Kenai planning commission approves three preliminary replats, leaves Aspen Creek permit under review after resident concerns

The Kenai Planning and Zoning Commission on March 26 recommended approval of three preliminary replats and continued review of a conditional use permit for Aspen Creek at 701 North Forest Drive after staff reported ongoing construction and residents raised concerns about nonemergency traffic using a subdivision access.

The replat approvals — PZ2025-05 (Black Gold Estates replat), PZ2025-15 (Bailey Estates replat) and PZ2025-16 (Highland Subdivision replat) — were recommended to the Kenai Peninsula Borough. Planning staff said each proposal meets the preliminary-plat submission and development standards referenced in Kenai Municipal Code Title 14 and related subdivision regulations.

Staff explained that PZ2025-05 would merge Lots 11, 12, 16 and 17 plus an unnamed 60-foot right-of-way in Black Gold Estates into a single parcel of approximately 0.937 acre with primary access from Wildwood Drive. Planning Director Buettner told the commission the city is awaiting documentation from the Kenai Native Association and a council determination that the unnamed right-of-way is not needed for a public purpose before the city can vacate that segment; staff recommended conditional approval pending completion of that process and conformance with federal, state and local regulations.

Alex Stovitz, identifying himself as a Kenai resident and property owner, addressed the commission in support of the Black Gold Estates replat. Stovitz said the city previously vacated an adjacent portion of right-of-way about three years ago and described practical development issues posed by the remaining unnamed right-of-way, including the need to extend utility service and driveways roughly 60 feet to reach lot lines. "That was not needed for a public purpose and that was vacated about 3 years ago," Stovitz said, and he added the current replat is intended to consolidate lots and make future development feasible.

The commission approved PZ2025-05 by recorded vote: Vice Chair Tweed — yes; Commissioner Woodard — yes; Commissioner Easley — yes; Commissioner Petty — yes; Commissioner Krauss — yes; Chair Halstead — yes. Commissioner Fikes was recorded absent.

PZ2025-15, the Bailey Estates replat, would adjust the lot line between two lots so an existing large shop would meet setback requirements. Staff reported the proposed lots (approximately 1.883 and 1.547 acres) exceed the RS-2 minimum lot size, and water and wastewater service are available along Lawton Drive. The commission voted yes on the recommendation to forward PZ2025-15 to the Kenai Peninsula Borough; roll call showed unanimous support among those present.

PZ2025-16 would merge Lots 10, 11 and 12 in Highland Subdivision into a single parcel of about 1.377 acres. Staff said the site is accessed from Chiswick Street, a city-maintained gravel road, and that city water and wastewater are not available; private systems are installed on-site and are subject to Alaska Department of Environmental Conservation regulations. The commission approved the measure by unanimous consent.

On unfinished business, Planning Director Buettner reported no new developments on the conditional use permit for Aspen Creek, 701 North Forest Drive, and said staff is awaiting completion of interior construction, which the property owner estimated would be finished in May. Buettner said staff observed vehicles at the site that appeared to be contractor pickup trucks but were not able to verify ownership, and staff will continue monitoring the property through the construction season.

During the additional public-comment period, resident Arlis Mascinis told the commission that neighbors are seeing more traffic than expected through a nearby subdivision and said a sign at one driveway reads "emergency vehicles only" even though five nonemergency vehicles passed during a 4–6 minute period. "There's a lot more traffic than just emergency vehicles," Mascinis said, and urged the city not to allow a permanent entryway through the subdivision and to consider lower speed limits in subdivisions lacking sidewalks.

The commission did not take final action on the Aspen Creek conditional use permit at the meeting and kept the item open for follow-up and further reporting by staff.

Votes at a glance

- PZ2025-05 (Black Gold Estates replat): Recommended approval to Kenai Peninsula Borough; vote recorded as yes from Vice Chair Tweed, Commissioners Woodard, Easley, Petty, Krauss and Chair Halstead; Commissioner Fikes absent.

- PZ2025-15 (Bailey Estates replat): Recommended approval to Kenai Peninsula Borough; unanimous yes among commissioners present.

- PZ2025-16 (Highland Subdivision replat): Recommended approval to Kenai Peninsula Borough by unanimous consent.

Next steps and context

Each recommended preliminary plat will be forwarded to the Kenai Peninsula Borough for final consideration and any required actions, including the city council's decision on vacation of the unnamed right-of-way for PZ2025-05. The commission scheduled continued monitoring of the Aspen Creek conditional use permit and will review staff reports after the construction-season inspections.

The commission's next scheduled meeting is April 23, 2025.