the beach and Kenai
River will create conflicts with the long established character and lifestyle of our
neighborhood.
Finally, we believe that this proposed development is contrary to the principles of
the recently updated City of Kenai Comprehensive Plan that specifically
addresses the need to separate large scale commercial development from
residential neighborhoods by adhering to the established zoning plan of the City
of Kenai.
We urge and request that the Planning Commission deny this application.
Respectfully,
VIP Subdivision Neighbors, Property Owners and Citizens of the City of Kenai
Printed Name Signature
Address
~ -~-xc~ c~tc-q, ct.~4
PLANNING ~ ZONING COMMISSION
Meets Second and Fourth Wednesday- 7:00 p.m.
Kenai City Council Chambers
Commission Member Name Home Business Email Address Term
and Address Phone Phone Ends
Nelson Amen 283-6085 776-8191 namen~_,tesoropetroleum.com 2006
P.O. Box 357
Kenai, AK 99611
*Carl Glick 9.83-7644 2007
P.O. Box 528
Kenai, AK 99611
**Phil BrYson 283-4428 9.83-4672 2007
P.O. Box 1041
Kenai, AK 99611
John Hammelman 283-7280 283-5507 (p) j.hammelman@unocal.com 2005
4570 Kenaitze Court 776-6750 (f)
Kenai, AK 99611
L. Jay Barrett 398-1868 theiaybob(C~mac.com 2005
P.O. Box 821
Kenai, AK 99611
Jeff Twait 283-3919 262-2493 jtwaitq~gci, net 2006
1808 Julie Anna Drive
Kenai, AK 99611
Barry Eldridge 283-7152 lridgebb~_~ptialaska.net 2006
2679 Bowpicker Lane 283-7152 (f)
Kenai, AK 99611
Council Member Rick Ross 2838497 rossrck~hotmail.com
1505 Kittiwake Court
Kenai, AK 99611
Council Member Joe Moore 283-4610 262-7478 (p) cpajoe('¢~altrogco.com
1006 Inlet Woods 262-6107 (f)
Kenai, AK 99611
*Chair
**Vice Chair
(12/6/2004)
COUNCIL WORK
,S E.$,S ]: 0 N
C]:P P RO,T ECT5
MONDAY
DECEMBER 6
2004
7:00 P.M.
210 Fidalgo Avenue, Kenai, Alaska 99611-7794
Telephone' 907-283-7535 ,, F.~X' 907-283-3014
KENAI. ALASKA
MEMORANDUM
To' Mayor Porter and City Council Metspbers
From: Linda L. Snow, City Manager ~~
Date' December 3. 2004
RE' Capital Improvement Project t CIP) Narratives
.,ttached please find project narratives for current, ongoing, and proposed capital improvement
projects for the City of Kenai. The projects described herein are in various stages of
development, from conception only to partial or full designs. These narratives form the
beginning of an effort to develop a more formalized Capital ImproVement Plan for the City of
Kenai, which should serve to assist the Council in prioritizing, tracking, and funding projects
itself and~or by seeking bond funding, state or federal funding as it deems necessary.
Typically, around this time each year, Council will consider a Resolution (Sample Resolution
No. 2004-02 attached) adopting the CIP priority list for requesting State and Federal funding for
the projects on the list. The administration is providing this packet to assist you in selecting the
projects for your (CIP) priority list and to give you an overview of selections you may wish to
consider for a General Obligation bond package for submittal to the voters.
Finance Director Larry Semmens has indicated the current rate for 20-year maturity municipal
bonds is around 4.5% and provided further information as follows' Debt service is not usually
constant over the life of a bond issue; however, if an issue were structured that way, the annual
debt service per million of debt would be $77,000. At 5%, the debt service would be about
$80,00 per year. Assuming the City's taxable assessed value is $400,000,000, the tax rate to
cover debt service is about .2 mils per million of debt. This equates to $20 per $100,000 of
taxable value.
Suggesteci by'
Counc~
CITY OF KENAI
RESOLUTION NO. 2004-02
A PS, SOLUTION OF THE COUNCIL OF THE Ci~f' OF KENAI' ALAS~. ADOPTING THE
CITY OF KEN~. ALASKA 2004-2005 CAPITAL IMPROVEMENT PROJECT [CIP) PRIOR/TY
LIST FOR REQUEST OF STATE GRANTS.
WHEREAS, input for the 2004-2005 CIP list from ~e Kenai City Council.
Adnunistration. and citizens of the Ci~,, of Kenai has resulted ir~ the attacneci'
prioritized list of CIP projects' and,
WHEREAS. t. he Council of the City. of Kenai. ~ter receiving and analyzing the input
from ~ sources and alter discussion and de!/berauon, has decided t'o adopt t~%e
attached 2004-2005 CIp list' and,
WHEREAS. the Council of the City of Kenai will ut/iize the attached prioritized 2004-
2005 CIP 1/st to request funding fJom numerous sources, mctudmg, but not limited to
the Federal and State governments; and, '
WHEREAS, the Mayor and the Council of the City of Kenai pledge their a_ff'u-mative vote
for the maintenance and operational costs of al/~e Ci~ projects listed.
NOW, THEREFORE, BE IT RESOLVED THAT THE COUNCIL OF THE CITY OF KENAI,
ALASKA adopt the attached I/st entitled "Ciq; of Kenai, Reouest for State Grants 2004-
2005 Capital Improvement Projects." ' '
PASSED BY THE COUNCIL OF THE CITY OF KENAI ALASKA, th/s ~eventh day of
January., 2004. '
ATTEST:
Carol L. Freas. City Clerk
CITY OF KENAI
REQUEST FOR STATE GRANTS
2004-2005 CAPITAL IMPROVEMENT PROJECTS
i 1. ] Kenm Coastal Trail- Construc~on
i3. ] State of Alaska Dip Net Fishery. Projects
I 4. [ Public Safety. Building Improvements
5. ! Park Improvements
a. Municipal Park Improvement
b. Leif Hansen Park Improvement
c. Cunmngham Park Improvement
d. Skateboard Park Improvements
Fire Protection, VIP Subdivision
Water Supply Expansion Study
$10,000,000
3,000,000
650.000
35,000
250,000
40,000
25,000
82,800
20,000
20,000
Public Facilities Wiring Upgrades 50,000
9. Env/ronmental Clean-Up [ 300,000t
Resolution No. 2004-02
TABLE OF CONTENTS
PROJECT ESTIMATED COST PAGE
Kenai Erosion Control & Coastal Trail Project ......................... $14.000,000.00 ............................. 1
Kenai Vehicle Maintenance Facility .............................................. 4,000,000.00 ............................. 2
Road Improvements ....................................................................... 4,000,000.00 ............................. 3
Kenai Municipal Airport Parallel Taxiway Project ....................... 3,600.000.00 ......................... 4-6
Kenai Multi'Purpose Facility ......................................................... 1,932.000.00 ......................... 7-8
Section 36 Outdoor Sports Complex ............................................. 2,458,500.00 ....................... 9-10
Water Treatment System - Well Houses 1, 2, 3 & 4 ..................... 1,600,000.00 ........................... 11
Environmental Cleanup - Shop Area ............................................ 1,400,000.00 ........................... 12
Kenai Commumty Library Expansion ........................................... 1,388,266.00 ..................... 13-14
State of Alaska Dip Net Fishery Projects ......................................... 740,000.00 ..................... 15-16
Interoperable Emergency Communication System (KEOC) ............ 605,153.00 ..................... 17-18
Upgrade 3 Million Gallon Storage Tank .......................................... 480,000.00 ........................... 19
Surface Drainage Improvements ....................................................... 375,000.00 ........................... 20
Vacuum Suction Sewer Cleaning Truck ........................................... 350,000.00 ........................... 21
Kenai Senior Center 2004 Kitchen Renovation ................................ 281,703.00 ..................... 22-23
Municipal Park Improvement ........................................................... 2'80,000.00 ........................... 24
·
PROJECTS UNDER $200,000 ' .25
City Parking Lot Improvements ........................................................ 180,000.00 ........................... 26
City Hall HVAC System Upgrade .................................................... 150,000.00 ........................... 27
Skateboard Park Improvements .......................................................... 82,000.00 ........................... 28
New Local Water Wells for Public Facilities ..................................... 72,000.00 ........................... 29
LeifHansen Park Improvements ........................................................ 50,000.00 ........................... 30
Cunningham Park Improvements ....................................................... 35,000.00 ........................... 31
New City Street Lights ........................................................................ 50,000.00 ........................... 32
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME' KENAI EROSION CONTROL & COASTAL TRAIL PROJECT
ESTIMATED PROJECT COST' $14,000,000
POTENTIAL FUNDING SOURCES' Federal Government (Army Corps of Engineers)
State Capital Budget
City of Ken~' Fund Balance
General Obligation Bond
PROJECT DESCRIPTION'
Through the years, the City of Kenai has commissioned many studies and reports for
related to controlling riverbank erosion in the area of the lower Kenai River. The areas
of study have included Kenai River sedimentation, dredging, hydrology, and rates of
erosion. A 1997 Corps of Engineers Reconnaissance Report stated, "The area of public
property at most risk from bluff erosion is the shore at the site of the Kenai Senior
Center. The erosion rate is not known without further study, but can be assumed to
vary from 10 to 20 feet per year, based on rates in similar circumstances elsewhere."
The rate of erosion is currently estimated at between five to ten feet per year along a
one-mile length beginning at a point near the Kenai Beach Road. In 1998, the City
hired Peratrovich, Nottingham, & Drage, Inc. (PN&D) to perform a Reconnaissance
Level Study for an erosion control project. In 1999, PN&D produced a project design
concept report for a Kenai erosion control and coastal trail project. This report
included a schematic design, right-of-way property impacts, preliminary environmental
considerations, and a rough project cost estimate. The basic design method of erosion
control recommended by PN&D is a rock revetment or riprap method, with a coastal trail
on top for restoration purpose. PN&D completed its third contract with the City, which
consisted of working on the environmental and permitting requirements of this project.
Approximately $120,000 of City funds has been spent on PN&D's work.
In 2002, the uS Corps of Engineers was allocated $500,000 to perform a technical
evaluation/reconnaissance study of Kenai riverbank stabilization needs to move the
project closer to being able to obtain the necessary permitting and design work. The
City continues to work cooperatively in conjunction with the Corps during this evaluation
phase. The Corps is scheduled to complete the evaluation study in March 2005.
In 2004, the US Corps of Engineers was allocated an additional $500,000 to perform
permittin~ and design work needed to move the project forward to the construction
phase. The City anticipates continued cooperation with the Corps in order to work
through any environmental permitting issues which may arise.
12/2/04
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME:
Kenai Vehicle Maimenance Facility
ESTIMATED PROJECT COSTS:
$4 million based upon a 1998 e~imate, including inflation, contingencv, and A/E
services. Annual operaUon and maimenance costs would be slmiiar to the new airport
Operations Facility.
POTENTIAL FUNDING SOURCES:
The City General Fund, Emerprise and Special Revenue Funds, Bonds, etc., could all be
considered for funding of this facility, as vehicle maintenance serves all City
departments. We have expended approximately $100,000 to date from an original
$250,000 State of Alaska gram for preliminary A/E services. The remaining funds from
this grant have been re-appropriated to environmental work within the shop site.
PROJECT DESCRIPTION:
At this time we have design development stage plans and specifications for a 24,967-
square-foot facility. Should the present design be utilized, we would complete final
project documents and go to bid for construction. The above cost estimate is based upon
this design concept. This facility concept could also be reviewed for cost savings by
reducing building size and/or use, implement phased construction, or even utilize the
design-build method of construction. Building Maimenance was initially programmed to
occupy the facility. However, we have converted space in Warm Storage Building No. 1
for this need. The vehicle maimenance area of the facility could be downsized with an
option for future expansion. It's possible that a new facility could function initially with
funds estimated at $3 million or less.
CiTY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME: ROAD IMPROVEMENTS
ESTIMATED PROJECT COST: $4,000,000
POTENTIAL FUNDING SOURCES' PROPERTY OWNERS
STATE CAPITAL BUDGET
CITY OF KENAI
PROJECT DESCRIPTION:
About 35 percent of the City of Kenai's 63 miles of roads are not paved or were paved
20 or 30 years ago anci are in bacl shape.
This project is for pavin_q and upgrading many gravel roads such as McCollum/Aliak, Set
Net Drive, Ames Roa~l, Baral~ara Drive, Angler Drive, ancl others.
This project would also include reconstructinq and repavin_q existing badly damaged
paved roacls such as Wildwood Drive, the roads in Mommsen Subdivision, Silver
salmon Drive, King Salmon Drive, and others.
It would also include chip and seal reconditioning of roads such as in Woodland
Subdivision, Redoubt Subdivision, Inlet View Subdivision, Central Heights Subdivision,
VIP Subdivision, Old Town, and other subdivisions.
Property owners would be asked to pay for 50% of the cost of paving gravel roads
through a "'Local Improvement District."
CITY OF KENAI~ ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME' Kenai Municipal Airport Parallel Taxiway Project
ESTIMATED PROJECT COSTS' $3,600,000 Detailed cost estimates and
breakdowns are being prepared under contract to Wince-Corthell-Bryson for design and
engineering of the project. FAA requires estimated cost figures for planning and
programming; detailed cost estimates are on schedule for completion in February 2005.
Annual operations and maintenance cost estimates are not available at this time, however
the improved efficiency of airport snow removal operations made possible by this project
should keep the annual maintenance cost (including pavement repair and paint striping)
under $10,000.
POTENTIAL FUNDING SOURCES' The Kenai Municipal Airport obtains funding
from the federal Airport Improvement Program (AIP), which assists in the development
of a nationwide system of public-use airports by providing funding tbr airport planning
and development projects at airports included in the National Plan of Integrated.Airport
Systems (NPIAS). The NPIAS identifies more than 3,300 airports that are significant to
national air transportation and thus eligible to receive Federal grants under the AIP. It
also includes estimates of the amount of AIP money needed to fund infrastructure
development projects that will bring these airports up to current design standards and add
capacity to congested airports. FAA is required to provide Congress with a 5-year
estimate of AIP eligible development every 2 years. This taxiway project has received
approval fi'om the Alaska Region FAA Airports office for inclusion in the NPIAS.
Funding is based on a complicated formula accounting for the number of passengers
served, cargo, and size of airport. Alaskan airports enjoy strong Confessional support
due to the lack of an adequate road system to serve all communities.
The current AIP program allows Federal funding of this prOJect at 95% with the
remaining 5% split evenly between the Kenai Airport Fund and the State of Alaska. The
State of Alaska participates in Airport project funding at 2.5% to support the critical
aviation transportation system within the State of Alaska.
PROJECT DESCRIPTION' The FAA requires all projects programmed for AIP
funding be studied and approved in the Airport Master Plan. lhis process ensures all
projects go thrOugh the appropriate public hearing process and review by the airport and
FAA for purpose and need. A full-length parallel taxiway has been a recommendation of
all recent Kenai Municipal Airport master plans.
The 1979 MaSter Plan recommended a full length Design Group IV parallel taxiway
separated from the runway by 600 feet, with bypass taxiways at the ends of the runway.
The 1987 Master Plan recommended a full parallel taxiway 400 feet from the runway. A
600 foot separation was considered, but a 400 foot separation was recommended to
minimize conflicts with other taxiways and to also serve a future parallel general aviation
runway separated from the main nmway by 800 feet. Based on forecasts at that time the
north end of the taxiway was to be built in 1991-1995 and the south end in the 1996 -
2005 timeframe.
A full length parallel taxiway separated from the main runway by 600 feet and with
b.vpass taxiways was recommended in the 1997 Master Plan. The 600 foot separation
was designed to fit with the new location of a proposed general aviation runway (which
has since been built). The south segment of the parallel taxiway was planned for the
2002 to 2006 timeframe.
/axiway C, the center section of a parallel taxiway, a Design Group VI Taxiway offset
from the runway by 600 feet. was built in the 1970's and the north section v,.'as built in
the late 1990's. The two existing sections combined extend for about 4.500 feet.
According to the FAA AC 150/5300-13, section 405, "A basic airport consists of a
runway with a full length parallel taxiway, an apron, and connecting transverse
taxiways between the runway, parallel taxiway, and the apron." Furthermore.
Appendix 16 of this Advisory. Circular ('Tables A 16-1 A-C) indicates a full-length
parallel taxiway is required for precision instrumented and non-precision
instrumented runways with less than 1 statute mile visibility, minimums. The helps
ensure aircraft are not on the airfield in low visibility conditions, when an amving or
departing aircraft or the tower may be unable to see all aircraft on the airfield. /he Kenai
Airport has Runway 19 landing minimums of V2 mile and according to these standards
should have a full-length parallel taxiway.
A full-length parallel taxiway also improves airfield capacity by enabling aircraft to avoid
taxiing on the nmway or exit the runway sooner, making the runway available for more
arrivals and departures. Because the full-length parallel taxiway does not exist today,
some aircraft must taxi on the runway upon arrival or must taxi through the terminal area
or on the runway to reach the departure end of Runway 1.
According to the 1987 and 1997 master plans, the full-length parallel taxiway would
increase airfield capacity from 78 operations per hour in VFR conditions to 93 operations
per hour and from 27 operations in IFR conditions to 59 operations. According to the
Master Plans, while airfield capacity was not a concern during much of the day, it could
sometimes become an issue during peak use periods and will become an increasing
concern as traffic grows.
Flexibility during construction and resurfacing of the primary nmway or during
emergency closures is another compelling reason for this project. A full-length parallel
taxiway can be reconfigured, in some instances, for temporary use of a nmway. This
may occur in Kenai when the existing runway is closed for an extended time for
resurfacing or possibly for extending the runway safety area and runway. According to
several of the primary airport users, a 75 foot wide taxiway is an acceptable width for
temporary use as a runway during non-snow and ice conditions.
The Kenai Airport airfield is designed to an Airport Reference Code of C-IV. This
parallel taxiway will be designed to that same standard.
The existing 4,500 foot partial parallel taxiway is separated from the runway by 600 feet.
The proposed extension of that taxiway to the south end of the runway, would continue
that 600 foot separation. It would also provide sufficient separation for a future high
speed nmway exit taxiway, should one ever be needed.
In assessing the design of this taxiway consideration was given to the idea of a 400 foot
separation. The primary advantage of a 400 foot separation would be that it, combined
with other apron and taxiway changes, would enai~ie much more apron and lease lot
depth and space than exists today. However, if the airport should ever decide to construct
a parallel taxiway 400 feet from the runway in the future, the existing parallel taxiway
would be located such that it could become a future apron edge taxiway. In other words,
the 600 foot parallel taxiway provides flexibility for future possible changes to the
airfield to gain additional apron and lease lot space and depth. Other reasons to maintain
the 600 foot offset are that a 400 foot offset would be constructed through an existing
airfield drainage area and through a former airport borrow and construction disposal site.
These issues, combined with the fact that half of the parallel taxiway with a 600 foot
separation is already in place would cause a taxiway with a 400 foot separation to have
significantly higher costs.
The parallel taxiWay is depicted in the attached Airport Layout Drawing (ALP) as a
dotted line indicating the furore construction.
...C!TY OF KENAI, ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME' Kenai Multi-Purpose Facility
ESTIMATED PROJECT COSTS'
a. Alternative I
$60,000.00
Facility remains as is. with no change in use. Facility a',lows for !fruited combustib!e
contents and will be required to meet the following: 1) Non combustible construction
and construction (as is, no flea market), wall and roof beam protection for 15-minute
thermal barrier. Beam protection serves fire purposes and should reduce
condensation dripping.
b. Alternative II
$257,O00.00
Facility is used as hockey rink for majority of year and allows seasonal use that may
include limited combustible contents (flea market, etc.) and other uses. Fire
protection ,upgrades allows for limited combustible contents and will include the
following: 1 ) Maintaining required fire resistive rating for beam protection (60,000).
Spectator seating may increase to between 400 and 500; 2) Install emergency lights,
fire alarm system, exit signs and doors with panic hardware ($38,300). Enclosing
front does not require doors. 3) Install Class III standpipe system ($20,000); 4)
Removal of the two portable player shacks to outside of building. In addition to
required fire protection, the following would be added: Radiant Heat ($40,000),
spectator netting ($3,000), elevated platform ($10,000), two additional warming
shacks ($17,000), covered roof over shacks ($10,000), security cameras ($10,000),
seating ($34,000), drop down metal sheeting in front of seating area ($15,000).
c. Alternative III
$1,932,000.00
Facility is completed (ends remain open) and used as a true multi-purpose facility.
Construction would include a permanent lobby, 4 team rooms, skate rental and
concession ($1,600,000). For life safety requirements, a sprinkler system ($75,000)
would be required. Occupant load would increase to 1,200 to 1,3000 people.
Alternative III would have a major influence on annual operations and
maintenance costs (projected to increase costs by $32,000). Alternative II would
probably increase costs by $6,500.
POTENTIAL FUNDING SOURCES· A. Alternative A' City General Fund ($60,000).
B. Alternative B' Arctic Winter Games ($200,000), City General Fund
($57,000).
C. Alternative C' Arctic Winter Games ($200,000), City General Fund and/or
General Obligation Bond ($1,732,000).
PROJECT DESCRIPTION'
The Multi-Use Facility, as presently constructed, severely restricts the possible
use of this facility. The facility should be upgraded in order to allow other
possible uses such as flea markets, etc. The above-mentioned upgrades will not
only meet life safety requirements, but also permit the building to be used for
other programs. A greater flexibility in the use of the building and better
community service would be achieved.
Condensation has been an issue at the facility. The current plan is to apply a
protective layer over the overhead support beams. If this works as planned, this
will not only limit the condensation drip problems, but will satisfy the required 15-
m~nute [l~ermal barrier sl~ould Alternative !I is pursued.
CITY OF KENAI~ ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
,
PROJECT NAME' Section 36 Outdoor Sports Complex
ESTIMATED PROJECT COSTS:
$2,458,500.00
a. Baseball Fields (7) $1,200,000.00
This part of the project includeS 5 Little Leaeue Fields, 2 Senior League Fie!ds.
fencing, res[room, water aha sewer, irrlgaf, lon wells, power, storage anc concession
buildings.
b. Soccer Fields (4) 820,000.00
This part of the project includes 4 additional soccer fields, restroom, concession and
storage building, water and sewer, power, and irrigation wells.
C. Playground Area 181,000.00
This part of the project includes playground equipment, basketball court, tennis court,
picnic tables and shelter.
d. Campground
This part of the project includes
257,500.00
Estimated annual operations and maintenance costs upon completion are estimated at
$10,000.00
POTENTIAL FUNDING SOURCES' Land and Water Conservation Fund,
General Fund Reserves, General Obligation Bond, legislative and other grants.
PROJECT DESCRIPTION:
Soccer is quickly becoming the most popular children's sport. With 1,075
outdoor soccer participants in the Kenai area along with a multitude of coaches,
parents, and spectators, field space is in high demand. Currently, there are not
enough dedicated fields to accommodate this use.
Not only do soccer teams compete for space amongst themselves, but fields are
often shared with other user groups such as Pop Warner Football, Kenai Little
League, Boys and Girls Club, and local schools. Over extended use of fields
often lead to degradation and increased maintenance costs.
The completion of an outdoor sports complex would allow the community to
capitalize on baseball and soccer tournaments while at the same time addressing
quality of lifo issues. The Boys and Girls Club of the Kenai Peninsula has seen a
19% increase in outdoor soccer participation since 1999, while the Kenai
Peninsula Soccer Club has seen 800% growth. Indoor soccer alone has grown
from 326 participants in 2000 to 644 in 2004 (100% growth). Presently, our local
Kenai Peninsula Soccer Club teams travel throughout the state in order to
compete in tournaments. The addition of soccer fields would not only allow local
teams to compete at home, but it would draw people into our community.
in addition to soccer fields, support facilities such as baseball fields,
campground, BMX course/skate park, and a neighborhood park could be added.
This area in affect could support most all organized outdoor recreation needs
well into the future.
To date, properties within Sect. 36 have been dedicated for a public purpose
(Ordinance No. 2069-2004), cost estimates developed for the addition of four (4)
fields and a parking lot, and LWCF grant money pursued. Due to the large
development costs, projects need to be prioritized and phased for
implementation. Additionally, Borough property (see attachment) could be
requested for expansion needs.
CITY OF KENAI
CAPITAL IMPRO~MENT PROJECT
PROJECT NAME- A WATER TREATMENT SYSTEM AT WELL HOUSES 1, 2, 3, & 4
ESTIMA~D PROJECT COSTS:
$1,600,000
POTENTIAL FUDING SOURCES-
State DEC' 50% = $800,000
City: 50% = $800.000
PROJECT DESCRIPTION: This project will be to furnish and install a water treatmem
system at each of our Well Houses No. l, 2, 3, and 4. This prOject witl accomplish ti~e removal
of arsenic, color, iron, and manganese. The arsenic level from our wells has been up to 0.042
mg/l Which is well over the maximum contaminant level, MCL, of 0.01 mg/l. Color has been as
high as 71 color units (MCL=I 5). Iron has been as high as 0.41 mg/l (MCL=0.30). Manganese
has been as high as 0.076 m~l (MCL=0.05).
Each system may include multimedia filtering tanks, storage tanks, surge/backwash tanks and
associated pumps. It may also include chemical injection pumps, electrical control panels, air
blower units, flow metering apparatus and analytical equipment. The SCADA system will be
updated to .incorporate the treatment system.
If this project is not done, the city's municipal water supply will be out of compliance for public
drinking water supply. Arsenic is a primary contaminant. The city. will be in violation of the
ADEC/EPA regulations. These regulations indicate a serious health hazard for arsenic levels
higher than 0.01 mg/l and our water has been as high as 0.042 mg/l. The color, iron, and
manganese in our water also exceeds the ADEC/EPA maximum contaminant level.
Keith Kornelis Page 1
December 2, 2004
CITY OF KENAI
C.M~IT~ IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME:
Environmental Cleanup-Shop Area
ESTIMATED PROJECT COSTS:
$1.4 million-this dollar figure is listed in the City Financial Report as a liability. Actual
costs are difficult to estimate.
POTENTIAL FLFNDING SOURCES:
General Fund and other City revenues, ADEC loans, and possibly the Federal
Government if any clean up is the result of old FAA or military operations. Site
investigations, reports, and field-testing have been completed to date with City funds.
Another $151,000 has been re-directed to the project from another project. Decisions
will be need to made soon regarding funding of the remaining work.
PROJECT DESCRIPTION:
This project was started several years ago with preliminary investigation, reporting,
fieldwork, and sampling. ADEC has recemly requested that actual clean-up work begin
.in earnest. With a portion of the re-appropriated $151,000, we authorized additional field
sampling and preparation of a clean-up work plan. We have also purchased holding
tanks to install to catch drainage from shop and warm storage floor drains until the City
sewer can be extended to the site. The sewer extension design should take place this
winter. All of these items are at the request of ADEC. It is not certain if available funds
will cover the sewer construction. Before future clean up can take place, additional
funding will be needed. It is possible to phase the work to suit funding.
CITY OF KENAI,..ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
,,
PROJECT NAME' KENAI COMMUNITY LIBRARY EXPANSION
ESTIMATED PROJECT COSTS'
2002 BASIC BID - $1,190,616 + 15% ($178,659)
Annual maintenance cost- approximately 1/3 of the present costs for janitorial
services, utilities, telephone services and supplies.
,,,
Basic bid
Utilities
Janitorial services
Supplies
Additional phone & data
lines
Estimated project cost
"'Schematic phase
services by Kluge &
Associates Architects
$1,369,266
$5,000
$5,000
$1,000
$3000
$1,388,266
$18,612
15% added to account for
inflation since 2002
Will need to rewire the
new "front desk"
Paid in 2002 upon the
delivery of plans and
schematics
POTENTIAL FUNDING SOURCES:
General Fund Reserve; General Obligation Bond.
Friends of the Library committed $50,000 for furniture and they have approx. 130
linear feet of metal shelving in storage.
Potential matching grants will be sought from several foundations and US
Department of Agriculture Community Development Grant.
PROJECT DESCRIPTION'
Kenai Community Library shows constant increase in circulation, patronage and
the size of. its collections.- In 1996 the Kenai Advisory Library Commission, after
surveying library users and Kenai residents at large, requested $2,500,000 for
expansion of library facilities. At that time, the architects Kluge & Associates
prepared a floor plans and schematics for a 10,000 square foot, two story
expansion.
_
Since then a second, more scaled down plan was developed and presented to
the City Council in 2002. This plan calls for Phase 1 expansion of 4,045 Sq.FT.
on main level and 3,222 Sq. Ft. on upper level anct would include separate
children's area, more stack space and a study room for school-age students. It
would also include a temporary storage space that could be expanded in Phase
2 on the second floor. In the future the Library could add another addition on the
remaining lot and build a new parking lot.
Phase I would cost approximately $1,400,000 and the newly created space
would be furnished but the Friends of the Library. The proposed design takes into
account federal ADA standards and Privacy of Information Act (spacing of
computer terminals.)
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
NAME: STATE OF ALASKA DIP NET FISHERY PROJECTS
ESTIMATED PROJECT COST: $740,000
POTENTIAL FUNDING SOURCES-
STATE CAPITAL BUDGET
CITY OF KENAI
PROJECT DESCRIPTION'
A. New or Upgrade of Dock Access Road
$300,000
This part of'the project is to add a new road as an exit access'to the boating
facility or to widen and upgrade the existing road.
B. Dock Area Paving
$35O,OOO
This part of the project is to rebuild the Boat Launch Road and a portion of the
Boating Facility parking lot, which is presently gravel. The project includes
asphalt paving, parking striping, and signage.
C. New Restrooms
$90,OOO
This is to furnish and install three (3) new restrooms.
PROJECT JUSTIFICATION'
Personal dip net fishermen from all over the state use the Boat Launch Road,
Parking Lot, and Launch Ramps. There is very heavy use on the beaches where
the Kenai River empties into the Cook Inlet. Over 15,000 dip net permits for
households are issued each year, and over I"'"' '"'""' ~'~" ........ "'
uu,~u~ ,,~,~ ,~ ~uu,~ in this Kenai
River fishery. The City Boat Facility handles a lot of this fishery.. This project will
improve the Boating ~'-----' '
r-~,~.,lity operation and make ~t a "-' "' ..... "'~'~
,~, ,.,~,=,,~,. , ,,~ new restrooms
,=,: u,=,u,y needed for the beach dip net fishing operations.
This project will greatly enhance the health and quality of life of its users. At the
present time, users of the Boating Facility use staging areas that are gravel surfaced
and often dirty and unsanitary. Dust in the area is a problem since dust retardants
cannot be used due to the closeness to the water. Users spend time in staging
areas getting their boats ready to load and unload onto their trailers and in parking.
This project ...... '-" -~--':--:'--'..
wuulu u~lll llLCrly enhance .... ':-----' .... "'..--
ruur~,u,,,~, Ul~l~U~u,,ities for dip net
fishermen. '' -' '-'-
~r'i~ormc~ioiqal sigris wou~u also enhance the und~""-'-'"'"'~L~ ~uirig of '"'u ~e area.
i2/2/04
Dip Net Fishery Projects
Page ''~
At times, the line of vehicles with boats or trailers extends down Boat Launch Road
almost to Bridge Access Roaci. This presents many proi~lems of access on this
narrow road. Users often have to exit the facility and drive down Bridge Access
Roaci to find a place to turn arounci ancl then back to Boat Launch Roacl to get in line
to retrieve their boats. A new one-way exit from the facility would allow users with
their boats to exit directly or allow vehicles with a trailer to make a loop to the line on
Boat Launch Road to retrieve their boats. Another alternative would be to widen the
existing road anel reroute a return.
Dip net fishing on the Kenai River/Cook In!et beaches is becoming more popular.
The restroom on South Spruce and Kenai Avenue needs to De repiaceci anct two
additional restrooms need to be added for this fishery.
All three parts of this project are very badly needed, and they are a direct result of
the heavy use of dip net fishermen. Since the dip net fishery is govemecl or
regulated in this area by the State of Alaska, the City of Kenai is requesting mostly
state funds to help relieve some of the costs caused by the impact of this fishery.
That is also why this project is entitled "State of Alaska Dip Net Fishery Projects."
Project #
CITY OF KENAI
REQUEST FOR STATE GRANT
2005-2006 CAPITAL IMPROVEMENT PROJECT
PROJECT: interoperable Emergency Communication System in the City of Kenai
Emergency Operations Center (KEOC)
ESTIMATED PROJECT COSTS: Based on recent estimates, the balance needed to complete
this project is $605,153. The City has completed an estimated $475,000 in communications
infrastructure, all of which function as components to the requested KEOC system. Annual M &
O costs are estimated to be $20,000 to $40,000 per year including maintenance contracts and
ALMR subscriber fees.
STATE ASSISTANCE REQUESTED:
100%
PROJECT DESCRIPTION AND JUSTIFICATION:
Obtain and install an integrated communications system in the KEOC, to include base stations
and computer aided dispatch (CAD). The goal is to promote interoperability with other
jurisdictions, including AST and Forestry, the Kenai Peninsula Borough OEM, mutual aid
departments, and to enable other communities to take advantage of the regional interconnectivity
this project provides, including clear communications and interoperability of mobile, portable ancl
fixed site communications for public safety and during mutual aid responses, mass casualty
incidents, disaster response, and search and rescue operations. A CAD system will link Public
Safety Answering Points (PSAPS)in Kenai, Soldotna, Seward and Homer with a common
records and resource management system.
Funding this request Will bridge the gap between available local funds and other funds being
sought. The City has worked diligently to develop grants to upgrade PSAPs in Kenai and other
Peninsula communities to insure .equipment compatibility. This request is not intended to fund
other communities, but to establish connectivity through our EOC to enable them to become truly
interoperable in their PSAPs. ,All PSAPs are, or are in the process of becoming, Project 25
(federally required narrow band) capable. P25 mobiles, portable radio, s and repeaters are already
in place. This funding will connect the KEOC to the state-wide radio infrastructure known as the
Alaska Land Mobile Radio (ALMR) system, a joint project of the U.S. Department of Defense and
the State of Alaska. ALMR will meet Federal narrow band requirements and offer advanced
abilities to local agencies able to connect (high capacity & security, enhanced interoperability,
reliability, and long distance communications). Connectivity supports mobile data
communications and reliable high-speed data circuits to regional computer networks. ALMR and
Borough-wide CAD system availability will meet the City's radio and data communications needs.
The State encourages municipal participation in planning and implementing the system.
This project eliminates communications deficiencies and creates interoperability for a broad base
of City emergency responders and others regionally. It improves safety and efficiency of
emergency response, creating more efficient response ability locally and regionally through new
connectivity. Emergencies will be managed effectively and safely, and accountability and rescue
of emergency personnel on interior fire attack crews when they need aid will improve.
Our community is centrally located to give and receive mutual aid to other areas. All local
agencies use narrow-band radios. All responders including mutual aid departments will benefit.
Local requirements that will be addressed include:
· Coverage of all required areas;
· Adequate number of talk groups for all local agencies;
· Paging of emergency personnel;
· Data communications links for interconnecting CAD systems;
· Radio support for future mobile data and automatic vehicle location systems.
WHY PROJECT CANNOT BE SOLEY FUNDED THROUGH LOCAL FUNDS'
With obsolete communications equipment in our PSAP (inclucling some tube type equipment), yet
providing primary answering, for an E-911 system our community facecl a choice last year of what
could be done with available local funds: either upgrade PSAP equipment with available funds, or
complete the KEOC to take advantage of the ALMR system in the future.
Our community wisely chose to upgrade the PSAP due to the immediacy of needs it addressed
for fire, police, public works, municipal airport, and critical facility alarm monitoring and animal
control and mutual aid. This provided a communications center that will serve well for decades
and is designed to connect to this proposed project, but left no funds for EOC interoperable
communications needs. Funding this project will fill the gap left by having to make this difficult
choice.
A. DDITiONAL RELEVANT !NFORMATION TO CONSIDER:
This project will bring our emergency communications system into compliance with narrow Dana,
interoperable communications criteria and enhance cooperative projects already being
undertaken regionally by other cities within the Borough to improve emergency communications
and response. Kenai has the key equipment and facilities in place to bring these types of
communications into the area several years ahead of what would otherwise be expected, with the
added benefit of providing connectivity to other communities that would otherwise not be able to
access such technology.
This project reduces costs across the board for all involved due to substantial local foresight in
establishing a City facility with ample space and connectivity specifically intended for use as an
EOC (designed cooperatively with input from ADES, the Kenai Peninsula Borough OEM and
FEMA). Existing technology includes fiber optic uplink ability, seismic protection, multi-fuel
emergency generators, training facilities, and an 8,000 square foot EOC with sPace for
communications, Incident Command and twelve (12) agency cubicles. The only materials
needed to become functional are those applied for in this project. This project will open a new
mission area for the City and for the region by providing the only true EOC communications
center in the area.
The KEOC facility was built with federal funds in 1998 with the support of Federal, Borough and
State disaster management agencies. It is designed to FEMA EOC specifications but has not
been equipped with communications equipment. It has fiber-optic trunking as an integral part of
its wiring that will hub high bandwidth from the center to form a WAN in support of the multi-
jurisdictional CAD framework. The scalable CAD system will support multiple agencies: law
enforcement, fire, and EMS. The system also supports multiple agencies of each discipline (e.g.,
Alaska State Troopers, State Forestry, mutual aid departments, state and federal disaster
response agencies).
The City PSAP and others lack significant automated support for the primary tasks of receiving
emergency information from E911 and other calls for service; determining the nature and location
of emergencies; selecting appropriate response; directing units to locations; monitoring
emergencies; and compiling legal records of activity related to an emergency. No PSAP has
reliable means of monitoring emergency activity within the Borough, to back up or share
workloads of other PSAPs in emergencies, or to monitor availability and status of resources
outside their jurisdiction.
With the funding requested for this project, the City will purchase the necessary communications
and computer equipment to address these issues. The system envisioned will allow servers and
workstations at other PSAPs to independently support a center, and link all servers through
ALMR or other data circuits for data sharing, mutual activity monitoring, and backup.
If
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME: UPGRADE 3 MILLION GALLON STORAGE TANK
ESTIMATED PROJECT COSTS:
$480,000
POTENTIAL FUDING SOURCES:
State DEC:
City:
50% = $240,000
50% = $240,000
PROJECT DESCRIPTION: The existing 3 Million Gallon Water Storage Tank was
built in 1978. The interior and exterior coatings of this tank are the old technology epoxy
and polyurethane foam insulation used 24 years ago. The old coatings need to be
removed and upgraded to the modern coatings and insulation used today.
Pans of the old coatings are failing causing problems with this material entering our
drinking water system. This is also causing a corrosion problem.
Keith Kornelis Page 1
December 3, 2004
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME: SURFACE DRAINAGE IMPROVEMENTS
ESTIMATED PROJECT COSTS:
$375,000
POTENTIAL FUDING SOURCES:
State Capital Budget
City of Kenai
PROJECT DESCRIPTION. The topography of large areas within the City of Kenai is
rather flat which has caused many drainage problems. Instead of constructing miles of
expensive storm drains and dealing with freezing lines and possible lift station problems,
the city built many infiltration basins. The surface water collects at these infiltration
basins and dissipates into the ground. Unfortunately, during certain times of the year
these infiltration basins will not take all of the water. This happens when the ground is
frozen around the basins and we have heavy rains. It also happens when the ground
water table is high and therefore cannot except any more water. We then have flooding is
the low spots near the basins.
This project is to replace infiltration basins with underground storm drains and/or
improve the infiltration basins, if possible. The streets that we have had problems with
include Lake Street, Windward Drive, Equinox Way, Inlet Woods Drive, Channel Way,
Woodside Avenue, Toyon Way, Pine Avenue, and others.
2o
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME' VACUUM SUCTION SEWER CLEANING TRUCK
ESTIMATED PROJECT COSTS:
$350,000
POTENTIAL FUDING SOURCES:
State DEC:
City of Kenai'
50% = $175,000
50% -- $175,000
PROJECT DESCRIPTION: The City's existing sewer cleaning truck is 19 years old
and about worn out. The truck is in constant use cleaning sewer mains, manholes, and
lift stations. Besides mechanical problems, the existing truck's water and debris tanks are
very small causing an extensive amount of time hauling water to the fill and waste sites.
A new sewer cleaning truck would allow the City to clean more sewer mains, manholes,
and lift stations.
If the City does not purchase a new sewer cleaning truck, many sewer lines, manholes,
and lift stations will not be cleaned. Without cleaning, the sewer mains will eventually
plug causing spills that would be considered a health and environmental hazard.
Keith Kornelis Page 1
December 3, 2004
CITY OF KENAI~ ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
.PROJECT NAME. Kenai Senior Center 2004 Kitchen Renovation
T°TAL PROJECT.COST' $281,703
The following is an estimate of the project:
Schematic Drawings and construction estimate
Estimated Construction Costs
Final Drawings, Bid Process
Total Estimated Cost of Project
$ 10,000
$226,419
$ 45.284
$281,703
.FUNDING SOURCES.
Legislative Pass Through Grant
$40,000
Kenai Senior Connection, Inc.
Mental Health Trust (if awarded)
Rasmuson Foundation (if awarded)
Total amount of funding sources
$10,000
$25,000
,$206~703
$281,703
TIMELINE (If funding is awarded)
Completetion of Final Drawings
Bid Process
Construction Started
March 2005
'April 2005
August 2005
Since the inception of our NTS program our meal program has continually grown.
In the last 4 years our program has grown at an 18% increase in meals served. In
1982 the dining room of 1,760 square feet and the kitchen of 660 square feet was
built. Then in 1990, an additional 2,000 square feet was added to the dining room
and the kitchen remained the same. We have outgrown our kitchen in relation to
the number of meals we serve today. The senior population is the fastest growing
population in the state of Alaska with the Kenai Peninsula being no exception.
There are concerns of additional demands coming in the future. As the senior
population increases in age, preparing and delivering more home meals is
anticipated.
Areas of concern regarding the kitchen as it is today are as follows'
1. Storage
a. Inadequate freezer and refrigeration space
2. Inadequate and inefficiently located storage of dry goods, cleaning
supplies and dishes for service.
99
a. Addition of a "bus station that would allow for an efficient and
sanitary method of post service dish handling.
3. Inadequate counter/prep space.
4. The kitchen range exhaust hood has very iow head clearance that
currently is a liabiliW issue needing immediate attention.
5. Inadequate power sources in and around center prep island.
6. Inefficient equipment layout and underused available space.
7. Lack of appropriate space for food delivery, laund~: needs, and storage
of service items (dishes etc...).
Contracting to design and build a structural addition that ~vould address the storage
and food preparation needs of the faciliW would undoubtedly enhance the safety.,
productivity and cost effectiveness of the kitchen while simply creating a more
efficient work space. With a new larger walk in freezer and cooler ,~ve ~viil be al~le to
purchase food in bulk for a savings, have an area designated for frozen home meal~,
and more workable space for kitchen staff and volunteers. This will not only
en'hance our serviceabili~ for our program but also provide a more u~er-friendly
and efficient facilitv to our communitW.
If our funding is awarded to finance this project we would move ahead as quicklv as
possible. We have received a $40,00 legislative grant that has been earmarked~for
our kitchen project. We have a pledged amount of $10,000 and have applied to
Rasmuson Foundaiion and inquired into a grant from the Mental Health Trust as
~well as other areas of funding.
Once our project is complete we hope our kitchen will sustain us through many
years of continued service to our seniors and the communitv. 8% of the total Kenai
Peninsula population is "Baby-boomers". A majority of them haven't retired vet
and many more retirees are moving to the Kenai Peninsula from other areas of [he
United State~. With that in mind, we will continue to see the accelerated increase of
a senior population living longer and needing the services which only a properly
managed and equipped support system can render. Theses necessary improvements
to our Center will allow us to better serve our existing members and leave us better
'prepared for the even larger population of deserving seniors in the future.
CITY OF KENAI~ ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME' Municipal Park Improvement
ESTIMATED PROJECT COSTS' $280,000 (includes 12% State Admin. Costs).
Estimated annual operations and maintenance costs upon completion are estimated at
$2,000. This would primarily include routine operational costs such asmowing,
irrigation, facility cleaning, trail grooming and non-routine maintenance expenses.
POTENTIAL FUNDING SOURCES' Land and Water Conservation Fund
($140,000) and City General Fund ($140,000).
PROJECT DESCRIPTION'
A portion of Kenai Municipal Park formally served as a tent campground. Since
another use has been designated, funds are needed to upgrade property to
match its proposed use.
Kenai Municipal Park covers approximately 43 acres and is one of the oldest
parks in the City's park system. Original development dates back to the early
1970's. Although portions of the park have been upgraded throughout the years,
the interior portion of the property once containing a tent campground has not.
Currently, this area is void of any site amenities, and consequently, underused.
Besides being one of the oldest parks in Kenai, it is also on~ of the more heavily
used parks and most visible to the public. This is particularly true during the
personal use fishery during the month of July due to its close proximity to the
mouth of the Kenai River. Additionally, this park is adjacent to one of the largest
residential areas in Kenai and in close proximity to Sears Elementary, making it a
very convenient and accessible park.
The goal of the park improvement project is to enhance outdoor recreational
opportunities and protect significant natural and cultural resources. The plan
includes one large pavilion, kiosk/signs (including interpretive signs); 20 picnic
sites (to include tables and grills), 3,600 L.F. of trail upgrades, benches and trash
receptacles, general landscaping, and a vehicle parking lot with approximately 20
spaces.
Although once heavily forested with spruce trees, most have been removed due
to spruce bark beetle infestation. Other than the remaining spruce trees, a
healthy population of aspen, birch, and cottonwood trees exist, along with native
Alaska flora unique to this particular area. In addition to tree removal and
significant pruning of remaining spruce trees, the beach access trail was recently
upgraded, parking lot paved, trail added, and three (3) group picnic areas
installed near the restrooms.
PROJECTS LINDER $200,000
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME: CITY PARKING LOT IMPROVEMENTS
ESTIMATED PROJECT COSTS:
$180,000
POTENTIAL FUDING SOURCES-
State Capital Budget
City of Kenai
PROJECT DESCRIPTION: Many of the citv parking lots are old and in the need of
repairs or replacement. There are also drainage problems in some of the paridng lots.
The Kenai City Library, Kenai Police and Fire Department, Kenai City Hall, Kenai
Senior Center, Kenai Recreation Center, Kenai Cemetery and others need work. This
could be complete asphalt removal and replacement, patchwork, or chip and sealant.
Keith Komelis Page 1
December 2, 2004
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME:
Kenai City Hall HVAC System Upgrade
ESTIMATED PROJECT COSTS:
$150.000 total vro. iect costs..Annual maintenance and operations costs may be minor due
to the efficient operation of the total system.
POTENTIAL FUNDING SOURCES:
General Fund
PROJECT DESCRIPTION:
The project consists of the installation of digital control equipment and general system
modifications for the improved operation of the existing heating and ventilating system.
The improvements would enable better system control, provide more efficient winter
heating, and add summer cooling. The project was estimated in 2001 at approximately
$105,000. Project plans and specifications have been prepared. Bids for construction are
on hold until funding is available.
CITY OF KENAI, ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME' Skateboard Park Improvements
ESTIMATED PROJECT COSTS' $82,000
Estimated annual operations and maintenance costs upon completion are estimated at
$500.
POTENTIAL FUNDING SOURCES: Tony Hawk Founaa[ion [$£5,000) ~nd
Daubenspeck Fund ($57,000) or General Fund.
PROJECT DESCRIPTION'
The skate park at some time in the future could be upgraded to include different
ramps and site amenities, namely a half-pipe. New and appealing features, such
as the half-pipe, would ensure long-term use and interest in the park.
The present site was constructed large enough (120' x 90') so that it could
someday accommodate additional features.
CITY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME: NEW LOCAL WATER WELLS FOR PUBLIC FACILITIES
ESTIMATED PROJECT COSTS:
$72,000
POTENTIAL FUDING SOURCES:
State DEC: 50% = $36,000
City: 50% = $36,000
PROJECT DESCRIPTION: There are many areas around the city that use a large
quantity of city potable (drinking) water for non-drinking water purposes. The c:ty is
about to start treating our municipal water system by removing arsenic, manganese, and
iron from our water at three of our wells. The water treatment plants will be expensive to
operate and maintain. We should not be using our expensive treated water for landscape
watering or equipment cooling.
This project would be to drill six individual on-site water wells to provide non-potable
water to each facility. The Kenai Multi-Purpose Facility uses municipal water ibr
cooling equipment to freeze the water for the ice rink when on-site water could be used.
The City Cemetery needs a watering system and the municipal water system is not
available at this site. The Kenai Little Leagu_ e, Softball, and Soccx~/Football fields and
Municipal Park could all be watered from an on-site well.
These on-site water wells could save the city money in the long mn since the water would
not have to be treated nor pumped through miles of line before it is used. The General
Fund is paying the Water & Sewer fund for water use at these areas so over time this
could be a General Fund savings.
Keith Komelis Page 1
December 2, 2004
C!,,TY OF KENAI, ALASKA,,
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME' Leif Hansen Park Improvements
ESTIMATED PROJECT COSTS' $50,000
Engineering and design is estimated at $10,000. Estimated annual operations and
maintenance costs upon completion are estimated at $600.00.
POTENTIAL FUNDING SOURCES: City General Fund, smaii cjrants.
PROJECT DESCRIPTION'
Significant resources are expended (primarily labor) each summer in order to
water this 2-acre park comprising of turf areas, flowerbeds, trees and shrubs.
Installing an underground sprinkler system would save time, money, and effort.
Currently, there is only one water outlet stationed at the center of the park in
which to pull from. As new plantings are added, it is becoming more difficult to
sufficiently water all areas in addition to providing evenly measured amounts of
water. Current watering practices is labor intensive and inefficient from a water
conservation standpoint.
The project is relatively simple, involving the installation of a central control
panel, trenching and installation of plastic pipes, sprinkler heads, and wiring. The
number of sprinkler heads, type, and location are all engineered prior to
installation. Yeady maintenance costs involve re-adjusting the sprinkler heads,
replacing heads as necessary, general troubleshooting, and winterizing the
system.
The advantages of this type of system include: 1. Allows more time dedicated toward other tasks since you don't have labor
involved in moving hoses, setting and monitoring sprinklers.
2. Lower water usage (more efficient).
3. Lawn and plantings receive evenly measured amounts of water.
4. Protects landscape investment.
CITY OF KENAI~ ALASKA
CAPITAL IMPROVEMENT PROJECT NARRATIVE
PROJECT NAME' Cunningham Park Improvements
ESTIMATED PROJECT COSTS' $35,000
Estimated annual operations and maintenance costs upon completion are estimated at
$250.00.
POTENTIAL FUNDING SOURCES: Kenai River Sport Fishing Association
($17,500) & City General Fund ($17,500)
PROJECT DESCRIPTION'
Cunningham Park is very heavily used throughout the summer fishing season,
particularly during the silver salmon fishery. This site was upgraded in 1999 with
funding from the Kenai River Sport Fishing Association. Upgrades included bank
stabilization, gravel paths, and elevated walkway with steel grating. Increased
accessibility and legal public access to the river makes this park a very desirable
destination for many locals and visitors alike.
A small picnic shelter would complement this park nicely. In addition to a small
shelter, proiect would include two benches and a bear-proof trash receptacle.
CFFY OF KENAI
CAPITAL IMPROVEMENT PROJECT
PROJECT NAME: NEW CITY STREET LIGHTS
ESTIMATED PROJECT COSTS:
$50,000
POTENTIAL FUDING SOURCES:
State Capital Budget
City of Kenai
PROJECT DESCRIPTION: There are at least 20 areas that need streetlights to help
curtail crime and vandalism, and provide smer cono~tions ibr the puOi~c. TiUs inciuues
bus stops tbr children's satiety and intersections/hr traffic safety.
Keith Komelis Page 1
December 2, 2004
Date'
To'
From'
Subject:
November, 2004
City of Kenai, Planning & Zoning Commission
Members
VIP Subdivision Property Owners & Citizens of
the City of Kenai
Conditional Use Permit Application for a 160
Space RV Park to Be Located at 725 Baleen
Avenue, VIP Subdivision, Kenai
Dear Planning Commission Members
As neighbors and property owners within VIP Subdivision, it has come to our
attention that an application for a Conditional Use Permit has been submitted to
the City of Kenai that would allow for the establishment of a recreational vehicle
park within our neighborhood that would, as proposed, entail'
· 160 recreational vehicle spaces.
· Would be entered via VIP Drive, a street within our residential subdivision,
· Would be exited via Baleen Street and Pirate Lane, two streets within our
residential subdivision.
· Would operate from May 1st through September 31st within our reSidential '
subdivision.
VIP Subdivision, zoned Rural Residential (RR) under the City of Kenai zoning
code, has a several decade history of modest and steady growth as a close knit,
· quiet neighborhood with a miX of well over 100 modest to upper value single
family homes and multi-family apartments. This is a neighborhood that is
removed from the city center, yet still protected by City zoning codes, a reasOn
many of the property owners chose to purchase their homes within this
noighborhood. It is a noighborhood that is a safe and quiot place to miso a
family or retire. It is a neighborhood with a long and established character.
As neighbors, property owners and citizens of the City of Kenai, we strongly
object to the issuance of this Conditional Use Permit to establish an RV park in
our neighborhood. The likely dramatic increase in traffic on our streets during the
months of operation of a large scale commercial RV park will have a
fundamentally negative impact and will change the character of our
neighborhood for the worse.
Significantly increased noise and safety problems resulting from substantially
increased traffic of 4-wheeler's on our streets traveling to the beach and river
mouth, as well as RV's accessing the RV park from our residential streets and
I would like to counter the City of Kenai's analysis regarding the proposed RV park w/in
the residentially zoned VIP subdivision by permit criteria.
#1' THE USE IS CONSISTENT WITH TI-IF. PURPOSE OF THIS CHAPTER AND_ THE
PURPOSES AND INTENT OF THE ZONING DISTRICT. To paraphrase RR definition
in Chapter 14.20.080, The definition and intent of rural residential zoning is to ~provide for
low density, residential development and to create a stable, attractive residential
environment by preserving the rural, ~ quality & preventing hazards in areas not served
by water & sewer. Finally, zoning is intended to prohibit uses which would violate the
character of the environment & produce heavy traffic in predominately residential areas.
Trying to hide a 160 site RV park with a tree buffer does not mean it will now fit in our
residential neighborhood as suggested. Rather, it is contrary to the cities definition, intent
and purpose of having zoning plans, and the citizens of Kenai have an expectation that the
intent of the comprehensive plan and zoning be adhered to.
My information regarding a K-Beach access is that if alternate access is available, DOT is
reluctant.to grant access onto a 'state road.
:#2. THE VALUE OF THE ADJOINING PROPERTY & NEIGHBORHOOD WII,L NOT
BE SIGNIFICANTLY IMPAIRED. According to the KPB Assessor, until the market
reacts, there is no change in values. In other words, he has NO idea. As homeowners, we
fear a negative financial impact and don't want the cities "experiment" placed on our backs.
#3. THE PROPOSED USE IS IN HARMONY WITH THE COMPREHENSIVE PLAN.
The city suggests that compatible institutions that could be considered might include an RV
park. RV parks are different than other institutions in that they generally consist of transient
visitors with no real vested interest in the infrastructure &/or character of a community.
On page 37 of the recently adopted Compr Plan, X'Framework for the future", neighborhood
concerns with commercial development near residential areas as conditional uses or through
r_ezones is discussed. It states that one of the goals of zoning is to achieve stable, livable
residential neighborhoods by separating them from incompatible uses. Rezoning is not
recommended, whereas adhering to the established zoning plan is.
#4 PUBLIC SERVICES AND FACII,ITES ARE ADEQUATE TO SERVE TI-IF,
PROPOSED USE'
Our section of K-Beach is narrow with many dips & potholes. Road maintenance is not
coordinated between the 3 governmental agencies impacted by this proposal. Based on my
work experience, a very common complaint is that people ignore signs & enforcement is a
low priority. I can assure you that no amount of signage will discourage someone intent on
.finding fish. For the record, the proposer is correct when he stated that the shortest route to
Cannery Rd from VIP Subdivision is Set Net Dr, saving nearly 1 mile of driving - sOunds
like 160 RV's and/or ATV's on our residential roads to me.
3 port-a-potties"& 3 dumpsters are simply not sufficient to deal with the proposed 160
average 2.5 person site that could house upwards of 400+ visitors.
First 10 acres will be cleared, then in Phase 3- 5 years later, DEC will be approached on
septic/well needs'with no guarantee of approval. Between Phase 1 & 3, owners could find
this park is NOT fiscally productive- like other RV parks before them, making the financial
value of this cleared property and the property around it questionable at best.
//5. THE PROPOSED USE WII.I. NOT BE HARMFUl. TO THE PUBI.IC SAFETY,
HEALTH OR WELFARE. The cities police & fire departments both have concerns with
this proposed land use. The police expressed concern over crimes such as thefts, alcohol
abuses, increased traffic, trespassing, littering, bears etc all based on past experience.
I appreciate the proposed RV park rules, but people do break rules. The RV proposers are
not law enforcement officers, so we will be dependent upon local police who are generally
not patroling in this area due to its more rural location & historic lack of problems.
The fire department expressed concern that we are not on city .water & sewer and they
questioned whether private systems for this use may effect the adjacent properties on-site
systems. DEC requires 1 acre lots for septics & wells and if our current on-site systems are
adversely affected, residents wonder who will be responsible for replacing what has been
sufficient for many years. The fire department also expressed traffic concerns, questioned
the adequacy of our roads and noted that any future development may require meeting
additional fire Codes..
To clarify, I have no problem with tourists but I do have an opinion on where it is
appropriate to park their RV's. Our city zoned side of K-Beach Rd is residential, while the
~,4~;,,outlying UNZONED borough lands host mostly residential & a.few commercial buildings.
~ businesses and concentrated numbers of'tourists have not caused us health, safety, or
traffic issues in the past' because they don't reside IN our neighborhood.
Based on the cites own comprehensive plan, the intent of zoning, the local fire & police
concerns, and the broad-based neighborhood opposition to this proposed conditional use
permit, we residents have an expectation of the city to adhere to your own policies, listen to
your own agencies and residents, and DENY this conditional use permit.
t iood evening, my name is Kim Denesen and I live at 825 Baleen Ave. Thank you for
g~ving me the opportunity to speak and for taking the time to read the letter I emailed to
you earlier this week. As my t~llow neighbors have said the planned RV park qoes not
tit with either the Rural Residential zoning of the area or the comprehensive plan.
According to the regulations adopted by the city this means the intent of the zone ts 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 is to
separate residential structures to preserve the rural, open quality of the environment and
prevent health hazards in areas not served by public water and sewer and to prohibit uses,
which would violate the residential character of the environment and produce heavy
traffic predominately in residential areas. I purchased my home here because I wanted
to live in an area that was zoned residential so I could live in an area like the one
described above and not have to worry about things like this RV park moving into the
area. I was not aware that someone could apply for a conditional use permit and change
the neighborhood .so quickly. I do not believe that a 160 pad RV park will contribute to a
stable and attractive residential environment,
Please do not allow a company to move into our neighborhood that has such disregard
for the residents of the area that they have property that they hire a trustee that believes
one of the best ways to fight our protest is to attack us. In his two letters to Marilyn
Kebschull Ken Jayne, the trustee for Blue Sky Pilots Trust calls us ignorant and gives the
impression that because the RV owners spent more money on their RVs than we did on
our homes they are better people than those of us trying to stop this development from
coming to our residential neighborhood. In addition he also personally attacked Karen
Koester for voicing her opinion that she does not want the RV park in her neighborhood.
Is this the kind of company or is Mr. Jayne someone we can trust to stand by 'their word
once they have their permit, just something to think about.
One of my biggest concerns is the increased traffic in the area. When you have RVs
trying to enter K-Beach Road where traffic is going 55 mph the RVs will back up traffic
on Pirate and VIP while they wait for an opening. There is also the potential for more
accidents. Also those large, very expensive RVs are often bigger than school buses
without the safety equipment which make children playing or riding bikes difficult to be
seen and more likely to be in an accident. While Mr. Jayne does not believe there are
houses where the RVs will drive he is mistaken. There are homes directly across the
street on Baleen, VIP, and Pirate, some even have children living in them. In addition,
the map they will be handing people to show them how to go .down Set Net to Cannery
Road to go fishing is lined with homes. I don't have a problem with the traffic we
normally get in this area even during the red mn, but I do have a problem of adding 160
additional RVs all headed out at the same time. In addition some of these streets are not
paved or oiled so the dust will be terrible in the summer. K-Beach is also well known for
all the potholes it has in the summer, the road crews have a tough.time keeping up with
filling them in with the current traffic load.
My other major concern is their plan or lack of a plan for phase three. The application
I saw did not mention whether the company has had an assessment of the area done or
whether DEC has evaluated the area to determine if that parcel of land could support a
well and-drain field for that many units. When will this be done, after they have cut all
the trees, what happens if the land can not support the proposed use? Since I live three
lots away frOm this proposed site I am very concerned about having usable water and
having the water table contaminated by things that may be' dumped on this property. In
the mean time it is difficult to imagine how three dumpsters and outhouse areas can
service an area this large. What kind of follow-up will there be if people don't use the
dumpsters but choose to leave their trash at their campsite as they pull out, after all it isn't
their home and the dumpster may be inconvenient for them to use. Or who will enforce
the no cleaning fish at their campsite? Will the dumpsters be bear proof?. In one of his
letters Mr. Jayne says," We plan very roomy spaces and lots o'f trees in between sites.~'
However, in the drawing they attached to the Conditional Use permit it looks like the
only trees they will leave am the required buffer.
In conclusion, please listen t~' the concerns of the police and fire departments, theyarc
professionals. Please abide by the rules and guidelines the City of Kenai already has in
place for planning and zoning within the city limits. Please follow the Comprehensive
Plan that was just put in place in 2003. Please vote no, for approving Blue Sky Pilots
Trust Conditional Use Permit. Thank you for your time and consideration.
Testimony Points
1. Over 44~ individuals have signed our letter Of protest against approval
of this permit and represent over ! 00 homes within our ,,,~hbor!,,,,,,~
affected by this application.
.
The RV Park proposal is flawed by a total lack of research
· Lack of knowledge and research of the neighborhood history
and values-
i. Several decades worth development into a quiet, close
knit neighborhood that values the life style and quality of
life a Rural Residential zoned neighborhood offers
ii.
Dip netting began in 1996, after the majority of hmnes
were built in our neighborhood
Lack of understanding of the Comprehensive Plan & zoning
code-
i. Page 37 of the Plan'
"Another issue of neighborhood concern is commercial
d " " id ti
eve!ovme..t near res en a! areas as
through rezones, particularlY along the Kenai Spur
Highway. One of the Goals of zoning is to achieve
stable, livable residential neighborhoods by separating
them form incompatible uses. This is best achieved by
zoning sufficient suitably located land for all expected
uses, then adhering to the zoning plan."
ii.
Section 14.20.245(1) of the Kenai Zoning Code describes
some of the "'~ ,,'
· ,~q,~rements for the issuance of an RV Park
conditional use permit reads "Adequate utilities for
projected or actual use SHALL be available."
ii/.
Section 12.20.080
"Intent' the Rural Residential 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'
(2) To prohibit uses which would'
(i) violate the residential character of the
environment
(ii) generate heavy, traffic in predominately
residential areas
3. Location of this proposed RV park places our neighborhood directly
in the path of the RV park clients trying to access the fiver and the
Dip Net fishery_.
· Location is everything and this is a bad location
i. Must be accessed using subdivision roads and
intersections designed for residential traffic
ii. Clients in RV's, pickups and ATV's will use VIP, Set
~t.~~~~_. Net, Sand Dollar and Salmon Run streets to access the
dip net fishery. These are the shortest routes.. It happens
now and will only grow worse.
~~ hx/x.~~~ . iii. Clients will try to access the river on foot over private
~ ~,~ l>~, t~(. property along the'river, only grow Worse. It already happens now and will
'4. Our neighborhood is not advocating a "NIMBY" attitude.
· Kenai Landings 7~'~/-/;/t,[,'J]~ .... /.~..,.'~,~,. t~t..L~..' ~.~.~'5~'~.
'* Reasonable home occupation business
Date:
To'
Subject:
November, 2004
City of Kenai, Planning & Zoning Commission
Members
VIP Subdivision Property Owners & Citizens of
the City of Kenai
Conditional Use Permit Application for a 160
Space RV Park to Be Located at 725 Baleen
Avenue, VIP Subdivision, Kenai
Dear Planning Commission Members
As neighbors and property owners within VIP Subdivision, it has come to our
attention that an application for a Conditional Use Permit has been submitted to
the City of Kenai that would allow for the establishment of a recreational vehicle
park within our neighborhood that would, as proposed, entail:
· 160 recreational vehicle spaces.
· Would be entered via VIP Drive, a street within our residential subdivision.
· Would be exited via Baleen Street and Pirate Lane, two streets within our
residential subdivision.
· Would operate from May lS~ through September 31st within our residential
subdivision.
VIP Subdivision, zoned Rural Residential (RR) under the City of Kenai zoning
code, has a several decade history of modest and steady growth as a close knit,
quiet neighborhood with a mix of well over 100 modest to upper value single
family homes and multi-family apartments. This is a neighborhood that is
removed from the city center, yet still protected by City zoning codes, a reason
many of the property owners chose to purchase their homes within this
neighborhood. It is a neighborhood that is a safe and quiet place to raise a
family or retire. It is a neighborhood with a long and established character.
As neighbors, property owners and citizens of the City of Kenai, we strongly
object to the issuance of this Conditional Use Permit to establish an RV park in
our neighborhood. The likely dramatic increase in traffic on our streets during the
months of operation of a large scale commercial RV park will have'a
fundamentally negative impact and will change the character of our
neighborhood for the worse.
Significantly increased noise, and safety problems resulting from substantially
increased traffic of 4-wheeler's on our streets traveling to the beach and river
mouth, as well as RV's accessing the RV park from our residential streets and
Date: December 14, 2004
To: Planning and Zoning Commission, City of Kenai
From: Gerald and Janet Brookman, residents, 718 Muir Avenue, Kenai
Subject: Proposed Conditional use permit for 160 unit RV Park in VIP subdivision
My wife and I purchased our property here in 1977 and have resided in our
home built on it since 1979. We plan to continue to live here for the rest of our lives.
When we bought this property, we knew that we could buy similar
residential lots nearby, just outside the city limits, and pay Considerably lower
property taxes. We chose to live inside the city because of the fire and police
protection, road maintenance, and zoning laws. We believed that those ordinances
would ensure that the nature of the area would remain a relatively quiet low density,
residential neighborhood.
We recently learned of the application for a conditional use permit to build a
160 unit RV park within this .subdivision. After reading this application, we are
astounded that the city would even consider permitting such a development within an
area zoned rural residential. We believe that it is totally incompatible with the city's
comprehensive plan, and should be rejected outright.
We are not opposed to RV parks, but we are opposed to any development that
is incompatible with the nature of the area involved, as this one clearly would be. If
the organization proposing to build this development wishes to locate within this area,
it should either find a tract presently zoned commercial, or locate in an area outside
the city, where little or no zoning restriction exists.
We would like to state, also, that we have read the analysis of this proposal by
Megan Brook and agree with it completely. (copy attached.)
If the planning and zoning commission chooses to approve this application, you
may as well just throw away the city's zoning ordinances, as it will be clear that
they mean nothing.
Gerald R. Brookman
Janet E. Brookman
The City of Kenai has adopted specific guidelines from which planning and zoning
standards are created and enforced. These principles are framed in The City of Kenai
Comprehensive Plan, which outlines goals, regulations, zoning, and provides guidance in
maintaining the structural integrity of the city. The citizens of Kenai trust their officials
to uphold these restrictions and protect their rights and Properties.
It is understood that the Blue Sky Pilots Trust has submitted an application for a
Conditional Use Permit. This permit would allow a 160 space RV park to be established
in the VIP subdivision. The park is to operate May 1 through September 31. It Would be
built over a five year period and consist of three phases- Phase one constructs three one-
way gravel roads and gravel RV parking pads; Phase two provides electrical RV hookups;
Phase three is the implementation of a water system and drain field. The plan laid forth
by the Blue Sky Pilots Trust not only lacks important details of these processes and their
intent, but it is contrary to the criteria put forth in the City of Kenai Comprehensive
Plan.
· The proposed site of the RV park is situated in a Rural Residential Zone. As
described in Kenai Municipal Code 14.20.080, the intent of the Rural Residential Zone is
to provide a low-density residential development in outlying areas (of the city) in a way
that creates a stable and attractive residential environment. This rural, open atmosphere
is achieved by separating residential structures. Most Rural Residential subdivisions are
not Supported by public water or sewer, and maintaining these comfortable distances
between units is important in preventing health hazards. Code 14.20.080 further
prohibits land uses that interrupt the residential character of the environment and/or
generate heavy traffic. As laid out in the land use table, there are other possible
applications that are listed as complementary to the existing residential zone.
The proposed RV park is allowed in a Rural Residential Zone under a Conditional
Use permit. However, this is possible only if it is found to be compatible with the
principle practices of the zone. The planned RV park must harmonize with all review
criteria found in Kenai Municipal Code 14.20.150. The criteria are as followed: (1) The
use is consistent w/th the purpose of this chapter and the purposes and intent of the
zoning district; (2) The value of the adjoining property and neighbOrhood will not be
significantly impaired; (3) The proposed is in harmony with the COmprehensive Plan;
(4) Public services and facilities are adequate to serve the proposed use; (5) The
proposed use will not be harmful to the public safety, health or welfare. The Kenai VIP
RV Park plan contradicts.all of the criteria previously listed.
First, this RV park must be consistent with the intent and purpose of the Rural
Residential Zone. The VIP subdivision is to be sparsely populated with abundant
attractive vegetation, limiting heavy traffic and potential Safety and health hazards. The.
very nature of a 160 space RV park is dense and congested. All RV spaces are to be
graveled with three one-way roads extending from one end of the property to another.
This plan leaves little room for natural vegetation and lacks the wide-open rural quality
found in the surrounding areas. Traffic will increase as RVs move in and Out of the park
and through the adjoining neighborhoods. Intersections will become clogged with RVs
turning in and out of the park and residents trying to get around them. The clamor of
100+ generators firing up and running will not be limited to the park, it will be heard
throughout the neighborhood. Visual unattmctiveness, dust and noise will pollute the
integrity of the entire district.
The value of the adjoining property and VIP neighborhoods will be compromised
due to the higher crime and intense traffic of the RV park. As state by the Kenai Police
Department in the City of Kenai Staff report, they have concerns with an increase in
crime (i.e. theft and littering) and prospective buyers will look to other Rural Residential
Zones to escape this trend. Also, many buyers desire Rural Residential Zones to escape
the traffic and congestion of the city. With the RV park in place, VIP will not allow these
potential buyers the solace that they seek.
This proposed recreational vehicle park is not in accordance with the City of
Kenai Comprehensive Plan. The City of Kenai focuses on three land uses; city center,
resident/al neighborhoods and commercial land use. It strives to "promote the siting and
design of land uses that are in harmony and scale with surrounding uses." Most of the
dwellings found in the VIP subdivision are single-family units located on large lots. Each
unit typically relies on its own on-site septic and fresh water systems. These trends are
found throughout the area with an intermixing of some multifamily developments. It is
because of these tendencies that the neighborhood retains its sparse, scenic charm. The
desired RV park would be a densely Populated 10-acre parcel, void of substantial natural
vegetation. The high density, high traffic park is of a commercial nature, which is
uncomplimentary to its surroundings and the comprehensive design of the land use plan.
Public services and facilities may not be adequate for the RV Park. Public sewer
and water systems are not offered in the VIP subdivision. The intended RV park requires
an extensive septic system that could possibly contaminate water systems of the
surrounding neighbors. The suggested number of three sets of pon-a-potties and three
dumpsters may lack the ability to support the waste of 160 recreational vehicles.
Lastly, the intended RV park should not be harmful to public safety, health or
welfare. This proposal will have several negative impacts on the immediate surroundings.
As stated in the City ofKenai Staff Report, the Police Department has cited several
points of concern with increased crime, increased motor vehicle traffic and access,
increased ATV traffic, open campfires, trespassing, unrestrained pets, garbage, littering
and the potential attraction of bears. Furthermore, the Fire Department has questioned
whether on site septic and water systems would effect nearby property systems. They
also shared in the concern of traffic and question emergency equipment accessibility.
TheSe situations are very alarming and menacing to surrounding neighbors and VIP
residents. The allowance of an RV park in the VIP residential neighborhood will
undoubtedly compromise residential safety, access and welfare.
The Blue Sky Pilots Trust has failed to prove the proposed RV park is in
accordance with all criteria set forth by the Conditional Use Permit. The Kenai VIP RV
Park is 'not compatible with the surrounding environment~nor is it desired by
neighborhood residents. As vIP residents we are removed from the city center, but are
still protected under city zoning ordinances. As 'keepers' of the City of Kenai
Comprehensive Plan, we appeal to the planning commission to uphold the provisions laid
out in this design. A residential district of this type is not compatible with a large
commercial recreational vehicle park. We long to preserve the safe, scenic, and quiet
character of our neighborhood. It is these qualities that attracted us to this area and it is
these qualities that will keep us here for many years to come.
"Neighbors Against
the RV Park"
ViP Subdivision
Neighbors List
File As
Adams, Steve
Home Phone
Alexander, Rick ·
Amend, Oliver 283-0895
Avram, 3ohn P. ! 335-2701
Rich & Gretchen i(907) 283-9294
Bames, Randy & Linda ~ 283-3741
Benson, Greg & Verda ~ 283-5173
Benson, Usa & Ted 283-9620
!Home Address
25 Pirate Lane, Kenai, AK 99611
!Box 583 Kenai, AK 996! 1
i 2555 Seine Court, Kenai AK 996! !
!2925 Ketch Street, Kenai AK 996! 1
i2550 Seine Court, Kenai, AK 99611
!2305 VIP Drive, Kenai AK 99611
Bowan, George & Amy
Braun, Buck & Carol
Brookman, 3erry & 3anet
Brown, Teresa
Bucho, 3ason
Burel, Robert
Campanella, Linda & Tommy
Carlson, Ray & Madien
:Castimore, Mary._ Troy &Dea
.~ill & Doug
Chivers, .leto & Mike
Ci~l, Ken
II,
Cobus, 3oe & Ruby
Cole, Ken
David & Donna
(907) 283-9518_ ............. ~9_3_p_o_p!a__r_r ~_ir_c!e_,__K_e_n_ai_,*._A.K__9~.__[_~- .......................................... .
283-3105 2795 Waterg_a~..__W__...~._,_K._er)_a_!,__A_K_..__g~._[_~- ........................
283-9329 715 Muir Ave. Kenai, AK 99611
.~ _to_ ~! _e~_... _A.v_e_.,_ .K_~.a_!,_ _~..__9~_!~ ....................................
(907) 283-2750 2910 Pirate Lane, Kenai, AK 99611
745 Set Net D_d_.ve_,_.K_e..n_a_i_,_A__K_._.9~__l_~ ......................................
(907) 283-3955 2730 VIP Drive, Kenai AK 99611
(907) 283-0538
2775 Waterg__a~-' Way,_Kenai, AK 99611
(907) 335-4694 i610 Set Net Orive, Kenai, AK 99611
.................................................... .L__
283-3498 !2925 Schooner Cirde, Kenai AK 99611
'; (_9~_7) 283-8132 51110 Sei lane, Kenai, AK 99611
(907) 283-4825 ~2710 Set Net Ct Kenai
(g07) 283-5822
Daniel, Leslie & Dave (907) 283-3990
:
i 283-5828
Davis, Warren i(g07) 283-0217
Denesen, Klm i(g07) 33S-0144
Driskill, Don & Birlene ~
Durkee, Rod & Dawna {
Edmondson Ellie i(907) 283-5063
English, Rick & Made ' (907) 283-9q84
(907) 283-9290
Frey, Lewis
Gabriel, Chds
Gabriel, Lisa
Gossard & Virginia
Hagen, 3o Ann
Hal~, Lee & Phillis
Harper, Ken & 3oy
(907) 283-7306
26 !0 waterq__a~___w..._ax_,__K_e_n.~!LA_K.._..gg~___l_l_
835 Set Net Court, Kenai, AK 99611
~_~___S~___N._et__ _~_'_v_e_,__K~__n~i,___A~..._~_!_[ ..................................
2335 Watm'g_ate, Kenai, AK 99611
2555 Watergal:e Way, Kenai, AK 9961
425 Kenai AK 99611
1825 Baleen Ave, Kenai AK 99611
750 Set Net Ddve, Kenai, AK 99611
620 Set Net Drive, Kenai, AK 99611
2930 Ketch St., Kenai, AK 99611
720 Muir, Kenai, AK 99611 ~
,_2~_~__s_~_?_ ~__naj.,...&K__~_ ~ .......................................... j
2615 watergat_e .W__ay.. ,_K__er].ai:._~~_l_.l_ ................................
(907) 283-4519 2305 waY, Kenai, AK 99611
Tommy (907) 283-9374 2425 VIP #! Kenai AK
37325 cetaCea Lane Kenai AK 99611
(~)_2_ 8~?_2_o_~ .............................. ~.!. ! ~_S_~__.~,.....na_ ~_: ..~_ .~!_!
· , 2450 Way,_ Kenai, AK 99611
(907) 283-2737 2405 WaY, Kenai AK 99611
Ram (~__7)_28_~9_3.~ ..6_ ............................... !-~..-~-nd. __l~.._!!a_r~;.:_~e._n~!,*_~.K_..~ !.!_
· botham, Dave & Carolyn (_m.~..~..8..~?.~. ............................... ~.~._~_S_~...P.d...v_e_,_..~_a.i,_._A_~._~_!
Hull, N i37216 Cetacea Lane, Kenai, AK 99611
................................................................................................ . ....................................................................................................................................................................
3ankowska, Ewa (907) 283-0622 12740 Set Net Kenai, AK 99611
................... i(907) 283-0250 .2735 Seine Court, Kenai, AK 99611
.]ensen, Mamie & Eric ~ (907) 283-3504 2905 Schooner Circle, Kenai, AK 99611
3ohnson, Ron ! 740 Set Net Ddve, AK 99611
.]ones, Robb & Debra i(7) 283-6520 2540 Seine Court, Kenai, AK 99611
....................................................................... ~ ................................................................................... i ..................................................................................................................................................................................
283-7005 2730 Set Net AK 99611
Bill Popp 1
12/8/2004
"Neighbors Against
the RV Park"
ViP Subdivision
Neighbors List
File As
Kaas, .iim
Kaas, Norm & Patsy
Kaas, Sally
Kaas, Terry
~Home Phone
(907) 283-9283
(907) 283-8185
(9o7) 283-8~85
Home Address
1815 Set Net Ddve Kenai AK 99611
!4os
12330 Waterg.~_ W_aY._,_K..~a_!.,_ _AK-
2330 Kenai, AK 99611
Kissee, Mike & Kristine
Knopp, Helen & Gary
Koester, Karen
Komfield, Randy & .ieanette
Lackey, .iim & .iulie
mpman, Robin
I.arson, Blake & Alison
Lee, .left
.Ion
Lewis, Sherry_
i2420 Wat~rg_ate Way, Kenai, AK 99611
.......................................... T- .................................................................. ~ .................................
(907) 283-3016 8~5 Set Net Ddve, Kenai, Alaska 99611
(907) 283-3171 P.O. Box 797 Kenai AK 99611
283-4620 37145 Cetacea Lane, Kenai, AK 99611
(907) 283-5178 805 Sand Dollar, Kenai AK 99611
2745 Set Net Court, Kenai, AK 99611
2750 waterq~_w_ay_,.....K~n_a[,_~.K_~j_l~
.[_8~_.~_B~_!~ Aye__., Kenai, AK 99611
Ullard, Melody
Ullevik, .Ion
.Iim
.Iohn
Hannausau, Daryl & minny
HcC~lum, .Iocelyn
HcLeod, Kat:hlyne
Hiller, Trever & Heidi
Hiller, William
Hoore, Nichola
Netschert, Thomas
Gary & Sheryl
P~, Maggie
Petty, Sherde
Pitlo, S~an & Becky
Pitsch, Scott & Kdsta
Popp, Bill & Nicole
Kelly
283-1459
750 Baleen # Kenai AK 99611
37325 Cetacea Lane, Kenai, AK 99611
i (907) 283-7889 836 Baleen Ave., Kenai, AK 99611
i--- 283-9195
i(907) 283-9518
L(..90. 7) 283-6200
~I(907) 283-9162
i
(_g07} 283-7487
_J (_9J)__7) 283- 2218
835 Sand Dollar, Kenai, AK 99611
28 35
2720 VIP Drive, Ken_aj,__A_K_~!_l_
Box 2261, Kenai, AK 99611
~(__9~_7)_28____~_5.7_..7_5__ .............. 2625 VIP Drive, Kenai, AK 99611
!(907) 283-9200 37410 Cetacea Lane, Kenai AK 99611
L(_90_7)_283-_3871 O. BOX 1801, Kenai, Alaska 99611
~(907) 283-0241 2920 ~ Street, Kenai, AK 99611
i (_907) 260-7758 Box 2513, Soldotna, AK 99669
870 Set Net Drive, Kenai, AK 99611
37235 Cetacea Lane, Kenai, AK 99611
820 Set Net Drive, Kenai, AK 99611-8823
(907) 283-5083 37428 Cetacea Lane, Kenai AK 99611
· 815 Baleen Ave., Kenai, AK 99611
_(907) 283-4083 !810 Set Net Ddve, Kenai, AK 99611
2950 Pirat~ Lane, Kenai, AK 99611
2780 VIP Dfive~,__Ke__n~!.,._A~__9cJ6._11__ .............................
735 Set Net Drive Kenai, AK 99611
37195 Cetacea Lane Kenai, AK 99611
37194 Cetacea Lane Kenai, AK 99611
875 Sand Dollar, Kenai, AK 99611
319 Road, Kenai AK 99611
& Mike .Iones
Rustacl, Ron ~
~ Skinner, .~.anette ! 283-6112
Smith, Cliff i(907) 283'7020
Smith, Mc, gan & Todd l.(_c~_7) 283-0210 t705 Lora, Kenai, AK 99611
Stanton, Steve, Lucie & Kyle
:St~,ward, Toni Anne
Swamer, Dennis
Switzer, Bill and Malanie
Taylor, Sharron & Eddie
Thomas, Katherine
Aaron
Bill Popp
283--3829 i2545 Seine Court, Kenai AK 99611
283-6602 2765 Kenai, AK 99611
283-3185 2705 W .a~._~.._W_ay...,.. K___~._aJL.A__K:_~.!_!. .........................................
·
(907) 283-3410 855 Sand Dollar, Kenai, AK 99611
283-6602 2765 Kenai, AK 99611
!(~7) 283-0471 37415 Cetacea Lane, Kenai, AK 99611
" ................................................................................................................................................. '
}845 Baleen Ave., Kenai, AK 99611
i(90z) S3s-~,sso , ,86o ~,d D0,~, Ken~;'-~"~-i ......................................................
2
12/8/2004
'Neighbors Against
the RV Park"
VZP Subdivision
Neighbors List
File As
Ulmer, Mudel
Van Home, Alan
Van Winkle Michael
Von Haden, ]im
Walker, Kevin
Warchola, Mike & Val
Wells, Staci
Wells, Susan
Whannell, ~eff & Pako
Williams, Preston & Unda
Wortham, SI:even
Mary
Zundel, Donna
'Home Phone i Home Address
(907) 283-9103 2675 Watergate___,._Kenai, AK 99611
· (907) 28.3-9325 12505 Wate_r. gate, Kenai,Ak
283-9442 i920 Baleen Ave. Kenai, AK 99611
i 2816 Water~_.W~y,._~_i,_AK__._9~.._._!!-
(907) 283-22,10 2915 Keb:h Street, Kenai AK 99611
(907) 283-4336 i2720 Set Net Court, Kenai, AK 99611
!37305 Cetacea Lane, Kenai, AK 99611
i(907) 283-0595
~ ~7) 283-9206
i(907) 283-4111
i2560 Seine Court, Kenai, AK 99611
37160 Cetacea Lane, Kenai, AK 99611
.1.5 ! 115 Sei Lane, Kenai, AK g<J6! !
12707 Bowpicker Lane Kenai, Alaska 99611
Bill Popp 3 12/8/2004