Plat committee grants preliminary approval for Beaver Loop Acres No. 3, approves exceptions for block length and cul-de-sacs

The Kenai Peninsula Borough Plat Committee granted preliminary approval Feb. 24 to the Beaver Loop Acres No. 3 preliminary plat, and approved two separate exceptions to borough platting standards needed for the design.

The plat would divide a 320.284-acre tract into four lots ranging from about 23.8 to 28.6 acres and a remaining tract of approximately 205.849 acres, with legal access from South Baker Street, South Tinker Lane and other local streets, staff said. The committee voted to grant exceptions to KPB code 20.30.170 (block length requirements) and KPB 20.30.100(a) (cul-de-sac turnaround standards).

Staff presented the proposal and recommended approval of the preliminary plat subject to staff conditions and compliance with borough code. The staff report noted the site sits partially within a FEMA-designated flood hazard zone and described requested exceptions tied to existing easements and the practical constraints of the parcel layout. The committee’s motion tied each exception to the code findings identified in the staff report.

During public testimony, two local residents said they were concerned about drainage and the potential impacts of gravel extraction if the city of Kenai pursues material-site use after subdivision. Dave Urege said he has operated a gravel pit nearby for about six years and urged the borough and city to involve a hydrologist and drainage engineer before excavation to avoid diverting stormwater into existing pits and neighboring properties. "I recommend that the borough or the city of Kenai gets a hydrologist involved and a drainage engineer to make sure that when you guys develop this, it doesn't impact everybody else in the community," Urege said.

Chris Garcia, a nearby property owner, urged the committee to delay approval until a more detailed plan is produced, saying the area is wetlands and that prior work had caused flooding problems on Beaver Loop Road. "They’re going to flood my house, they’re gonna flood my neighbor's house," Garcia said, adding he was opposed to the subdivision as presented.

Kevin Buettner, city planning director for the City of Kenai, said the city had spoken with nearby property owners and that any future development or auction of parcels would include additional engineering and hydrology review before the city would proceed with actions such as auctions or permits. "At this time we're just asking for the subdivision as it's presented, but prior to any subsequent action, city will do their due diligence as needed," Buettner said.

Committee members emphasized that the plat committee's role is to decide whether the presented plat meets borough platting standards; intended future land uses such as material extraction are matters for the City of Kenai and for future permitting processes. Commissioner Brantley and other commissioners told residents the permitting phase—when conditional use or material-site permits are sought—would be the appropriate forum for detailed drainage and permit conditions.

The committee voted by roll call to approve the preliminary plat and both exceptions. Recorded roll-call responses during the main motion and the exception votes were affirmative from Commissioner Gillum, Commissioner Morgan, Commissioner Slaughter, Commissioner Whitney, Commissioner Vanutti, Commissioner Brantley and Commissioner Eppenheimer. The clerk announced the motions passed.

The committee placed a note on the final plat indicating any exception granted and listed the meeting date when the exceptions were approved, per staff recommendation. Staff also advised that any future development tied to material extraction should comply with applicable borough reclamation and permitting code requirements.

Votes on the preliminary plat and exceptions will be reflected in the plat notes and enforced through the final-plat review and any subsequent permitting processes.

The committee did not take additional action on drainage design at this meeting; staff and officials said those technical reviews would occur before any auction or permit approval by the City of Kenai.