HomeMy WebLinkAbout2016-07-13 Planning & Zoning Packet
AGENDA
KENAI PLANNING & ZONING COMMISSION – REGULAR MEETING
JULY 13, 2016 - 7:00 P.M.
KENAI CITY COUNCIL CHAMBERS
210 FIDALGO AVENUE, KENAI, ALASKA
http://www.kenai.city
1. CALL TO ORDER:
a. Pledge of Allegiance
b. Roll Call
c. Agenda Approval
d. Consent Agenda
e. *Excused Absences
*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. *June 22, 2016 .................................................................................................... 1
3. SCHEDULED PUBLIC COMMENT: None
4. PERSONS PRESENT NOT SCHEDULED: (3 Minutes)
5. CONSIDERATION OF PLATS:
a. PZ16-15 – Preliminary Original Plat of Townsite of Kenai, 2016 Addition, submitted
by Kenaitze Indian Tribe, P.O. Box 988, Kenai, Alaska, 99611. .......................... 7
b. PZ16-19 - Preliminary Original Plat of ADL 63572 Vacation Easement, submitted
by Bryan Lowe, 12231 N. Cherry Hills Dr., W., Sun City, AZ 85351. ................. 16
6. PUBLIC HEARINGS: (Public comment limited to three (3) minutes per speaker;
thirty (30) minutes aggregated)
a. PZ16-24 A Resolution of the Planning and Zoning Commission of the City of Kenai,
recommending an Ordinance to the Council of the City of Kenai to approve and
adopt the revised 2030 Comprehensive Plan updated in 2016. ........................ 23
7. UNFINISHED BUSINESS: None
8. NEW BUSINESS:
a. Action/Approval – Recommendation to Council Regarding Classifying for
Leasing, a Parcel Identified as, a Portion of Tidelands Survey No. 272
within Section 35, Township 5 North, Range 11 West……………………...146
b. Action/Approval – Recommendation to Council Regarding Classifying for
Leasing, a Parcel Identified as Tract 4, Shore Fishery Plat No. 71. ……...150
9. PENDING ITEMS: None
10. REPORTS: None
a. City Council ..................................................................................................... 154
b. Borough Planning .......................................................................................... 158
c. Administration
11. PERSONS PRESENT NOT SCHEDULED: (3 Minutes)
12. INFORMATIONAL ITEMS:
13. NEXT MEETING ATTENDANCE NOTIFICATION: July 27, 2016
14. COMMISSION COMMENTS & QUESTIONS:
15. ADJOURNMENT:
CITY OF KENAI
PLANNING & ZONING COMMISSION
CITY COUNCIL CHAMBERS
JUNE 22, 2016 - 7:00 P.M.
CHAIR JEFF TWAIT, PRESIDING
MINUTES
1.CALL TO ORDER:
Commission Chair Twait called the meeting to order at 7:00 p.m.
a.Pledge of Allegiance
Twait led those assembled in the Pledge of Allegiance.
b.Roll Call
Commissioners present: R.Springer, J. Twait, G. Pettey, D. Fikes, J. Glendening, and J.
Focose
Staff/Council Liaison present: City Planner M. Kelley, City Clerk S. Modigh, Planning Assistant
W.Anderson and Council Liaison H. Knackstedt
A quorum was present.
c.Agenda Approval
MOTION:
Commissioner Springer MOVED to approve the agenda with the addition of the items provided
as a laydown; Commissioner Pettey SECONDED the motion. There were no objections; SO
ORDERED.
d.Consent Agenda
MOTION:
Commissioner Fikes MOVED to approve the consent agenda; Commissioner Glendening
SECONDED the motion. There were no objections; SO ORDERED.
*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.
e.*Excused Absences – K. Peterson
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2. *APPROVAL OF MINUTES: May 25, 2016 & June 8, 2016
Minutes were approved by the consent agenda.
3. SCHEDULED PUBLIC COMMENT: (10 Minutes) None scheduled.
4. PERSONS PRESENT NOT SCHEDULED: (3 Minutes) None.
5. CONSIDERATION OF PLATS:
a. PZ16-18 - Preliminary Original Plat of Wild Rose Subdivision 2016 Addition, submitted by
TAY Wild Rose LLC., 31878 Del Obispo St. #118-357, San Juan Capistrano, CA 92675.
City Planner Kelley reviewed his staff report recommending approval with the following conditions:
• Further development of the property shall conform to all Federal, State and local
regulations.
• Applicant must obtain a building permit prior to beginning construction of the detached
garage.
• At such time as Lot A4 is developed or sold, a well and DEC certified septic system must
be installed on said lot.
MOTION:
Commissioner Springer MOVED to approve Resolution No. PZ16-18 with staff recommendations
and Commissioner Fikes SECONDED the motion.
Chair Twait opened and closed the public hearing; there was no one wishing to testify.
VOTE:
YEA: Pettey, Glendening, Springer, Fikes, Twait, Focose
NAY:
MOTION PASSED UNANIMOUSLY.
The Commission took a brief at ease to allow the City Planner to access the GIS system to provide
a visual of the measurements outlined in the meeting material for PZ16-17.
6. PUBLIC HEARINGS:
a. PZ16-17 Application for a Conditional Use Permit to operate an approximately 480
square-foot Retail Marijuana Store and an approximately 498 square-foot Marijuana
Cultivation Facility, Limited, within an existing approximately 1630 square-foot rental
space (Unit No. 3) within a commercial building; located on the property known as
11888 Kenai Spur Highway, Government Lots 19, 20, & 21, Sec. 6, T5N, R11W,
Application submitted by: Ronald & Deniece Isaacs, P.O. Box 3526, Kenai,
Alaska 99611.
City Planner Kelley reviewed his staff report provided in the packet. Staff recommended the
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Commission deny the permit based on the baseball fields on Government Lot 86, located within
the 500 foot buffer zone required by Kenai Municipal Code 14.20.330(f)(2). Its outer boundary
was determined by the property line located east of the centerline of South Spruce Street. The
measurement from the closest exterior wall of the proposed Commercial Marijuana Establishment
was approximately 455 ft.
It was noted that the nearby church met the buffering distance required by Code and wasn’t
hindering the permit application.
MOTION:
Commissioner Glendening MOVED to approve Resolution No. PZ16-17 with staff
recommendations and Commissioner Fikes SECONDED the motion.
Chair Twait opened the public hearing.
Joan Kirkham spoke in opposition of the permit on behalf of the Episcopal Diocese of Alaska
congregation as that type of business was against their religion.
Jeff Kipp noted that the type of business granted by the permit could decrease the value of his
rental properties; spoke in opposition of granting the permit; and further noted he wasn’t opposed
to the type of business, but more the location of such.
Christine Lagoutaris, owner of Katina’s, advised that her business had already suffered from the
Green Rush Events business and expressed health and safety concerns for her family and
patrons; spoke in opposition of the location.
Ron Isascs, applicant of conditional use permit, advised he and his wife were looking for a legal
and honest business within the City. Noted that the buffer zone measured was comprised of
wooded area and parking lots. Isascs advised that it was never their intent to allow smoking within
the establishment. He mentioned that the facility staff had completed the state’s handling
certification courses and that he would take measures to ensure a secure facility.
Mr. Isascs stated they were complying with all of the state’s regulations and that they had been
given consent from the building/property owner to conduct a marijuana business.
Deniece Isascs, applicant, stated that the confusion was due to the differing definitions of outer
boundary line and lot lines. Noted that the measurements from the GIS versus the actual
measurements differ significantly due to terrain and questioned the city’s measurements of the
property line.
It was noted that the applicant could not request a variance for buffer distances.
Administration confirmed that the property line did cross the road as the road was considered an
easement on city property. Administration agreed that the GIS database was approximately 7 feet
off of the actual lines in either direction, however would not affect the city’s measurements on this
permit.
It was discussed that there wasn’t a right-of-way to Coral Street, making the parcel in question,
one legal parcel and that although the land was considered airport land, the current ball fields on
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the land created a recreational parcel.
Twait noted loopholes not in favor of the applicant,prohibiting the business from operating at the
requested location; however, had a duty to the City’s regulations.
Commissioner Glendening advised of his obligation to uphold the criteria of the Kenai Municipal
Code.
Fikes questioned the state’s regulations related to odors emanating from the facility, and spoke
in opposition of the location and close proximity to other local business.
VOTE:
YEA:
NAY: Pettey, Glendening, Springer, Fikes, Twait, Focose
MOTION FAILED UNANIMOUSLY.
Chairman Twait advised of the 15 day appeal period.
7.UNFINISHED BUSINESS: None.
8.NEW BUSINESS: None.
9.PENDING ITEMS: None.
10.REPORTS:
a.City Council – Council Member Knackstedt reviewed the action agenda from the June 15
meeting noting an ordinance enacted prohibiting motorized vehicles on South Street;
commented on the Kenai Initiative Housing legislation; ordinance to update the city’s
codes were enacted; allocated a $10,000 grant for the restoration of a fire truck; and the
City Manager’s resignation as of the end of the year.
b.Borough Planning – Commissioner Glendening reviewed the action taken at the June 13
meeting noting there were seven plats approved; 15 public hearings, nine of which were
marijuana applications, all of which were approved; authorized a one year renewal
borough annexation in Seward; introduction of an ordinance to reduce the number of
commissioners.
c.Administration – Kelley reminded the Commission of the work session scheduled on June
23 for review of the Comprehensive Plan and the Land Use Map.
11.PERSONS PRESENT NOT SCHEDULED:
12.INFORMATIONAL ITEMS: None.
13.NEXT MEETING ATTENDANCE NOTIFICATION: July 13, 2016
14.COMMISSION COMMENTS & QUESTIONS:
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Commissioner’s thanked those that attended and participated in the meeting, and thanked staff
for their assistance on the conditional use permit.
15. ADJOURNMENT:
There being no further business before the Commission, the meeting was adjourned at 8:32 p.m.
Minutes prepared and submitted by:
_____________________________
Sandra Modigh, CMC
City Clerk
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STAFF REPORT
To: Planning & Zoning Commission
Date: July 13, 2016 Res: PZ16-15
GENERAL INFORMATION
Applicant: Kenaitze Indian Tribe
P.O. Box 988
Kenai, AK 99611
Submitted by: Integrity Surveys, Inc.
820 Set Net Dr.
Kenai, AK 99611
Requested Action: Original Preliminary Subdivision Plat – Townsite of Kenai
2016 Addition
Legal Description: A replat of Tract A, Lot 22-A-1, and Lot 16A, Block 5,
Townsite of Kenai Kenaitze Addition Subdivision, according
to Plat No. 2012-11; a portion of Lot 4, Lot 5 and 17, Block
5, Townsite of Kenai U.S. Survey No. 2970
Street Address: 508 Upland St., 510 Upland St., 1000 Mission Ave., 509
Mission Ave.; 513 Overland Ave., 1010 Mission Ave., and
516 Upland Street
KPB Parcel No.: 04707130; 04707132; 04707131; 04707107; 04707108;
04707109; and 04707121
Existing Zoning: TSH – Townsite Historic District
Current Land Use: Dena’ ina Wellness Center; Tykotas Elder Center; Tribal
Court; and Office Building
Land Use Plan: Mixed Use
ANALYSIS
The new plat reconfigures seven parcels into one large tract containing
approximately 5.733 acres. The properties lie within the Townsite Historical
District zone. Access to the parcel to be known as Tract B, Block 5, Townsite of
Kenai 2016 Addition will be provided by Upland Street, Mission Avenue and
Overland Avenue which are city maintained paved streets. The properties are
serviced by City water and sewer.
The Dena’ina Wellness Center was constructed in 2014 and is located on the
parcel currently described as Tract A, Block 5, Townsite of Kenai Kenaitze
Addition Subdivision.
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A portion of Tract A, Block 5, Townsite of Kenai Kenaitze Addition Subdivision
also houses the Tribal Court Building.
In 2015, it was determined that the structure housing the Tykotas Elder Center
was structurally unsound and the building was demolished and a new center was
completed in March of 2016. The Tykotas Elder Center is located on Lot 16A,
Block 5, Townsite of Kenai Kenaitze Addition Subdivision.
The property described as Lot 22-A-1 was purchased by the Kenaitze Indian
Tribe in 2015 and is currently being used as office space for the tribe.
A portion of Lot 4 and Lot 5, Block 5, Original Townsite of Kenai was purchased
by the Kenaitze Tribe on March 7, 2016, and will be used for future development
by the tribe.
The property known as Lot 17, Block 5, Original Townsite of Kenai is owned by
the City of Kenai. Prior to the recording of the plat, the Kenai City Council must
adopt an Ordinance declaring that the property is no longer needed for a public
purpose and approving the conveyance of the lot to the Kenaitze Indian Tribe.
The right-of-way which exists between the property for the Tykotas Elder Center
and the lot which is owned by the City of Kenai shall be vacated by the proposed
plat of Townsite of Kenai 2016 Addition.
The vacation of the property lines will assist the Kenaitze Indian Tribe in
accomplishing their goal of developing a large campus which would serve the
needs of the tribe. The vacation of the property lines will also eliminate the
building setback requirements that currently exist between the parcels.
RECOMMENDATIONS
The Planning and Zoning staff recommend approval with the following
requirements:
a. Further development of the property shall conform to all Federal, State
and local regulations.
b. The City Council for the City of Kenai must approve the vacation of the
right-of-way shown on the proposed plat, pursuant to Kenai Borough
Code 20.70.110 and Kenai Municipal Code 22.05.110(b).
c. Prior to recordation of the plat, the City Council for the City of Kenai must
declare that Lot 17, Block 5, Original Townsite of Kenai is not needed for
a public use and approve the conveyance of the lot to the Kenaitze Indian
Tribe.
d. The City Manager for the City of Kenai must sign the plat indicating the
approval by the City of Kenai of the right-of-way being vacated.
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ATTACHMENTS:
1. Resolution No. PZ16-15
2. Preliminary Plat
3. Application
4. Map
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CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ16-15
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 of TOWNSITE OF KENAI 2016 ADDITION was referred to
the City of Kenai Planning and Zoning Commission on July 13, 2016, and received from
Integrity Surveys, Inc.; and,
WHEREAS, the City of Kenai Planning and Zoning Commission finds:
1. Plat area is zoned Townsite Historic District and therefore subject to said zone
conditions.
2. 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.
3. Installation agreement or construction of improvements is not required.
4. Status of surrounding land is shown.
5. Utility easements, if required, shall be shown.
6. Surveyor shall verify that no encroachments exist. If an encroachment exists; the plat
does not create nor increase the encroachment.
7. Street names designated on the plat are correct.
8. CONDITIONS:
NOW, THEREFORE, BE IT RESOLVED, THAT THE PLANNING AND ZONING
COMMISSION OF THE CITY OF KENAI RECOMMENDS THE KENAI PENINSULA
BOROUGH PLANNING COMMISSION APPROVE TOWNSITE OF KENAI 2016
ADDITION, SUBJECT TO ANY NEGATIVE FINDINGS AS STATED ABOVE.
a. Further development of the property shall conform to all Federal, State and local
regulations.
b. The City Council for the City of Kenai must approve the vacation of the right-of-
way shown on the proposed plat, pursuant to Kenai Borough Code 20.70.110 and
Kenai Municipal Code 22.05.110(b).
c. Prior to recordation of the plat, the City Council for the City of Kenai must declare
that Lot 17, Block 5, Original Townsite of Kenai is not needed for a public use and
approve the conveyance of the lot to the Kenaitze Indian Tribe.
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d. The City Manager for the City of Kenai must sign the plat indicating the approval
by the City of Kenai of the right-of-way being vacated.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,
ALASKA, this 13th day of July, 2016.
CHAIRPERSON: ATTEST:
Jeff Twait, Chairperson Sandra Modigh, City Clerk
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STAFF REPORT
To: Planning & Zoning Commission
Date: July 13, 2016 Res: PZ16-19
GENERAL INFORMATION
Applicant: Bryan Lowe
12231 N. Cherry Hills Dr. W
Sun City, AZ 85351
Submitted By: Integrity Surveys
820 Set Net Drive
Kenai, AK 99611
Requested Action: Preliminary ADL 63572 Vacation Plat affecting Lots 11 through 15,
inclusive, 22 through 24, inclusive, 30 through 35, inclusive, Lots
37 and 38, and Tracts A, B, and C, Shoreline Heights Addition,
Phase I, according to Plat No. 2015-24
KPB Parcel No.: 03914134; 03914135; 03914136, 03914137; 03914138;
03914145; 03914146; 03914147; 03914153; 03914154;
03914155; 03914156; 03914157; 03914158; 03914160;
03914161
Existing Zoning: Rural Residential
Current Land Use: Vacant
Land Use Plan: Rural Residential
ANALYSIS
The Planning and Zoning Commission recommended the approval of the plat of
Shoreline Heights 2014 on September 24, 2014, subject to the conditions of approval in
Resolution PZ14-21. The Planning and Zoning recommendations were then relayed to
the Kenai Peninsula Borough. During the review by the Kenai Peninsula Borough of the
preliminary plat, it was discovered that the utility easements and right-of-ways (street
shown as Anchor Way on the plat of Radar Subdivision, Plat No. K-706) had never been
vacated; therefore, the preliminary plat of Shoreline Heights 2014 Addition was revised
to vacate the right-of-ways and utility easements.
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The plat was subsequently approved by the Kenai Peninsula Borough and the plat of
Shoreline Heights 2014 Addition Phase 1, was recorded on May 4, 2015, under plat no.
2015-24. Said plat contained notes pertaining to the vacation of ADL 63572 right-of-
ways and right-of-way easements, as follows:
6) Public right-of-ways and right-of-way easements were approved by the Kenai
Peninsula Borough Planning Commission on the meeting of October 27, 2014,
to complete the vacation of ADL 63572 State approval will be required; and
12) A 30’ right-of-way under ADL63572 affects these properties. The application
to vacate the easement has been submitted to the State of Alaska.
The Kenai City Council adopted Ordinance 2799-2014 declaring that the rights-of-way
and easements were no longer needed for public use as alternative public right-of-ways
and easements are provided for and consistent with the development of Shoreline
Heights 2014 Addition.
The approval to vacate said right-of-ways and right-of-way easements has been
obtained from the State of Alaska. It is necessary to approve and record a vacation plat
to complete the vacation process.
RECOMMENDATIONS
The Planning and Zoning staff recommend approval of the preliminary ADL 63572
Vacation Plat, with the following conditions:
a. Further development of the property shall conform to all Federal, State and local
regulations.
b. The City Council for the City of Kenai must approve the vacation of the right-of-
way shown on the proposed plat, pursuant to Kenai Borough Code 20.70.110
and Kenai Municipal Code 22.05.110(b).
c. The City Manager for the City of Kenai must sign the plat indicating the approval
by the City of Kenai of the right-of-ways and right-of-way easements being
vacated.
ATTACHMENTS:
1. Resolution No. PZ16-19
2. Preliminary Plat
3. Application
Page 17 of 164
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ16-19
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 of ADL EASEMENT VACATION PLAT was referred to the
City of Kenai Planning and Zoning Commission on July 13, 2016, and received from
Integrity Surveys, Inc.; and,
WHEREAS, the City of Kenai Planning and Zoning Commission finds:
1. Plat area is zoned Rural Residential and therefore subject to said zone conditions.
2. 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.
3. Installation agreement or construction of improvements is not required.
4. Status of surrounding land is shown.
5. Utility easements, if required, shall be shown.
6. Surveyor shall verify that no encroachments exist. If an encroachment exists; the plat
does not create nor increase the encroachment.
7. Street names designated on the plat are correct.
8. CONDITIONS:
NOW, THEREFORE, BE IT RESOLVED, THAT THE PLANNING AND ZONING
COMMISSION OF THE CITY OF KENAI RECOMMENDS THE KENAI PENINSULA
BOROUGH PLANNING COMMISSION APPROVE ADL EASEMENT VACATION PLAT,
SUBJECT TO ANY NEGATIVE FINDINGS AS STATED ABOVE.
a. Further development of the property shall conform to all Federal, State and local
regulations.
b. The City Council for the City of Kenai must approve the vacation of the right-of-way shown
on the proposed plat, pursuant to Kenai Borough Code 20.70.110 and Kenai Municipal
Code 22.05.110(b).
c. The City Manager for the City of Kenai must sign the plat indicating the approval by the
City of Kenai of the right-of-ways and right-of-way easements being vacated.
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PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,
ALASKA, this 13th day of July, 2016.
CHAIRPERSON: ATTEST:
Jeff Twait, Chairperson Sandra Modigh, City Clerk
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MEMORANDUM:
TO: Planning and Zoning Commission
FROM: Matt Kelley, City Planner
DATE: July 13, 2016
SUBJECT: 2016 Comprehensive Plan Update – July 13 Public Hearing
The purpose of this communication is to introduce the revised draft of the 2030 Comprehensive
Plan updated in 2016 to the Planning and Zoning Commission. Included in your packet is a
copy of the full draft of the Comprehensive Plan with Appendices A and B as well as a reference
list. Staff would like to recommend that Appendix A be shown as link to the 2013
Comprehensive Plan website so that it may be included as a reference to the 2016 plan. This
would direct the reader to view 2013 plan by reference to show that the 2013 plan was used as
the basis for the 2016 update. Furthermore, for the Commissions ease of review, staff has not
included a table of contents for the plan. Staff would like to add the table of contents to the plan
before it is considered by the City Council. This is to better allow the Commission to make edits
to the plan.
At the June 23, 2016 Work Session staff presented the Commission with the draft 2030
Comprehensive Plan for consideration. Staff presented Chapters 1 – 6 to the Commission and
received edits and comments on these chapters. Staff has updated these chapters with the
comments received.
As part of the discussion with regards to Chapter 4, staff has updated Table 11 on page 28 with
Construction Valuation data from 2010-2015. This data reflects valuations for Building Permits
issued by the City within this timeframe. Furthermore, Table 12 on page 40 has been updated
to reflect revised traffic counts from the Alaska Department of Transportation and Public
Facilities. Lastly, Table 15 on page 56 has been updated to reflect developed and vacant
acreages based on existing zoning.
At the Work Session on June 23, 2016, staff discussed Map 7 – Land Use Plan map with the
Commission. As part of the discussion staff edited the Land Use Map based on comments
received from the members of the public and the Commission. Contained in the packet for
review by the Commission is a large 24x36 Map 7 which is also included in the plan located on
page 53. This large map is being included so that Commissioners may review the land use
map edits that were discussed at the Work Session in detail. Also included in the packet is an
210 Fidalgo Avenue, Kenai, Alaska 99611-7794
Telephone: 907-283-7535 / FAX: 907-283-3014
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11x17 land use map with the locations of the edits numbered and a corresponding land use
map key page which details the rational for the edits.
During the discussion regarding the land use map, the Commission discussed the parcel
located on the Kenai Spur Highway bounded by Walker Lane to the west and Lawton Drive to
the south and east. The subject parcel is commonly referred to as Lawton Acres. There were
comments received from the Commission regarding a possible consideration of Low Density
Residential as a Land Use classification rather than Parks Recreation and Open Space. It was
suggested that Low Density Residential may be a more appropriate land use designation for
the subject parcel, given that it is located along the Kenai Spur Highway. Staff would like to ask
the Commission for their consideration on whether they would like to make an amendment to
the Land Use Map to classify this parcel as Low Density Residential.
Thank you for your consideration.
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CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ16-24
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI, ALASKA, RECOMMENDING AN ORDINANCE TO THE COUNCIL OF THE CITY
OF KENAI TO APPROVE AND ADOPT THE REVISED 2030 COMPREHENSIVE PLAN
UPDATED IN 2016.
WHEREAS, the Kenai Peninsula Borough as a Second Class Borough shall
provide for planning on an area wide basis in accordance with AS 29.40; and,
WHEREAS, the City of Kenai, as a home rule city inside a second class
borough, has updated their Comprehensive Plan; and,
WHEREAS, the revised 2030 Comprehensive Plan was updated using the draft
2030 Comprehensive Plan approved by the Council of the City of Kenai on April
17, 2013 and the 2003 Comprehensive Plan which was adopted by the Council
of the City of Kenai on November 5, 2003
WHEREAS, the revised 2030 Comprehensive Plan was created with extensive
public outreach and participation including Town Hall Meetings, agency
outreach, meetings with business leaders, and a “Facebook” page; and,
WHEREAS, the Planning and Zoning Commission of the City of Kenai and
Planning Staff has received numerous comments and input regarding the
updating of the revised 2030 Comprehensive Plan; and,
WHEREAS, the Planning and Zoning Commission of the City of Kenai
considered public comments and made changes to the draft revised 2030
Comprehensive Plan based on those comments; and,
WHEREAS, Planning Staff held Town Hall meetings on March 23, 2016, April
11, 2016, April 21, 2016 and May 10, 2016 and the Planning and Zoning
Commission held Work Sessions on May 17, 2016, May 31, 2016 and June 23,
2016 to receive public comments and discuss the revised 2030 Comprehensive
Plan; and,
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WHEREAS, the Planning and Zoning Commission held a Public Hearing on
July 13, 2016 and recommended that the Council of the City of Kenai approve
the revised 2030 Comprehensive Plan, updated in 2016.
NOW, THEREFORE, BE IT RECOMMENDED TO THE COUNCIL OF THE CITY OF
KENAI, ALASKA, BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF
KENAI THAT:
Section 1 – the Final Draft of the revised 2030 Comprehensive Plan prepared by
Benson Planning Associates, Glenn Gray and Associates, Bechtol Planning and
Development, and Alaska Map Company is hereby approved and adopted as the
Comprehensive Plan of the City of Kenai.
Section 2 – This revised 2030 Comprehensive Plan is hereby recommended to the
Kenai Peninsula Borough for adaptation as the official Borough Comprehensive Plan
within the City of Kenai planning area of the Kenai Peninsula Borough.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,
ALASKA, this 13th day of July, 2016.
Jeff Twait, Chairperson
ATTEST:
Sandra Modigh, City Clerk
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Map
Location
#
2016 Proposals Changes by P&Z at
6-23-16
Worksession
Discussion Points Previous
Classifications in 2003 & 2013
1. Low Density Residential
on E side of KSH; Parks,
Rec. Open Space on W
side with some Central
Commercial towards W
Mixed Use Matches 2013 Plan
recommendation
Zoning is Suburban
Residential on SW side,
Recreation on NW side and
General Commercial along
parts of the KSH
2003 –Neighborhood Residential both
sides; changes to Neighborhood
Commercial as move west
2013 – Mixed Use on SW; Mixed Use
and Inst on NW
2. Suburban Residential Mixed Use Uses more consistent with
Mixed Use type uses and
would be more consistent
with current Central
Commercial zoning.
2003 – Neighborhood Commercial
2013 – Mixed Use
3. Low Density Residential Low Density
Residential
Airport Industrial
Zoning Rural Residential;
adjacent to existing
residential area
2003- Rural Residential
2013 – Parks, Rec., Open Space on E;
Industrial on W
4. Mixed Use Parks, Recreation,
Open Space
Land subsiding into the
Inlet; will eventually
become part of tidelands
Zoning is currently
Conservation
2003 – Conservation/Open Space
2013 - Conservation
5. Central Commercial
Suburban Residential
Central Commercial Expands area appropriate
for central commercial uses
Zoning is Central Mixed Use
2003 – Neighborhood Commercial by
road; Neighborhood Residential behind
2013 – commercial
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Map
Location
#
2016 Proposals Changes by P&Z at
6-23-16
Worksession
Discussion Points Previous
Classifications in 2003 & 2013
6. Suburban Residential Mixed Use Matches 2013 Plan
recommendation
Zoning is Urban Residential
2003 – Neighborhood Residential
2013 – Mixed Use
7. PROS/Industrial Industrial Uses currently industrial.
Addresses splitting lot with
different classifications and
zoning
2003-Industrial/Conservation/Open
Space split
2013-Industrial/Conservation split
8. General Commercial both
sides along road; LDR for
lots behind
General Commercial
with expansion to
tract of previous
LDR land
Matched existing 2003 Plan
with some expansion along
road.
Change expands
commercial beyond current
2003 plan 2013 plan
Existing residential uses.
2003 – NC along road; RR behind
2013 – MU along road; SR behind
9. Mixed Use Mixed Use Matches 2013 Plan
recommendation.
2003 – Rural Residential
2013 – Mixed Use
10. PROS PROS Keeps intent as PROS for
now.
2003 – Conservation/Open Space
2013 – Mixed Use
11. Suburban Residential Suburban
Residential
Keeps intent as residential. 2003 – Neighborhood Residential
2013 – Suburban Residential with
Mixed Use for some lots along KSH
12. General Commercial General Commercial Expands 2003 existing
designation to 2-lots deep
2003 – Neighborhood Commercial on
frontage lots only (except one behind)
Pa
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Map
Location
#
2016 Proposals Changes by P&Z at
6-23-16
Worksession
Discussion Points Previous
Classifications in 2003 & 2013
with the exception of one
lot on SW corner of KSH and
Beaver Loop
2013 – Commercial both sides, two lots
deep
13. Mixed Use Mixed Use but
removes residential
area on both sides
of KSH south of
Strawberry Rd.
Mixed use designation
reduced south of Roes and
Strawberry to city limits.
Zoning currently Limited
Commercial along KSH and
Rural Residential
2003 – Neighborhood Commercial for
lots along KSH; Rural Residential
behind; no commercial south of
Strawberry Rd. either side
2013 – Mixed Use along KSH to city
limits.
14. See #13 above
15. General Commercial General Commercial 2003 – Neighborhood Commercial
2013 – Commercial – both sides with
Mixed Use on West side
16. Mixed Use Mixed Use Consistent with current
2003 Plan for Neighborhood
Commercial.
2003 – Neighborhood Commercial
2013 – Mixed Use
17. Low Density Residential Low Density
Residential
Applies LDR to
neighborhood including lots
along K-Beach Road.
2003 – Rural Residential
2013 – Rural Residential and Mixed Use
along K-Beach Road
18. PROS PROS Racetrack leasing KBP land.
Keep as “recreational” use
for now.
2003 – Rural Residential
2013 – Conservation
19. Low Density Residential Low Density
Residential
Privately owned; adjacent
to golf course.
2003 – Rural Residential
2013 – Conservation
Pa
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Pa
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30
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16
4
C
ookInlet
K e nai
Rive r
A
c
c
e
s
s
Beaver Loop Rd
Kenai SpurHwy
Redoubt Dr
Fo
r
e
s
t
D
r
StrawberryRd
Brid
g
e
City of Kenai Corporate Boundary
Map 7. Land Use Plan
0 1 20.5
Miles
2016
Data Source: City of Kenai Path: M:\Maps\CompPlan2016\KCP_Map07_FutureLandUsePlan_PZ Edits.mxd
Legend
Date: 7/8/2016
Suburban ResidentialGeneral CommercialCentral CommercialLow Density ResidentialAirport IndustrialMixed UseIndustrialInstitutionalParks, Recreation & Open Space
#1
#2
#3
#4
#5
#6 #7
#8
#9
#10
#11
#12
#13
#14
#15
#16
#17
#18
#19
Pa
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e
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of
16
4
2016 Kenai Comprehensive Plan
Public Hearing Draft
July 13, 2016
Pa
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e
32
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4
20
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t
i
l
i
t
i
e
s
,
r
e
cr
e
a
t
i
o
n
,
a
n
d
t
r
a
n
s
p
o
r
t
a
t
i
o
n
.
1.
2
Go
a
l
s
of
th
e
Pl
a
n
Th
i
s
s
e
c
t
i
o
n
p
r
e
s
e
n
t
s
t
h
e
8
g
e
n
e
ra
l
g
o
a
l
s
o
f
t
h
e
p
l
a
n
t
h
a
t
h
a
v
e
be
e
n
c
a
r
r
i
e
d
f
o
r
w
a
r
d
f
r
o
m
t
h
e
D
r
a
f
t
2
0
1
3
P
l
a
n
.
C
h
a
p
t
e
r
6
in
c
l
u
d
e
s
t
h
e
d
e
t
a
i
l
s
o
n
g
o
a
l
s
a
n
d
o
b
j
e
c
t
i
v
e
s
.
G
o
a
l
s
a
r
e
b
r
o
a
d
st
a
t
e
m
e
n
t
s
o
f
t
h
e
C
i
t
y
’
s
l
o
n
g
‐
t
e
r
m
d
e
s
i
r
e
d
o
u
t
c
o
m
e
s
.
Ob
j
e
c
t
i
v
e
s
a
r
e
“
o
p
e
r
a
t
i
o
n
a
l
”
g
u
i
d
e
l
i
n
e
s
u
s
e
d
t
o
d
e
t
e
r
m
i
n
e
wh
e
t
h
e
r
a
p
r
o
p
o
s
e
d
p
r
o
j
e
c
t
o
r
p
r
o
g
r
a
m
a
d
v
a
n
c
e
s
c
o
m
m
u
n
i
t
y
va
l
u
e
s
e
x
p
r
e
s
s
e
d
i
n
t
h
e
g
o
a
l
s
.
Go
a
l
1 ‐
Qu
a
l
i
t
y
of
Li
f
e
:
P
r
o
m
o
t
e
a
n
d
e
n
c
o
u
r
a
g
e
q
u
a
l
i
t
y
o
f
li
f
e
e
l
e
m
e
n
t
s
i
n
K
e
n
a
i
.
Go
a
l
2 ‐
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
:
P
r
o
v
i
d
e
e
c
o
n
o
m
i
c
de
v
e
l
o
p
m
e
n
t
e
l
e
m
e
n
t
s
t
o
s
u
p
p
o
rt
t
h
e
f
i
s
c
a
l
h
e
a
l
t
h
o
f
t
h
e
co
m
m
u
n
i
t
y
.
Go
a
l
3 ‐
La
n
d
Us
e
:
U
s
e
l
a
n
d
u
s
e
s
t
r
a
t
e
g
ie
s
t
o
i
m
p
l
e
m
e
n
t
a
fo
r
w
a
r
d
‐
l
o
o
k
i
n
g
a
p
p
r
o
a
c
h
t
o
c
o
m
m
u
n
i
t
y
g
r
o
w
t
h
a
n
d
de
v
e
l
o
p
m
e
n
t
.
Go
a
l
4 ‐
Pu
b
l
i
c
Im
p
r
o
v
e
m
e
n
t
s
an
d
Se
r
v
i
c
e
s
:
P
r
o
v
i
d
e
ad
e
q
u
a
t
e
p
u
b
l
i
c
i
m
p
r
o
v
e
m
e
n
t
s
a
n
d
s
e
r
v
i
c
e
s
i
n
K
e
n
a
i
.
Page 34 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
3
Ju
l
y
20
1
6
Pu
b
l
i
c
He
a
r
i
n
g
Dr
a
f
t
Go
a
l
5 – Tr
a
n
s
p
o
r
t
a
t
i
o
n
:
P
r
o
v
i
d
e
t
r
a
n
s
p
o
r
t
a
t
i
o
n
s
y
s
t
e
m
s
th
a
t
a
r
e
e
f
f
i
c
i
e
n
t
a
n
d
a
d
e
q
u
a
t
e
to
s
e
r
v
e
t
h
e
r
e
g
i
o
n
a
l
n
e
e
d
s
o
f
th
e
c
o
m
m
u
n
i
t
y
.
Go
a
l
6 – Pa
r
k
s
an
d
Re
c
r
e
a
t
i
o
n
:
E
n
s
u
r
e
t
h
a
t
K
e
n
a
i
h
a
s
ex
c
e
l
l
e
n
t
p
a
r
k
s
a
n
d
r
e
c
r
e
a
t
i
o
n
a
l
f
a
c
i
l
i
t
i
e
s
a
n
d
o
p
p
o
r
t
u
n
i
t
i
e
s
.
Go
a
l
7 ‐
Na
t
u
r
a
l
Ha
z
a
r
d
s
an
d
Di
s
a
s
t
e
r
s
:
Pr
e
p
a
r
e
a
n
d
p
r
o
t
e
c
t
th
e
c
i
t
i
z
e
n
s
o
f
K
e
n
a
i
f
r
o
m
n
a
t
u
r
a
l
h
a
z
a
r
d
s
a
n
d
d
i
s
a
s
t
e
r
s
.
Go
a
l
8 – En
v
i
r
o
n
m
e
n
t
a
l
Re
s
o
u
r
c
e
s
:
P
r
o
t
e
c
t
a
n
d
e
n
h
a
n
c
e
th
e
n
a
t
u
r
a
l
r
e
s
o
u
r
c
e
s
a
n
d
e
n
v
ir
o
n
m
e
n
t
o
f
t
h
e
c
o
m
m
u
n
i
t
y
.
Pu
b
l
i
c
p
a
r
t
i
c
i
p
a
t
i
o
n
i
n
2
0
1
3
h
e
l
p
ed
s
h
a
p
e
t
h
e
s
e
o
r
i
g
i
n
a
l
g
o
a
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to
r
e
f
l
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c
t
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v
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s
i
o
n
a
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d
d
i
re
c
t
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o
n
o
f
t
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’
s
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s
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t
s
.
I
n
f
o
r
m
a
t
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o
n
f
r
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2
0
1
3
p
l
a
n
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r
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p
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p
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p
a
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u
p
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p
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,
t
h
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w
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r
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m
u
l
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i
p
l
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op
p
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n
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a
r
c
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a
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d
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u
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6
t
o
r
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v
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w
t
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go
a
l
s
a
s
w
e
l
l
a
s
a
l
l
t
h
e
o
t
h
e
r
p
l
a
n
e
l
e
m
e
n
t
s
a
n
d
t
o
p
r
o
v
i
d
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in
p
u
t
t
o
b
e
c
o
n
s
i
d
e
r
e
d
i
n
t
h
e
u
pd
a
t
e
.
S
e
e
A
p
p
e
n
d
i
x
B
f
o
r
t
h
e
20
1
6
p
u
b
l
i
c
o
u
t
r
e
a
c
h
t
o
w
n
h
a
l
l
m
e
e
t
i
n
g
i
n
f
o
r
m
a
t
i
o
n
.
1.
3
Ho
w
to
Us
e
th
i
s
Pl
a
n
Th
i
s
p
l
a
n
p
r
o
v
i
d
e
s
a
g
u
i
d
e
f
o
r
i
m
p
l
e
m
e
n
t
a
t
i
o
n
o
f
t
h
e
C
i
t
y
o
f
Ke
n
a
i
’
s
p
l
a
n
n
i
n
g
a
n
d
z
o
n
i
n
g
r
e
s
p
o
n
s
i
b
i
l
i
t
i
e
s
a
n
d
i
t
s
r
o
l
e
i
n
im
p
r
o
v
i
n
g
t
h
e
q
u
a
l
i
t
y
o
f
l
i
f
e
f
o
r
i
t
s
c
i
t
i
z
e
n
s
.
F
l
e
x
i
b
i
l
i
t
y
i
n
im
p
l
e
m
e
n
t
a
t
i
o
n
o
f
t
h
e
p
l
a
n
i
s
n
ec
e
s
s
a
r
y
t
o
t
a
k
e
a
d
v
a
n
t
a
g
e
o
f
ne
w
o
p
p
o
r
t
u
n
i
t
i
e
s
a
n
d
u
n
f
o
r
es
e
e
n
c
i
r
c
u
m
s
t
a
n
c
e
s
.
P
l
a
n
im
p
l
e
m
e
n
t
a
t
i
o
n
m
e
a
n
s
t
o
t
a
k
e
a
ct
i
o
n
t
o
r
e
a
l
i
z
e
t
h
e
p
r
o
p
o
s
e
d
pl
a
n
n
i
n
g
g
o
a
l
s
a
n
d
o
b
j
e
c
t
i
v
e
s
.
I
m
p
l
e
m
e
n
t
a
t
i
o
n
m
e
a
s
u
r
e
s
c
a
n
ra
n
g
e
f
r
o
m
r
e
v
i
s
e
d
c
i
t
y
l
a
n
d
o
rd
i
n
a
n
c
e
s
a
n
d
r
e
g
u
l
a
t
i
o
n
s
t
o
br
o
a
d
p
o
l
i
c
y
i
n
i
t
i
a
t
i
v
e
s
t
o
c
a
p
i
ta
l
i
m
p
r
o
v
e
m
e
n
t
s
a
n
d
u
p
g
r
a
d
e
d
ci
t
y
s
e
r
v
i
c
e
s
.
Th
e
P
l
a
n
i
s
o
r
g
a
n
i
z
e
d
i
n
t
o
s
i
x
c
h
a
p
t
e
r
s
.
Ch
a
p
t
e
r
s
1
–
4
p
r
o
v
i
d
e
i
n
t
r
o
d
u
c
t
o
r
y
m
a
t
e
r
i
a
l
a
n
d
t
h
e
co
n
t
e
x
t
f
o
r
t
h
e
g
o
a
l
s
a
n
d
o
b
j
e
c
t
i
v
e
s
.
Ch
a
p
t
e
r
5
d
e
s
c
r
i
b
e
s
t
h
e
l
a
n
d
u
s
e
c
l
a
s
s
i
f
i
c
a
t
i
o
n
s
a
n
d
in
c
l
u
d
e
s
t
h
e
l
a
n
d
u
s
e
m
a
p
.
Ch
a
p
t
e
r
6
d
e
s
c
r
i
b
e
s
t
h
e
g
o
a
l
s
a
n
d
o
b
j
e
c
t
i
v
e
s
t
h
a
t
f
o
r
m
th
e
b
a
s
i
s
f
o
r
t
h
e
l
a
n
d
u
s
e
p
l
a
n
a
n
d
i
m
p
l
e
m
e
n
t
a
t
i
o
n
.
Th
e
r
e
f
e
r
e
n
c
e
s
a
t
t
h
e
e
n
d
o
f
t
h
e
p
l
a
n
i
d
e
n
t
i
f
y
s
t
u
d
i
e
s
,
r
e
p
o
r
t
s
an
d
o
t
h
e
r
s
o
u
r
c
e
s
o
f
in
f
o
r
m
a
t
i
o
n
,
a
n
d
t
h
e
a
p
p
e
n
d
i
c
e
s
p
r
o
v
i
d
e
us
e
f
u
l
a
d
d
i
t
i
o
n
a
l
i
n
f
o
r
m
a
t
i
o
n
.
Page 35 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
5
Ju
l
y
20
1
6
Pu
b
l
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c
He
a
r
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n
g
Dr
a
f
t
Ci
t
y
of
Ke
n
a
i
Mi
s
s
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o
n
St
a
t
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m
e
n
t
To
se
r
v
e
th
e
ci
t
i
z
e
n
s
of
Ke
n
a
i
th
r
o
u
g
h
li
s
t
e
n
i
n
g
an
d
le
a
d
i
n
g
;
to
pr
o
m
o
t
e
gr
o
w
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h
an
d
co
n
t
i
n
u
a
l
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im
p
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se
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by
ba
l
a
n
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of
th
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.
Ke
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m
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of
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R
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a
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20
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Page 43 of 164
20
1
6
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Page 44 of 164
20
1
6
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20
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20
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,
Page 53 of 164
20
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20
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20
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Page 56 of 164
20
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Page 57 of 164
20
1
6
Ci
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Page 58 of 164
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20
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20
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Page 66 of 164
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20
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20
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20
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20
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20
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20
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Page 80 of 164
20
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20
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20
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Page 88 of 164
20
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6
Ci
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Page 89 of 164
20
1
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Page 90 of 164
20
1
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20
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20
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20
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t
y
c
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r
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d
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pr
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m
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f
“
b
u
f
f
e
r
i
n
g
”
.
Page 105 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
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h
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n
s
i
v
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Pl
a
n
70
Ju
l
y
20
1
6
Pu
b
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He
a
r
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g
Dr
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f
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6.
1
In
t
r
o
d
u
c
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i
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n
an
d
Fr
a
m
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w
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Fu
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Th
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20
1
6
K
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n
s
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P
l
a
n
.
T
he
s
t
r
a
t
e
g
i
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s
,
p
r
i
o
r
i
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y
r
a
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k
i
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g,
a
n
d
re
s
p
o
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i
b
l
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d
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p
a
r
t
m
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nt
i
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f
o
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m
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2
0
1
3
p
l
a
n
,
h
a
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2
0
1
6
p
l
a
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o
b
j
e
c
t
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s
a
n
d
i
m
p
l
e
m
e
n
t
a
t
i
o
n
s
e
c
t
i
o
ns
,
w
e
r
e
ap
p
r
o
p
r
i
a
t
e
.
Th
e
p
l
a
n
n
i
n
g
t
e
r
m
s
u
s
e
d
i
n
t
h
i
s
c
h
a
p
t
e
r
–
g
o
a
l
s
,
o
b
j
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c
t
i
v
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s
a
n
d
a
c
t
i
o
n
i
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e
m
s
–
ar
e
d
e
f
i
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e
d
i
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t
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e
i
n
s
e
t
b
o
x
.
Th
e
g
o
a
l
s
a
n
d
o
b
j
e
c
t
i
v
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s
p
r
o
v
i
d
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t
h
e
r
a
t
i
o
n
a
l
e
f
o
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t
h
e
i
m
p
l
e
m
e
n
ta
t
i
o
n
me
a
s
u
r
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s
.
T
h
e
g
o
a
l
s
a
n
d
o
b
j
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c
t
i
ve
s
,
i
n
c
o
m
b
i
n
a
t
i
o
n
w
i
t
h
t
h
e
L
a
nd
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s
e
P
l
a
n
an
d
L
a
n
d
U
s
e
M
a
p
,
g
u
i
d
e
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h
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p
a
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e
r
n
,
l
o
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a
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i
o
n
,
s
c
a
l
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,
a
n
d
c
h
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r
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ct
e
r
o
f
f
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t
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gr
o
w
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h
.
T
h
e
g
o
a
l
s
a
n
d
o
b
j
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c
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s
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r
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o
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n
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o
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la
n
d
d
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m
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n
t
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o
p
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s
a
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m
p
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n
s
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l
a
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a
m
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n
d
m
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n
t
s,
re
z
o
n
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n
g
,
c
o
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d
i
t
i
o
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a
l
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s
e
p
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s
,
a
n
d
s
u
b
d
i
v
i
s
i
o
n
p
l
a
t
s
.
Go
a
l
s
a
r
e
b
r
o
a
d
s
t
a
t
e
m
e
n
t
s
o
f
t
h
e
C
i
t
y
’
s
l
o
n
g
‐
te
r
m
d
e
s
i
r
e
d
o
u
t
c
o
m
e
s
.
Ob
j
e
c
t
i
v
e
s
ar
e
“
o
p
e
r
a
t
i
o
n
a
l
”
g
u
i
d
e
l
i
n
e
s
u
s
e
d
to
d
e
t
e
r
m
i
n
e
w
h
e
t
h
e
r
a
p
r
o
p
o
s
e
d
p
r
o
j
e
c
t
o
r
pr
o
g
r
a
m
a
d
v
a
n
c
e
s
c
o
m
m
u
n
i
t
y
v
a
l
u
e
s
ex
p
r
e
s
s
e
d
i
n
t
h
e
g
o
a
l
s
.
Ac
t
i
o
n
It
e
m
s
li
s
t
s
p
e
c
i
f
i
c
s
t
e
p
s
t
h
e
C
i
t
y
w
i
l
l
ta
k
e
t
o
i
m
p
l
e
m
e
n
t
t
h
e
O
b
j
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c
t
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s
.
A
c
t
i
o
n
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m
s
ma
y
b
e
a
o
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e
‐
t
i
m
e
w
o
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k
e
f
f
o
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t
(
s
u
c
h
a
s
am
e
n
d
i
n
g
t
h
e
C
i
t
y
’
s
M
u
n
i
c
i
p
a
l
C
o
d
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s
,
o
r
ad
o
p
t
i
n
g
a
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e
w
p
l
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o
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g
u
l
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n
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f
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t
h
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’
s
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to
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o
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s
.
Ch
a
p
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r
6:
Go
a
l
s
,
Ob
j
e
c
t
i
v
e
s
,
an
d
Im
p
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e
m
e
n
t
a
t
i
o
n
Page 106 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
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h
e
n
s
i
v
e
Pl
a
n
71
Ju
l
y
20
1
6
Pu
b
l
i
c
He
a
r
i
n
g
Dr
a
f
t
6.
2
Go
a
l
1 – Qu
a
l
i
t
y
of
Li
f
e
:
Pr
o
m
o
t
e
an
d
en
c
o
u
r
a
g
e
qu
a
l
i
t
y
of
li
f
e
in
Ke
n
a
i
.
Vi
s
i
o
n
:
Ke
n
a
i
is
a he
a
l
t
h
y
co
m
m
u
n
i
t
y
th
a
t
pr
o
v
i
d
e
s
fo
r
th
e
em
o
t
i
o
n
a
l
,
ph
y
s
i
c
a
l
,
ec
o
n
o
m
i
c
an
d
sp
i
r
i
t
u
a
l
we
l
l
b
e
i
n
g
of
al
l
of
it
s
ci
t
i
z
e
n
s
;
pr
o
m
o
t
e
s
th
e
he
a
l
t
h
an
d
we
l
l
b
e
i
n
g
fo
r
al
l
ag
e
gr
o
u
p
s
;
pr
o
v
i
d
e
s
op
p
o
r
t
u
n
i
t
i
e
s
fo
r
li
f
e
l
o
n
g
le
a
r
n
i
n
g
;
an
d
,
en
c
o
u
r
a
g
e
s
ar
t
s
an
d
cu
l
t
u
r
a
l
ac
t
i
v
i
t
i
e
s
.
Go
a
l
1.
0
– Qu
a
l
i
t
y
of
Li
f
e
:
Pr
o
m
o
t
e
an
d
en
c
o
u
r
a
g
e
qu
a
l
i
t
y
of
li
f
e
in
Ke
n
a
i
.
Go
a
l
1 Ob
j
e
c
t
i
v
e
s
Ac
t
i
o
n
It
e
m
s
Q‐1 E
n
s
u
r
e
t
h
a
t
K
e
n
a
i
i
s
a
c
o
m
m
u
n
i
t
y
w
h
e
r
e
pe
o
p
l
e
a
n
d
p
r
o
p
e
r
t
y
a
r
e
s
a
f
e
.
Q‐2 P
r
o
t
e
c
t
a
n
d
r
e
j
u
v
e
n
a
t
e
t
h
e
l
i
v
a
b
i
l
i
t
y
o
f
ex
i
s
t
i
n
g
n
e
i
g
h
b
o
r
h
o
o
d
s
Q‐3 P
r
o
m
o
t
e
b
e
a
u
t
i
f
i
c
a
t
i
o
n
p
r
o
g
r
a
m
s
i
n
Ke
n
a
i
.
Q‐4 P
r
o
m
o
t
e
t
h
e
s
i
t
i
n
g
a
n
d
d
e
s
i
g
n
o
f
l
a
n
d
us
e
s
t
h
a
t
a
r
e
i
n
h
a
r
m
o
n
y
a
n
d
s
c
a
l
e
w
i
t
h
su
r
r
o
u
n
d
i
n
g
u
s
e
s
.
Q‐5 U
p
d
a
t
e
e
x
i
s
t
i
n
g
s
i
t
e
d
e
s
i
g
n
g
u
i
d
e
l
i
n
e
s
f
o
r
co
m
m
e
r
c
i
a
l
d
e
v
e
l
o
p
m
e
n
t
–
l
a
n
d
s
c
a
p
i
n
g
,
se
t
b
a
c
k
s
,
p
a
r
k
i
n
g
.
Q‐6 U
p
d
a
t
e
t
h
e
s
u
b
d
i
v
i
s
i
o
n
c
o
d
e
t
o
i
n
c
l
u
d
e
si
t
e
d
e
s
i
g
n
s
t
a
n
d
a
r
d
s
.
Q‐7 P
r
o
v
i
d
e
a
v
a
r
i
e
t
y
o
f
f
o
r
m
a
l
a
n
d
i
n
f
o
r
m
a
l
ed
u
c
a
t
i
o
n
a
l
p
r
o
g
r
a
m
s
.
Q‐8
C
o
l
l
a
b
o
r
a
t
e
w
i
t
h
l
o
ca
l
A
l
a
s
k
a
N
a
t
i
v
e
or
g
a
n
i
z
a
t
i
o
n
s
t
o
i
d
e
n
t
i
f
y
c
u
l
t
u
r
a
l
l
y
s
e
n
s
i
t
i
v
e
is
s
u
e
s
a
n
d
a
r
e
a
s
o
f
i
m
p
o
r
t
a
n
c
e
i
n
K
e
n
a
i
.
Q‐9 E
n
c
o
u
r
a
g
e
h
e
a
l
t
h
y
l
i
f
e
s
t
y
l
e
s
b
y
p
r
o
v
i
d
i
n
g
op
p
o
r
t
u
n
i
t
i
e
s
a
n
d
/
o
r
f
a
c
i
l
i
t
i
e
s
f
o
r
o
u
t
d
o
o
r
ac
t
i
v
i
t
i
e
s
.
Q‐10
C
o
n
t
i
n
u
e
t
o
s
u
p
p
o
r
t
e
x
i
s
t
i
n
g
s
e
n
i
o
r
se
r
v
i
c
e
s
a
n
d
t
h
e
d
e
v
e
l
o
p
m
e
n
t
o
f
a
d
d
i
t
i
o
n
a
l
se
r
v
i
c
e
s
a
n
d
h
o
u
s
i
n
g
.
Q‐11
I
d
e
n
t
i
f
y
r
e
q
u
i
r
e
m
e
n
t
s
f
o
r
n
o
m
i
n
a
t
i
n
g
th
e
T
o
w
n
s
i
t
e
H
i
s
t
o
r
i
c
D
i
s
t
r
i
c
t
(
T
S
H
)
t
o
t
h
e
Na
t
i
o
n
a
l
R
e
g
i
s
t
e
r
H
i
s
t
o
r
i
c
D
i
s
t
r
i
c
t
.
Q‐12
U
p
d
a
t
e
H
i
s
t
o
r
i
c
D
i
s
t
r
i
c
t
d
e
s
i
g
n
st
a
n
d
a
r
d
s
i
n
t
h
e
c
i
t
y
’
s
la
n
d
u
s
e
r
e
g
u
l
a
t
i
o
n
s
.
Q‐13
D
e
v
e
l
o
p
s
t
r
a
t
e
g
i
e
s
i
n
c
o
o
p
e
r
a
t
i
o
n
w
i
t
h
st
a
t
e
a
n
d
f
e
d
e
r
a
l
a
g
e
n
c
i
e
s
t
o
e
n
s
u
r
e
t
h
e
r
e
i
s
ad
e
q
u
a
t
e
a
f
f
o
r
d
a
b
l
e
h
o
u
s
i
n
g
i
n
K
e
n
a
i
.
Q‐14
C
o
n
t
i
n
u
e
t
o
f
o
s
t
e
r
a
c
o
m
p
a
c
t
,
i
n
t
e
n
s
i
v
e
mi
x
o
f
p
r
i
v
a
t
e
a
n
d
p
u
b
l
i
c
u
s
e
s
i
n
t
h
e
do
w
n
t
o
w
n
c
o
r
e
a
r
e
a
.
Q‐15
A
c
k
n
o
w
l
e
d
g
e
t
h
e
e
me
r
g
e
n
c
e
o
f
o
t
h
e
r
co
m
m
e
r
c
i
a
l
c
e
n
t
e
r
s
.
Q‐16
P
r
o
v
i
d
e
a
w
i
d
e
v
a
r
i
e
t
y
o
f
o
p
p
o
r
t
u
n
i
t
i
e
s
fo
r
t
h
e
p
u
b
l
i
c
t
o
p
a
r
t
i
c
ip
a
t
e
i
n
p
u
b
l
i
c
p
o
l
i
c
y
de
c
i
s
i
o
n
‐
m
a
k
i
n
g
.
Up
d
a
t
e
s
i
t
e
d
e
s
i
g
n
s
t
a
n
d
a
r
d
s
.
Co
n
d
u
c
t
a
h
o
u
s
i
n
g
i
n
v
e
n
t
o
r
y
.
Re
s
e
a
r
c
h
p
r
o
c
e
s
s
a
n
d
i
n
f
o
r
m
a
t
i
o
n
ne
e
d
e
d
f
o
r
c
r
e
a
t
i
n
g
a
T
S
H
D
i
s
t
r
i
c
t
.
Ev
a
l
u
a
t
e
t
h
e
o
p
p
o
r
t
u
n
i
t
y
f
o
r
m
u
l
t
i
p
l
e
ci
t
y
c
e
n
t
e
r
s
–
d
e
f
i
n
i
t
i
o
n
s
,
c
r
i
t
e
r
i
a
,
st
a
n
d
a
r
d
s
f
o
r
d
e
v
e
l
o
p
m
e
n
t
Up
d
a
t
e
/
r
e
v
i
s
e
s
u
b
d
i
v
i
s
i
o
n
c
o
d
e
.
Pr
e
p
a
r
e
a
n
u
r
b
a
n
t
r
a
i
l
a
n
d
g
r
e
e
n
b
e
l
t
sy
s
t
e
m
p
l
a
n
t
h
a
t
c
o
nn
e
c
t
s
w
i
t
h
o
t
h
e
r
tr
a
i
l
s
y
s
t
e
m
s
.
Page 107 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
72
Ju
l
y
20
1
6
Pu
b
l
i
c
He
a
r
i
n
g
Dr
a
f
t
6.
3
Go
a
l
2 – Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
:
Pr
o
v
i
d
e
ec
o
n
o
m
i
c
de
v
e
l
o
p
m
e
n
t
to
su
p
p
o
r
t
th
e
fi
s
c
a
l
he
a
l
t
h
of
Ke
n
a
i
Vi
s
i
o
n
:
Ke
n
a
i
ha
s
a se
c
u
r
e
ec
o
n
o
m
i
c
vi
t
a
l
i
t
y
by
be
i
n
g
a co
m
m
u
n
i
t
y
th
a
t
ha
s
a wi
d
e
va
r
i
e
t
y
of
jo
b
op
p
o
r
t
u
n
i
t
i
e
s
an
d
wo
r
k
f
o
r
c
e
su
p
p
o
r
t
an
d
de
v
e
l
o
p
m
e
n
t
;
by
pr
o
v
i
d
i
n
g
a qu
a
l
i
t
y
of
li
f
e
an
d
fi
n
a
n
c
i
a
l
cl
i
m
a
t
e
th
a
t
en
c
o
u
r
a
g
e
s
bu
s
i
n
e
s
s
e
s
to
st
a
r
t
up
,
ex
p
a
n
d
or
re
l
o
c
a
t
e
to
Ke
n
a
i
;
an
d
,
by
pr
o
v
i
d
i
n
g
a bu
i
l
t
en
v
i
r
o
n
m
e
n
t
ba
s
e
d
on
st
a
n
d
a
r
d
s
th
a
t
su
s
t
a
i
n
lo
ng
‐te
r
m
ec
o
n
o
m
i
c
vi
a
b
i
l
i
t
y
an
d
gr
o
w
t
h
an
d
th
a
t
pr
o
m
o
t
e
s
af
f
o
r
d
a
b
l
e
re
s
i
d
e
n
t
i
a
l
an
d
co
m
m
e
r
c
i
a
l
de
v
e
l
o
p
m
e
n
t
.
Go
a
l
2 ‐
Ec
o
n
o
m
i
c
De
v
e
l
o
p
m
e
n
t
:
Pr
o
v
i
d
e
ec
o
n
o
m
i
c
de
v
e
l
o
p
m
e
n
t
to
su
p
p
o
r
t
th
e
fi
s
c
a
l
he
a
l
t
h
of
th
e
co
m
m
u
n
i
t
y
.
Go
a
l
2 Ob
j
e
c
t
i
v
e
s
Ac
t
i
o
n
It
e
m
s
ED
‐1 P
r
o
m
o
t
e
p
r
o
j
e
c
t
s
t
h
a
t
c
r
e
a
t
e
wo
r
k
f
o
r
c
e
d
e
v
e
l
o
p
m
e
n
t
op
p
o
r
t
u
n
i
t
i
e
s
.
ED
‐2
Im
p
l
e
m
e
n
t
b
u
s
i
n
e
s
s
‐
f
r
i
e
n
d
l
y
re
g
u
l
a
t
i
o
n
s
,
t
a
x
a
t
i
o
n
a
n
d
i
n
c
e
n
t
i
v
e
s
to
c
r
e
a
t
e
a
s
t
a
b
l
e
,
po
s
i
t
i
v
e
c
l
i
m
a
t
e
fo
r
p
r
i
v
a
t
e
i
n
v
e
s
t
m
e
n
t
.
ED
‐3 Us
e
r
e
g
i
o
n
a
l
e
c
o
n
o
m
i
c
a
n
d
wo
r
k
f
o
r
c
e
s
t
a
t
i
s
t
i
c
s
t
o
m
a
t
c
h
t
h
e
mo
s
t
s
u
i
t
a
b
l
e
t
y
p
e
o
f
i
n
d
u
s
t
r
y
f
o
r
pa
r
t
i
c
u
l
a
r
a
r
e
a
s
a
n
d
t
h
e
n
m
a
r
k
e
t
th
e
s
e
a
r
e
a
s
.
ED
‐5 Pr
o
m
o
t
e
a
d
a
p
t
i
v
e
r
e
u
s
e
o
f
va
c
a
n
t
c
o
m
m
e
r
c
i
a
l
b
u
i
l
d
i
n
g
s
i
n
t
h
e
ci
t
y
c
e
n
t
e
r
a
n
d
a
l
on
g
t
h
e
K
e
n
a
i
S
p
u
r
Hi
g
h
w
a
y
.
ED
‐6 Pr
i
o
r
t
o
z
o
n
i
n
g
p
r
o
p
e
r
t
y
t
o
co
m
m
e
r
c
i
a
l
,
c
o
n
s
i
d
e
r
i
f
u
s
e
ha
s
a
c
c
e
s
s
t
o
c
o
l
l
e
c
t
o
r
o
r
a
r
te
r
i
a
l
r
o
a
d
,
a
c
c
e
s
s
t
o
c
i
t
y
se
r
v
i
c
e
s
,
a
n
d
t
h
a
t
p
o
t
e
n
t
i
a
l
c
o
n
f
l
i
c
t
s
w
i
t
h
a
d
j
a
c
e
n
t
n
o
n
‐
co
m
m
e
r
c
i
a
l
u
s
e
s
h
a
v
e
b
e
e
n
m
i
n
i
m
i
z
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
s
i
g
n
,
la
n
d
s
c
a
p
i
n
g
,
o
r
o
t
h
e
r
a
p
p
r
o
p
r
i
a
t
e
m
e
a
s
u
r
e
s
.
ED
‐7 Pr
i
o
r
t
o
z
o
n
i
n
g
t
o
i
n
d
u
s
t
r
i
a
l,
c
o
n
s
i
d
e
r
i
f
u
s
e
h
a
s
a
c
c
e
s
s
to
c
o
l
l
e
c
t
o
r
o
r
a
r
t
e
r
i
a
l
r
o
a
d
,
a
c
c
e
s
s
t
o
c
i
t
y
s
e
r
v
i
c
e
s
,
t
h
a
t
po
t
e
n
t
i
a
l
c
o
n
f
l
i
c
t
s
w
i
t
h
a
d
j
a
c
en
t
n
o
n
‐
i
n
d
u
s
t
r
i
a
l
u
s
e
s
h
a
v
e
be
e
n
m
i
n
i
m
i
z
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
s
i
g
n
,
a
n
d
t
h
a
t
p
o
t
e
n
t
i
a
l
ha
z
a
r
d
s
f
r
o
m
t
h
e
p
r
o
p
o
s
e
d
in
d
u
s
t
r
i
a
l
u
s
e
h
a
v
e
b
e
e
n
mi
n
i
m
i
z
e
d
.
ED
‐8 Re
s
e
r
v
e
a
r
e
a
s
z
o
n
e
d
f
o
r
i
n
d
u
st
r
y
f
o
r
i
n
d
u
s
t
r
i
a
l
u
s
e
s
.
De
v
e
l
o
p
a
r
e
c
r
u
i
t
m
e
n
t
s
t
r
a
t
e
g
y
to
a
t
t
r
a
c
t
a
n
d
c
o
m
p
e
t
e
f
o
r
sp
e
c
i
f
i
c
b
u
s
i
n
e
s
s
e
s
a
n
d
in
d
u
s
t
r
i
e
s
t
h
a
t
a
r
e
n
e
c
e
s
s
a
r
y
t
o
ma
i
n
t
a
i
n
t
h
e
l
o
c
a
l
e
c
o
n
o
m
y
.
Co
n
d
u
c
t
i
n
v
e
n
t
o
r
y
o
f
i
n
d
u
s
t
r
i
a
l
la
n
d
s
.
Co
n
d
u
c
t
a
c
o
s
t
‐
b
e
n
e
f
i
t
a
n
a
l
y
s
i
s
of
d
e
v
e
l
o
p
m
e
n
t
i
n
c
e
n
t
i
v
e
pr
o
g
r
a
m
s
s
u
c
h
a
s
r
e
v
e
r
s
e
ta
x
a
t
i
o
n
,
t
a
x
r
e
l
i
e
f
,
a
n
d
t
a
x
de
f
e
r
r
a
l
.
Up
d
a
t
e
e
x
i
s
t
i
n
g
gu
i
d
e
l
i
n
e
s
f
o
r
co
m
m
e
r
c
i
a
l
d
e
v
e
l
o
p
m
e
n
t
–
ut
i
l
i
t
i
e
s
,
l
a
n
d
s
c
a
p
i
n
g
,
s
e
t
b
a
c
k
s
,
pa
r
k
i
n
g
.
Page 108 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
73
Ju
l
y
20
1
6
Pu
b
l
i
c
He
a
r
i
n
g
Dr
a
f
t
6.
4
Go
a
l
3 – La
n
d
Us
e
:
De
v
e
l
o
p
la
n
d
us
e
st
r
a
t
e
g
i
e
s
to
im
p
l
e
m
e
n
t
a fo
r
w
a
r
d
‐lo
o
k
i
n
g
ap
p
r
o
a
c
h
to
co
m
m
u
n
i
t
y
gr
o
w
t
h
.
Vi
s
i
o
n
:
Ke
n
a
i
im
p
l
e
m
e
n
t
s
a fo
r
w
a
r
d
‐lo
o
k
i
n
g
ap
p
r
o
a
c
h
to
co
m
m
u
n
i
t
y
gr
o
w
t
h
an
d
de
v
e
l
o
p
m
e
n
t
by
es
t
a
b
l
i
s
h
m
e
n
t
of
se
v
e
r
a
l
di
f
f
e
r
e
n
t
zo
n
i
n
g
di
s
t
r
i
c
t
s
th
a
t
re
f
l
e
c
t
th
e
ne
e
d
s
of
ea
c
h
di
s
t
r
i
c
t
;
an
d
,
by
pr
o
v
i
d
i
n
g
co
m
m
e
r
c
i
a
l
,
in
d
u
s
t
r
i
a
l
,
an
d
re
s
i
d
e
n
t
i
a
l
ar
e
a
s
su
i
t
e
d
to
cu
r
r
e
n
t
an
d
pr
o
b
a
b
l
e
fu
t
u
r
e
gr
o
w
t
h
.
Go
a
l
3 ‐
La
n
d
Us
e
:
De
v
e
l
o
p
la
n
d
us
e
st
r
a
t
e
g
i
e
s
to
im
p
l
e
m
e
n
t
a fo
r
w
a
r
d
‐lo
o
k
i
n
g
ap
p
r
o
a
c
h
to
co
m
m
u
n
i
t
y
gr
o
w
t
h
an
d
de
v
e
l
o
p
m
e
n
t
.
Go
a
l
3 Ob
j
e
c
t
i
v
e
s
Ac
t
i
o
n
It
e
m
s
LU
‐1 Es
t
a
b
l
i
s
h
s
i
t
i
n
g
a
n
d
d
e
s
i
g
n
st
a
n
d
a
r
d
s
s
o
t
h
a
t
d
e
v
e
l
o
p
m
e
n
t
i
s
i
n
ha
r
m
o
n
y
a
n
d
s
c
a
l
e
w
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Page 109 of 164
20
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Page 110 of 164
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d
s
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t
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;
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s
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wh
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4 Ob
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Ac
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o
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It
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m
s
PF
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s
u
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t
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a
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c
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(
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o
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d
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.
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n
t
a
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x
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g
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l
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s
.
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s
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d
d
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l
c
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s
.
PF
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n
t
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m
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v
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a
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c
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t
.
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t
.
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r
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d
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v
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l
o
p
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f
th
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C
i
t
y
’
s
C
a
p
i
t
a
l
I
m
p
r
o
v
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m
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n
t
Pr
o
g
r
a
m
(
C
I
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)
p
r
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c
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s
s
t
o
ev
a
l
u
a
t
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t
h
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f
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a
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b
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t
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/
n
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d
f
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r
pu
b
l
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c
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m
p
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v
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m
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n
t
s
.
Up
d
a
t
e
c
i
t
y
’
s
s
e
we
r
a
n
d
w
a
t
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r
ma
s
t
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r
p
l
a
n
.
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a
l
u
a
t
e
t
h
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n
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d
f
o
r
a
d
d
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t
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a
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ci
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y
s
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r
v
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s
.
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r
k
w
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t
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t
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n
a
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P
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n
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w
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b
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r
h
o
o
d
s
.
Page 111 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
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h
e
n
s
i
v
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Pl
a
n
76
Ju
l
y
20
1
6
Pu
b
l
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c
He
a
r
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n
g
Dr
a
f
t
6.
6
Go
a
l
5 ‐
Tr
a
n
s
p
o
r
t
a
t
i
o
n
:
Pr
o
v
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d
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tr
a
n
s
p
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a
t
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sy
s
t
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m
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t
ar
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f
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d
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s
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:
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n
s
p
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r
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a
t
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n
:
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v
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tr
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5 Ob
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Ac
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m
s
T‐1 Su
p
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pr
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,
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d
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t
.
”
T‐2 In
v
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n
t
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x
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,
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.
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t
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.
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r
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n
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o
r
t
a
t
i
o
n
I
m
p
r
o
v
e
m
e
n
t
P
l
a
n
(S
T
I
P
)
.
Pr
i
o
r
i
t
i
z
e
m
a
i
n
t
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n
a
n
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e
/
u
p
g
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a
d
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s
fo
r
s
t
r
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e
t
s
,
s
i
d
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w
a
l
k
s
,
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n
d
t
r
a
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s
ba
s
e
d
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r
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t
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t
a
b
l
i
s
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d
i
n
ci
t
y
’
s
m
a
i
n
t
e
n
a
n
c
e
p
r
o
g
r
a
m
.
Page 112 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
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h
e
n
s
i
v
e
Pl
a
n
77
Ju
l
y
20
1
6
Pu
b
l
i
c
He
a
r
i
n
g
Dr
a
f
t
6.
7
Go
a
l
6 – Pa
r
k
s
an
d
Re
c
r
e
a
t
i
o
n
:
En
s
u
r
e
th
a
t
Ke
n
a
i
ha
s
ex
c
e
l
l
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n
t
pa
r
k
s
an
d
re
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a
t
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o
n
a
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fa
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i
l
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s
an
d
op
p
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t
u
n
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t
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e
s
.
Vi
s
i
o
n
:
Ke
n
a
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en
h
a
n
c
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s
th
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qu
a
l
i
t
y
of
li
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fo
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ci
t
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n
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th
r
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pa
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fa
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s
,
pr
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g
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m
s
,
an
d
co
m
m
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n
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se
r
v
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s
.
Go
a
l
6 ‐
Pa
r
k
s
an
d
Re
c
r
e
a
t
i
o
n
:
En
s
u
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th
a
t
Ke
n
a
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ha
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ex
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l
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n
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pa
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n
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s
.
Go
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l
6 Ob
j
e
c
t
i
v
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s
Ac
t
i
o
n
It
e
m
s
PR
‐1 Pu
r
s
u
e
l
o
n
g
‐
t
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m
d
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v
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p
m
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of
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up
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th
r
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b
a
n
a
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a
.
PR
‐2 Ma
i
n
t
a
i
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e
x
i
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t
i
n
g
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c
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a
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w
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c
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a
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m
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m
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n
t
s
.
PR
‐3 Pr
o
m
o
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e
t
h
e
p
u
b
l
i
c
/
p
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i
v
a
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e
co
l
l
a
b
o
r
a
t
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o
n
f
o
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c
q
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s
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o
n
,
de
v
e
l
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p
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n
t
a
n
d
ma
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g
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d
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,
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fa
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,
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n
d
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c
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n
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a
r
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a
s
.
PR
‐4
Su
p
p
o
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t
p
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j
e
c
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s
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a
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p
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d
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re
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t
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n
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PF
‐5 Es
t
a
b
l
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s
h
c
r
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r
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a
f
o
r
s
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t
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p
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an
d
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c
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o
n
f
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l
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s
t
o
m
a
k
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t
h
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m
ac
c
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s
s
i
b
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,
s
a
f
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,
w
i
t
h
a
d
e
q
u
a
t
e
p
a
r
k
i
n
g
.
PF
‐6 P
r
o
m
o
t
e
t
h
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j
o
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n
t
u
s
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o
f
m
u
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c
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p
a
l
la
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d
a
n
d
f
a
c
i
l
i
t
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e
s
.
PF
‐7 E
n
c
o
u
r
a
g
e
d
e
v
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l
o
p
m
e
n
t
o
f
a
m
u
t
u
a
l
l
y
su
p
p
o
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t
i
v
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c
l
u
s
t
e
r
o
f
d
i
v
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r
s
e
r
e
s
i
d
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n
t
i
a
l
fa
c
i
l
i
t
i
e
s
f
o
r
s
e
n
i
o
r
s
n
e
a
r
s
h
o
p
s
,
s
e
r
v
i
c
e
s
,
ac
t
i
v
i
t
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s
,
a
n
d
a
m
e
n
i
t
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s
t
h
a
t
c
a
t
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r
t
o
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n
i
o
r
s
as
w
e
l
l
a
s
t
h
e
c
o
m
m
u
n
i
t
y
a
t
l
a
r
g
e
.
PF
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c
a
t
e
f
u
t
u
r
e
c
o
m
m
u
n
i
t
y
p
a
r
k
s
n
e
a
r
sc
h
o
o
l
s
a
n
d
r
e
s
i
d
e
n
t
i
a
l
a
r
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a
s
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o
t
y
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t
s
e
r
v
e
d
by
p
a
r
k
s
.
PF
‐9 Pr
e
s
e
r
v
e
a
n
d
p
r
o
t
e
c
t
w
a
t
e
r
f
e
a
t
u
r
e
s
su
c
h
a
s
i
s
o
l
a
t
e
d
w
e
t
l
a
n
d
s
,
s
t
r
e
a
m
c
o
r
r
i
d
o
r
s
,
dr
a
i
n
a
g
e
a
r
e
a
s
,
a
n
d
r
i
p
a
r
i
a
n
a
r
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a
s
f
o
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n
sp
a
c
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a
n
d
t
o
e
n
h
a
n
c
e
w
a
t
e
r
q
u
a
l
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t
y
.
PR
‐10
In
c
l
u
d
e
t
r
a
i
l
s
a
n
d
b
i
c
y
c
l
e
p
a
t
h
s
i
n
fu
n
d
i
n
g
r
e
q
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e
s
t
s
t
o
A
D
O
T
&
P
F
f
o
r
f
u
t
u
r
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tr
a
n
s
p
o
r
t
a
t
i
o
n
s
p
l
a
n
s
.
PR
‐11
Re
q
u
i
r
e
t
h
a
t
g
r
e
e
n
b
e
l
t
s
b
e
p
r
o
v
i
d
e
d
wh
e
n
n
e
w
r
i
g
h
t
‐
o
f
‐
w
a
y
c
o
r
r
i
d
o
r
s
a
r
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es
t
a
b
l
i
s
h
e
d
.
De
v
e
l
o
p
a
m
a
s
t
e
r
p
la
n
f
o
r
P
a
r
k
s
a
n
d
Re
c
r
e
a
t
i
o
n
.
Pr
e
p
a
r
e
a
n
u
r
b
a
n
t
r
a
i
l
a
n
d
g
r
e
e
n
b
e
l
t
s
y
s
t
e
m
pl
a
n
t
h
a
t
c
o
n
n
e
c
t
s
w
i
t
h
o
t
h
e
r
t
r
a
i
l
s
y
s
t
e
m
s
.
Im
p
l
e
m
e
n
t
t
h
e
C
i
t
y
o
f
K
e
n
a
i
P
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r
k
s
a
n
d
Re
c
r
e
a
t
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o
n
T
r
a
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l
s
P
l
a
n
.
Re
v
i
s
e
t
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e
c
o
n
s
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r
v
a
t
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n
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e
s
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d
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p
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a
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n
.
Ex
p
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c
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a
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f
a
K
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n
a
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R
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r
Ga
t
e
w
a
y
/
K
u
h
t
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u
n
a
t
u
r
a
l
a
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p
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R
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.
(K
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.
)
Page 113 of 164
20
1
6
Ci
t
y
Ke
n
a
i
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
78
Ju
l
y
20
1
6
Pu
b
l
i
c
He
a
r
i
n
g
Dr
a
f
t
6.
8
Go
a
l
7 ‐
Na
t
u
r
a
l
Ha
z
a
r
d
s
an
d
Di
s
a
s
t
e
r
s
:
Pr
e
p
a
r
e
an
d
pr
o
t
e
c
t
th
e
ci
t
i
z
e
n
s
of
Ke
n
a
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fr
o
m
na
t
u
r
a
l
ha
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a
r
d
s
an
d
di
s
a
s
t
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s
Vi
s
i
o
n
:
Ke
n
a
i
ha
s
co
o
r
d
i
n
a
t
e
d
an
d
pr
o
a
c
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e
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r
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,
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u
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a
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t
u
r
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l
Ha
z
a
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s
an
d
Di
s
a
s
t
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r
s
:
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p
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an
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pr
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t
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c
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th
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ci
t
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l
7 Ob
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e
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t
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v
e
s
Ac
t
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o
n
It
e
m
s
NH
‐1 Im
p
l
e
m
e
n
t
t
h
e
20
1
6
H
a
z
a
r
d
M
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t
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a
t
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Pl
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n
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s
.
NH
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o
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20
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Page 116 of 164
Yo
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Page 117 of 164
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Page 118 of 164
Kenai Comprehensive Plan Update 2016
Town Hall Meeting #1
March 26, 2016, 9:00 a.m.
Kenai Senior Center
361 Senior Court, Kenai, AK 99611
www.kenai.city/compplan2016
9:00 – 9:15 a.m. Meeting Overview
Introductions
Purpose of Meeting
Rules of Conduct
9:15 – 9:45 a.m. Presentation of Plan Update Process
Review of Plan Chapters to be updated
Schedule for update
9:45 – 10:30 a.m. Facilitated Discussion/Q&A
10:30 – 10:45 a.m. Break
10:45 – 12:00 noon Continued Discussion/Q&A
12:00 noon Wrap‐up/What’s next?
Reminders:
Sign‐up sheet
Contact information – email, website
Upcoming meeting dates
Page 119 of 164
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Page 121 of 164
Ke
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Page 122 of 164
Ke
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Page 125 of 164
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Page 126 of 164
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o
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P
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2
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Page 128 of 164
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Page 129 of 164
Kenai Comprehensive Plan Update 2016
Town Hall Meeting #2
April 16, 2016 9a.m. to 12:00 Noon
Kenai Senior Center
9:00 – 9:15 a.m. Meeting Overview
Introductions
Purpose of Meeting
Rules of Conduct/Meeting Ground Rules
9:15 – 10:30 a.m. Facilitated Discussion of Goals & Objectives
Discuss which ones to keep or revise from the Draft 2013 Plan (Chapter
Six) and the existing 2003 Plan (Chapter Two)
Create new goals as needed
10:30 – 10:45 a.m. Break
10:45 – 12:00 noon Facilitated Discussion Continues
12:00 Noon Wrap‐up/What’s next?
Plan Development Process Overview
Page 130 of 164
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Page 131 of 164
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Page 133 of 164
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Page 136 of 164
Kenai Comprehensive Plan Update 2016
Town Hall Meeting #3
April 26, 2016 6:00 p.m. to 9:00 p.m.
Kenai Senior Center
6:00 – 6:15 p.m. Meeting Overview
• Introductions
• Purpose of Meeting
• Rules of Conduct/Meeting Ground Rules
6:15 – 7:15 p.m. Facilitated Discussion of Land Use
Classifications
• Identify which land use classifications to keep, revise, delete
• Compare where existing land uses match or conflict with zoning
7:15 – 7:30 p.m. Break
7:30 – 9:00 p.m. Facilitated Discussion Continues
9:00 p.m. Wrap-up/What’s next?
Page 137 of 164
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Page 138 of 164
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Page 139 of 164
Ke
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a
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Co
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h
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Pl
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20
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6
To
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l
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K
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s
o
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a
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?
5.
He
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K
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c
k
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t
–
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d
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a
m
e
6.
Ke
l
l
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e
K
e
l
s
o
–
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n
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h
b
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m
m
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i
a
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s
?
7.
Sa
n
d
y
L
a
s
h
b
r
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k
–
l
a
n
d
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h
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d
m
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g
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b
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m
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d
a
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;
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r
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m
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B
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c
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a
l
.
8.
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G
l
e
n
d
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n
g
–
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a
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m
u
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‐
fa
m
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y
.
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Sa
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d
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L
a
s
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b
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“
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”
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u
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Th
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su
p
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v
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t
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n
a
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a
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d
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.
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K
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n
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‐
r
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i
o
n
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m
a
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m
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c
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d
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r
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t
.
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l
f
.
Page 140 of 164
Ke
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in
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a se
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a
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2
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T
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Page 141 of 164
Ke
n
a
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Co
m
p
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h
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n
s
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v
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Pl
a
n
20
1
6
To
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Me
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20
1
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to
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m
.
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3
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6
To
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pr
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20
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3
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.
As
k
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if
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d
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d
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of
a Li
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d
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Pl
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d
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Ai
r
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In
d
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– no
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p
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a
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i
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s
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in
2
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1
3
d
r
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f
t
p
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n
.
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t
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o
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– Pa
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k
s
,
Re
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a
t
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‐
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Sp
a
c
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El
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h
Be
n
s
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n
– ex
p
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a
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e
d
wh
a
t
is
in
c
l
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d
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pr
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d
20
1
3
an
d
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20
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pl
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n
.
As
k
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d
if
bo
t
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ne
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d
or
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to
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,
Re
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,
Op
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n
Sp
a
c
e
Page 142 of 164
Ke
n
a
i
Co
m
p
r
e
h
e
n
s
i
v
e
Pl
a
n
20
1
6
To
w
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Ha
l
l
Me
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t
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g
#3
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l
26
,
20
1
6
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0
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to
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s
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3
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2
0
1
6
To
w
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Ha
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#3
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Page 143 of 164
Kenai Comprehensive Plan Update 2016
Kenai Chamber of Commerce & Visitor Center Town Hall
Meeting
May 10, 2016 ‐ 5:30 PM to 7:30 PM
Kenai Visitor & Cultural Center
5:30 – 5:40 PM Meeting Overview
Introductions
Purpose of Meeting
Rules of Conduct/Meeting Ground Rules
5:40 – 6:00 PM Presentation of Plan Update Process
6:00 – 6:30 PM Facilitated Discussion of Background Data, Goals
& Objectives
6:30 – 7:15 PM Facilitated Discussion of Land Use Classifications
7:15 – 7:30 PM Wrap‐up/What’s next?
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Page 157 of 164
KENAI PENINSULA BOROUGH PLANNING COMMISSION
GEORGE A. NAVARRE ADMINISTRATION BUILDING
ASSEMBLY CHAMBERS
144 NORTH BINKLEY STREET
SOLDOTNA, ALASKA 99669
June 27, 2016 - 7:30 P.M.
Tentative Agenda
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF CONSENT AND REGULAR AGENDA All items marked with an asterisk (*) are consent agenda items. Consent agenda items are
considered routine and non-controversial by the Planning Commission and will be approved by one
motion. There will be no 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 Request
a. Nakacheba Subdivision Time Extension ..................................... 2
KPB File 2009-133; [McClintock/Tyonek Native Association]
Location: Tyonek
b. Westview Hills Subdivision Fox Addition ..................................... 7
KPB File 2013-137; [Integrity/Fox]
Location: Sterling
c. Windhaven Estates Phase 3 Time Extension ............................ 12
KPB File 2015-071; [Integrity/Hall]
Location: City of Kenai
*2. Planning Commission Resolutions - None
*3. Plats Granted Administrative Approval ................................................... 17
*4. Plats Granted Final Approval (20.10.040) - None
*5. Plat Amendment Request - None
*6. Utility Easement Vacations - None
*7. Commissioner Excused Absences
a. Robert Ernst, Northwest District
*8. Minutes
a. June 13, 2016 Plat Committee Minutes
b. June 13, 2016 Planning Commission Minutes
Paulette Bokenko-
Carluccio
PC Member
City of Seldovia
Term Expires 2018
Alice Joanne Collins
PC Member
Anchor Point/ Ninilchik
Term Expires 2016
Cindy Ecklund
PC Member
City of Seward
Term Expires 2017
Robert F. Ernst
PC Member
Northwest Borough
Term Expires 2017
Dr. Rick Foster
Parliamentarian
Southwest Borough
Term Expires 2017
James Glendening
PC Member
Kenai City
Term Expires 2016
Sandra Key Holsten
PC Member
East Peninsula
Term Expires 2016
James Isham
PC Member
Sterling
Term Expires 2018
Harry Lockwood
PC Member
Ridgeway
Term Expires 2016
Blair Martin
Chairman
Kalifornsky Beach
Term Expires 2018
Robert Ruffner
Vice Chairman
Kasilof/Clam Gulch
Term Expires 2018
Franco Venuti
PC Member
City of Homer
Term Expires 2016
Page 158 of 164
D. PUBLIC COMMENT/PRESENTATIONS/COMMISSIONERS
(Items other than those appearing on the agenda. Limited to five minutes per speaker unless
previous arrangements are made
E. UNFINISHED BUSINESS
F. PUBLIC HEARINGS
1. Ordinance 2016-___; An Ordinance authorizing a ten year ................... 20
extension to the General Electric Company Leases
2. Ordinance 2016-27, An Ordinance Amending KPB................................ 28
2.56.040 to Incorporate the Soldotna Streets Inventory and
Management Plan, the Soldotna Utility Master Plan, the City of
Soldotna Downtown Improvement Plan, the Soldotna Safe
Routes to School Plan, and the Soldotna Recreation & Trails
Master Plan as Elements of the Official Comprehensive Plan for
that Portion of the Borough within the Boundaries of the City of
Soldotna
2. Resolution 2016-21; Conditional land use permit modification ............... 49
to change the required buffers of an existing material extraction
site on a parcel in the K-Beach area. Applicant/Landowner:
Davis Block & Concrete Company. Parcel Number: 055-610-
03 & 055-610-54. Legal Description: Lot 1, Block 2, College
Estates Subdivision No. 2, according to Plat 82-44 and Tract B,
Ravenwood Subdivision Addition No. 8, according to Plat 2015-
7, Kenai Recording District. Location: The property is located
near the south end of Ravenwood Street N. Proposed Land
Use: The applicant wishes to modify the required buffers for the
sand and gravel extraction on the 57.7 - acre property listed
above.
3. Resolution 2016-22: Conditional land use permit modification ............... 73
to change the required buffers of an existing material extraction
site on a parcel in the K-Beach area. Applicant: Steve Foster;
Landowner: Twin River Resources, Inc.; Parcel Number: 055-
610-04. Legal Description: Lot 4, Block 1, College Estates
Subdivision No. 2, according to Plat 82-44, Kenai Recording
District. Location: The parcel is located west of Poppy Ridge
Road and ¼ mile north of Bonita Avenue. Proposed Land Use:
The applicant wishes to modify the required buffers for the sand
and gravel extraction on the 30-acre parcel listed above.
4. Ordinance 2016- ____; Public notice is hereby given that ..................... 92
property in the Sterling area is being considered for the formation
of a Single-Family Residential (R-1) local option zoning district
(LOZD). Legal Description: The property included in the LOZ
under consideration is described as follows: Lots 1, 2, 3, 4, 5, 6,
7, 8, 9, 10, 11, 12, 13, 14, and 15, Block 3; Lots 1, 2, 3, 4, 5, 6, 7,
8, 9, 10, and 11, Block 4; and Lots 6, 7, 8, 9, 10, 11, 12, 13, 14,
15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 28, and 29, Block 5,
Bing’s Landing Subdivision Part One, according to 84-199, Kenai
Recording District; and Lot 26A, Bing’s Landing Subdivision Part
Two, according to 95-8, Kenai Recording District; and Lots 2, 3,
4, 5, 6, 7, 8, 9, and 10, Bing’s Landing Archer’s Addition,
Paul Whitney
PC Member
City of Soldotna
Term Expires 2017
Max J. Best
Planning Director
Mike Navarre
Borough Mayor
Page 159 of 164
according to Plat 2002-95, Kenai Recording District. Location:
Lots along Bings Landing Road, Samsel Road, Lynx Court, West
Hills Court, Steelhead Circle, and Rapids Avenue, excluding
those parcels that border Sterling Highway.
G. ANADROMOUS WATERS HABITAT PROTECTION DISTRICT (21.18) - None
H. VACATIONS NOT REQUIRING A PUBLIC HEARING - None
I. SPECIAL CONSIDERATIONS – None
J. SUBDIVISION PLAT PUBLIC HEARINGS
1. The Plat Committee is scheduled to review 7 preliminary plats.
K. OTHER/NEW BUSINESS
1. New Plat Committee (July, August, September 2016)
- 5 Members / 2 Alternates
L. ASSEMBLY COMMENTS
M. LEGAL REPRESENTATIVE COMMENTS
N. DIRECTOR'S COMMENTS
O. COMMISSIONER COMMENTS
P. PENDING ITEMS FOR FUTURE ACTION
Q. ADJOURNMENT
MISCELLANEOUS INFORMATIONAL ITEMS
NO ACTION REQUIRED
1. Kenai Planning & Zoning Commission Meeting Minutes ................................... 141
- May 25, 2016
NEXT REGULARY SCHEDULED PLANNING COMMISSION MEETING
The next regularly scheduled Planning Commission meeting will be held Monday, July 18,
2016 in the Assembly Chambers of the George A Navarre Kenai Peninsula Borough, 144
North Binkley St, Soldotna, Alaska at 7:30 p.m.
Page 160 of 164
ADVISORY PLANNING COMMISSION MEETINGS
CONTACT INFORMATION
KENAI PENINSULA BOROUGH PLANNING DEPARTMENT
Phone: 907-714-2200
Phone: toll free within the Borough 1-800-478-4441, extension 2215
Fax: 907-714-2378
e-mail address: planning@borough.kenai.ak.us
website: http://www.borough.kenai.ak.us/planning-dept/planning-home
Advisory
Commission
Meeting Location Date Time
Anchor Point Anchor Point
Chamber of Commerce TBD 7:00 p.m.
Cooper Landing Cooper Landing
Community Hall July 6, 2016 6:00 p.m.
Hope / Sunrise Hope Social Hall TBD 7:00 p.m.
The Kachemak Bay and Funny River
Advisory Planning Commissions are inactive at this time.
NOTE: Advisory planning commission meetings are subject to change. Please verify 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.
Page 161 of 164
KENAI PENINSULA BOROUGH PLAT COMMITTEE
GEORGE A. NAVARRE ADMINISTRATION BUILDING
ASSEMBLY CHAMBERS
144 NORTH BINKLEY STREET
SOLDOTNA, ALASKA 99669
6:00 p.m. June 27, 2016
Tentative Agenda
A. CALL TO ORDER
B. ROLL CALL
C. APPROVAL OF AGENDA, EXCUSED ABSENCES, AND MINUTES
1. Agenda
2. Member/Alternate Excused Absences
a. Robert Ernst, Northwest Borough
3. Minutes
a. June 13, 2016 Plat Committee Minutes
D. PUBLIC COMMENT
(Items other than those appearing on the agenda. Limited to five minutes per speaker
unless previous arrangements are made.)
E. SUBDIVISION PLAT PUBLIC HEARINGS
1. Diamond Willow Estates 2016 Addition .................................................... 2
KPB File 2016-055 [Integrity / Pokryfki]
Location: Off of Gary Ave. in Kalifornsky
2. Old Mill Subdivision Riley Hinton Addition .............................................. 16
KPB File 2016-066 [Johnson / Burdick-Hinton]
Location: Off of Timber Lane Dr. in Bear Creek
3. Rumley Subdivision No. 3 ....................................................................... 29
KPB File 2016-067 [Johnson / Harris]
Location: Off of Feuding Ln. in Sterling
4. Dawn Estates Pearse Addition No. 2 ...................................................... 49
KPB File 2016-068 [Segesser / Pearse]
Location: Corner of Fannie Mae Ave & Edgington Rd, Sterling
5. J. Moss Subdivision No. 2 ....................................................................... 70
KPB File 2016-069 [McClintock Land Associates, Inc / Anglin]
Location: Between Peterson and China Poot Bay / Halibut Cove Area
6. Los Altos Subdivision 2013 Addition Revised Preliminary ..................... 99
KPB File 2014-018 [Johnson / Neill]
Location: Off of Hall Road in Sterling
7. Golf Acres Subdivision Eagle Alley Addition ......................................... 129
KPB File 2016-070 [McLane / Birch Ridge Golf Course, Inc.]
MEMBERS:
JoAnne Collins
Anchor Point / Ninilchik
Term Expires 2016
Cindy Ecklund
City of Seward
Term Expires 2017
James Glendening
City of Kenai
Term Expires 2016
James Isham
Sterling
Term Expires 2018
ALTERNATES:
Robert Ernst
Northwest Borough
Term Expires 2017
Harry Lockwood
Ridgeway
Term Expires 2016
Franco Venuti
City of Homer
Term Expires 2016
Page 162 of 164
Location: MP 92 of the Sterling Highway in the City of Soldotna
F. FINAL SUBDIVISION PLAT PUBLIC HEARING
G. OTHER / NEW BUSINESS
H. MISCELLANEOUS INFORMATION -- NO ACTION REQUIRED
I. ADJOURNMENT
NEXT REGULARLY SCHEDULED MEETING
The next regularly scheduled Plat Committee meeting will be held Monday, July 18,
2016 in the Assembly Chambers of the George A Navarre Kenai Peninsula Borough, 144
North Binkley, Soldotna, Alaska at 5:30 p.m.
PLANNING DEPARTMENT
Phone: 907-714-2215 Fax: 907-714-2378
Phone: toll free within the Borough 1-800-478-4441, extension 2215
e-mail address: planning@borough.kenai.ak.us
web site: http://www.borough.kenai.ak.us/planning-dept/planning-home
Page 163 of 164
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