HomeMy WebLinkAboutResolution No. PZ2020-08_____________________________________________________________________________________
CITY OF KENAI
PLANNING AND ZONING ADMINISTRATION
RESOLUTION NO. 2020-08
A RESOLUTION OF THE PLANNING AND ZONING ADMINISTRATION OF THE CITY OF KENAI
APPROVING THE ATTACHED LANDSCAPING/SITE PLAN
APPLICANT: Kenai Peninsula Housing Initiatives, Inc.
PROPERTY ADDRESS: 2392 Redoubt Avenue
LEGAL DESCRIPTION: Lot 1, Kenai Meadows
KENAI PENINSULA BOROUGH PARCEL NUMBER: 03901063
WHEREAS, the City of Kenai Planning and Zoning Administration finds this plan provides for
orderly and safe development within the City commensurate with protecting the health, safety,
and welfare of its citizens, and provides adequate and convenient open spaces, light and air in
order to avoid congestion of commercial and industrial areas, meeting the intent of Kenai
Municipal Code 14.25.010(a) - Landscaping/Site Plan Regulations - Intent (Site Plans); and,
WHEREAS, the plan provides for landscaping and/or the retention of natural vegetation in
conjunction with commercial and industrial development within the City, meeting the intent of
Kenai Municipal Code 14.25.010(b) - Landscaping/Site Plan Regulations - Intent (Landscaping
Plans); and,
WHEREAS, the landscaping/site plan meets performance criteria outlined in Kenai Municipal
Code 14.25.040 - Landscaping/Site Plan Regulations - Landscaping plan - Performance criteria;
and,
WHEREAS, the landscaping/site plan meets performance criteria outlined in Kenai Municipal
Code 14.25.045 - Landscaping/Site Plan Regulations - Site plan - Performance criteria.
NOW, THEREFORE, BE IT RESOLVED, BY THE PLANNING AND ZONING ADMINISTRATION
OF THE CITY OF KENAI THAT THE LANDSCAPING/SITE PLAN IS APPROVED SUBJECT TO
THE FOLLOWING CONDITIONS OF APPROVAL:
1.Development of the property shall conform to all federal, State of Alaska, and local
regulations.
2.If construction of the project has not started within one year of the approval of the
landscaping/site plan (September 2, 2021), the approval may be revoked by the
Administrative Official after providing at least thirty (30) Day notice unless extended for
Resolution No. PZ2020-08
Page 2 of 2
good cause.
3. Any plants used for landscaping will be appropriate for the climate and not invasive per the
Alaska Cooperative Extension Service.
4. All required landscaping as presented in the approved landscaping plan shall be installed
within two (2) years of the approved landscaping plan (by September 2, 2022).
5. Snow storage shall be located along the northern edge of the parking lot. No snow may be
stored in such a manner that would block visibility for ingress and egress.
6. Subsequent development or changes to the design will require additional City approval with
a new landscaping/site plan application.
7. The on-site dumpster must be screened.
8. The applicant must comply with the landscaping/site plan approved for the development
on the adjacent location at 2390 Redoubt Avenue, which also required the dumpster to
be screened under Resolution No. PZ2019-08.
9. The parking lot shall be paved and contain twelve spaces, one of which is an ADA
accessible space.
Reviewed and approved this 2nd day of September, 2020.
_______________________
Elizabeth Appleby, City Planner
STAFF REPORT
TO: Planning and Zoning - File
FROM: Elizabeth Appleby, City Planner
DATE: September 2, 2020
SUBJECT: PZ2020-08 – Landscaping Site Plan Administrative Approval
Applicants: Kenai Peninsula Housing Initiatives, Inc. (KPHI)
4201 Ronda Street
Homer, AK 99603
Submitted By: BDS Architects
Eric Spangler
3330 C Street
Anchorage, AK 99503
Requested Action: Landscaping/Site Plan Approval
Legal Description: Lot 1, Kenai Meadows
Property Address: 2392 Redoubt Avenue
KPB Parcel No: 03901063
Lot Size: 1.215 Acres (approximately 52,925 square feet)
Existing Zoning: Rural Residential (RR)
Current Land Use: Six Family Dwelling Unit – Kenai Meadows Senior Apartments
Land Use Plan: Suburban Residential
GENERAL INFORMATION
Kenai Municipal Code 22.05.125 allows the Council, by Ordinance, to donate foreclosed real
property that is no longer needed by the City for a public purpose, to a non-profit corporation for
consideration; agreed upon between the City and grantee without a public sale if the devotion is
advantageous to the City. Accordingly, the Kenai City Council granted Ordinance No. 2899-2016
approving the donation of the subject property to Kenai Peninsula Housing Initiatives. At such
time as the donation was approved, the property was subdivided into three parcels. The subject
lot (Lot 1) is approximately 1.214 acres.
Page 2 of 4
Kenai Peninsula Housing Initiatives, Inc. constructed an 8,254 square foot six-plex (Kenai
Meadows Senior Apartments) on Lot 1 Kenai Meadows. Kenai Peninsula Housing Initiatives, Inc.
submitted a building permit application to construct a second six-plex on the same lot. The second
six-plex would also be 8,254 square feet for senior housing. With the addition of the second six-
plex, the total square footage of buildings located on the property will be 16,508 square feet. The
maximum lot coverage allowed is 30% of the total lot size under Kenai Municipal Code 14.24.20
–Development Requirements. For this lot, 30% of the total lot size gives a lot coverage limit of
15,878 square feet. Kenai Peninsula Housing Initiatives, Inc. submitted an application for a
variance permit requesting lot coverage of 16,508 square feet instead of the 15,878 limit, an
increase of 630 square feet over what is allowed by Kenai Municipal Code. The Planning and
Zoning Commission held a public hearing on May 13, 2020, and granted Variance Permit PZ2020-
12 to exceed the maximum lot coverage.
The Land Use Table for the Rural Residential Zone provides that a Five or Six Family Dwelling is
a conditional use; therefore, a Conditional Use Permit must be granted prior to commencement
of the construction of the six-unit apartment building. The Planning & Zoning Commission held a
public hearing on May 13, 2020, and granted a Conditional Use Permit (PZ2020-11) to construct
a residential six-family dwelling unit for seniors 55 and older.
ANALYSIS
KMC 14.25 outlines landscaping/site plan regulations. The intent of these regulations is to provide
for orderly and safe development of the City of Kenai and to have landscaping that retains natural
vegetation in conjunction with development. The City Planner deemed the application to be
complete and in accordance with KMC 14.25.03 – Landscaping/site plan-Submittal requirements.
Performance criteria for landscaping/site plans are outlined in KMC 14.25.040 and KMC
14.25.045. These criteria are reviewed and summarized as follows:
Variety of techniques to address perimeter/buffer/interior/street right-of-way/parking lot
landscaping;
o Sheet A0.1 The Site Plan provides that a ten foot (10’) buffer zone shall be planted
along a portion of the southern and eastern boundaries of the property.
o The plantings along the right-of-way for Redoubt Avenue shall consist of four foot
(4’) spruce trees and one foot (1’) lilac/rose groupings.
o Plantings along the eastern boundary of the property shall consist of four foot (4’)
spruce trees.
o Mulch will be distributed in all planting beds with three inches of shredded bark
mulch.
A use compatible with surrounding properties;
o This property is within the Rural Residential Zone. Public services and facilities are
adequate to serve the proposed use, and the use is consistent with the intent of
the zone.
Page 3 of 4
Additional permits or approvals;
o Building permit B5501 was issued by the Building Official on June 1, 2020.
o On May 13, 2020, the Planning and Zoning Commission granted Variance Permit
PZ2020-12 to exceed the maximum lot coverage; and Conditional Use Permit
PZ2020-11 for a residential six family dwelling unit.
Parking lots must comply with KMC 14.20.250;
o Kenai Municipal Code 14.20.250(8) provides that a multi-family dwelling shall have
two parking spaces per unit. Each unit includes a garage which will serve as one
parking space. The space in front of the garage will provide another parking space.
One of the parking spaces will be designated as an ADA accessible space.
o The parking lot shall be paved.
Snow storage and drainage must be referenced on the site plan;
o Snow storage is delineated on the site plan at the northern edge of the parking lot.
Dumpsters must be screened with a sight-obscuring structure;
o A dumpster will be located at the end of the driveway between the two complexes.
There shall be a 12’ x 12’ dumpster pad, six inch (6”) slab on grade with thickened
edge. The dumpster shall be enclosed by a three sided five foot (5’) cedar fence.
Ingress and egress should route traffic away from residential streets;
o Access to subject parcel is via Redoubt Avenue, a paved and City-maintained
road.
Trees, shrubs, and plants should be appropriate for the climate and not invasive;
o The site plan denotes lilac/rose groupings and green spruce trees, which are
appropriate for the climate.
RECOMMENDATIONS
Based on the application and a review of the criteria required to approve the landscaping/site
plan, the application meets the intent of landscaping/site plan requirements and performance
criteria. The plan is approved as submitted with the following conditions of approval:
1.Development of the property shall conform to all federal, State of Alaska, and local
regulations.
2.If construction of the project has not started within one year of the approval of the
landscaping/site plan (September 2, 2021), the approval may be revoked by the
Administrative Official after providing at least thirty (30) Day notice unless extended for
good cause.
3.Any plants used for landscaping will be appropriate for the climate and not invasive per the
Page 4 of 4
Alaska Cooperative Extension Service.
4.All required landscaping as presented in the approved landscaping plan shall be installed
within two (2) years of the approved landscaping plan (by September 2, 2022).
5.Snow storage shall be located along the northern edge of the parking lot. No snow may be
stored in such a manner that would block visibility for ingress and egress.
6.Subsequent development or changes to the design will require additional City approval with
a new landscaping/site plan application.
7.The on-site dumpster must be screened.
8.The applicant must comply with the landscaping/site plan approved for the development
on the adjacent location at 2390 Redoubt Avenue, which also required the dumpster to
be screened under Resolution No. PZ2019-08.
9.The parking lot shall be paved and contain twelve spaces, one of which is an ADA
accessible space.
ATTACHMENTS
1.Resolution PZ2020-08
2.Application
3.Site Plan
LANDSCAPE/SITE PLAN
APPLICATION -KMC 14.25
OWNER PETITIONER REPRESEN\\TATIVE (IF ANY)
Name: KPHI STeven Rouse Exec. Dir. Name: BOS Architects Eric Soan aler
Mailing Address:4201 Ronda Street MailinQ Address: 3330 C Street
City, State, Zip: Homer, AK 99603 Citv, State, Zip: Anchora ae AK 99503
Phone Number: 907-235-4357 Phone Number: 907 771 3719
Fax Number: 907-235-4335 Fax Number: 907 562 6635
Email: dana @kphi.net Email: erics (@ bdsak.com
PROPERTY INFORMATION
Property Tax ID #: 03901063
Site Street Address: 2392 Redoubt Avenue
Current Legal Description:T 06N R 12W SEC 25 SEWARD MERIDIAN KN 2017017 KENAI MEADOWS
Z . Commercial Acreage: 1.215 omnQ :
The landscaping/site plan shall be submitted for approval to the Administrative Official prior to
the issuance of a building permit. Review the applicable section of the Kenai Municipal Code
14.25-Landscaping/Site Plan Regulations and include all information required by code.
The following information must be included in the Site Plan and described below before your
application will be considered for processing. Incomplete applications will not be accepted.
Use additional sheets if needed.
LIST SCIENTIFIC OR COMMON NAME OR TYPE OF PLANTING MATERIALS TO BE USED IN
THE PROJECT;
Spruce , Lilac and Rose Grouping see plan A0 .1
Commercial Update 8/29/16
C'TY OF KENAl
DATE L\-\1--1.o
PLANNING DEPARTMENT
Page 11of20
TYPICAL PLANTING DETAILS;
• MUST BE INCLUDED ON PLANS
LOCATION OF ALL PLANTING AREAS AND RELATIONSHIP TO BUILDINGS, PARKING
AREAS AND DRIVEWAYS;
• MUST BE INCLUDED ON PLANS
• MUST SHOW DISTANCES AND SIZE OF LANDSCAPE BEDS
IDENTIFICATION AND LOCATION OF EXISTING VEGETATION TO BE RETAINED;
• MUST BE INCLUDED ON PLANS
IDENTIFICATION AND LOCATION OF NON-LIVING LANDSCAPING MATERIALS TO BE USED;
• MUST BE INCLUDED ON PLANS
• LIST MATERIALS
Asphalt
IDENTIFICATION OF ON-SITE SNOW STORAGE AREAS;
• MUST BE INCLUDED ON PLANS
DUMPSTER;
• IDENTIFY LOCATION AND TYPE OF SCREENING AS REQUIRED PER KMC
14.25.045(f}
DRAINAGE PATTERNS;
• MUST BE INCLUDED ON PLANS
DESCRIPTION OF BUILDINGS, INCLUDING BUILDING HEIGHT AND GROUND FLOOR
DIMENSIONS AND SQUARE FOOTAGE;
• PROVIDE CONCEPTUAL DRAWING
• MUST BE INCLUDED ON PLANS
o BUILDINGS, DIMENSIONS & SQUARE FOOTAGE
See Drawing Set
PHYSICAL FEATURES OF THE PROPERTY INCLUDING LOCATION OF ALL BUILDINGS,
INGRESS AND EGRESS, ANY UNUSUAL FEATURES OF THE PROPERTY WHICH MAY
RESTRICT DEVELOPMENT OR DRAINAGE;
• MUST BE INCLUDED ON PLANS
PAVING;
• IF REQUIRED PER KMC 14.25.045 d SHOW PAVED PARKING AREA
Commercial Update 8/29/16 Page 12 of 20
PARKING;
• PER KMC 14.20.250 SHOW REQUIRED PARKING SPACES:
o IDENTIFY PRINCIPAL
USE: Senior A partments
o REQUIRED PARKING
SPACES: 10 re q uired -12 p rovided
o ADA ACCESS PARKING
SPACES: 6 ADA soaces orovided
LAND USE
Describe current use of property covered by this application:
Apartments
Surrounding property: (Describe how land adjacent to the property is currently being used}
North:
Vacant
South:
Road
East:
Multifamily Residence
West:
Small Building
WHEN YOU HAVE A COMPLETED APPLICATION, CALL 283-8237 TO SCHEDULE AN
APPOINTMENT WITH THE PLANNING DEPARTMENT TO REVIEW THE APPLICATION.
AUTHORITY TO APPLY FOR A LANDSCAPE/SITE PLAN:
I hereby certify that (I am) (I have been authorized to act for) owner of the property described
above. I certify that the information provided is accurate to the best of my knowledge. !
understand that a site visit may be required to process this application. City of Kenai
personnel are authorized to access the above-referenced property for the purpose of
processing this application.
Date: 4/14/2020
Reset Form
Commercial Update 8/29/16 Page 13 of20
Specifications
METAL DOORS AND FRAMES: EXTERIOR DOORS SHALL BE INSULATED, R-7, FIBERGLASS ENTRY DOORS. INTERIOR APARTMENT DOORS SHALL BE FLUSH, STRAND OAK
VENEER FINISH. BY PREMIER DOORS OR EQUAL DOORS CONNECTED TO CORRIDORS SHALL BE SCUD CORE. FLUSH CONSTRUCTION, FIRE RATED AS INDICATED.
STRANO OAK VENEER FINISH, BY PREMIER DOORS OR EQUALINTERIOR METAL OOOR FRAMES SHALL BE FACTORY FINISHED WITH SNAP-ON METAL TRIM AS
MANUFACTURED BY TIMELY OR EQUAL.
DOOR HARDY~ARE: EXTERIOR DOOR FlNISH HARDWARE SHAU. BE LIGHT COMMERCIAL GRADE. lNTERIOR DOOR FINISH HARDWARE SHALL BE STANDAAD RESIDENTlAL
GRADE, EXCEPT THAT LOCKSETS AND DEADLOCKS SHALL BE LIGHT COMMERCIAL GRADE. PROVIDE DULL CHROME ANJSH (US260) THROUGHOUT. PROVIDE
ACCESSIBLE LEVER DOOR HARDWARE FOR INTERIOR DOORS. ALL HARDWARE SHALL BE SELECTED TO MEET THE REQUIREMENTS Of' THE ADA ACCESSISIUTY
GUIDEUNES.
FINtSH CARPENTRY: NO. 1, PRESSURE TREATED WlTH PRESERVATrvE, UN-INCISED FIR, HEM-FlR OR APPROVED EQUAL FOR EXTERIOR STANDING AHO RUNNIMG TRlM,
INTERIOR ARCHITECTURAL WOODWORK INTERIOR WINDOWSILLS SCUD SURFACE. MISCELLANEOUS INTERIOR TRIM. WHERE PAINTED WOOD TRIM IS REQUIRED USE
SMOOTH SELECTED HEM-FIR.
BUILDING INSULATION RIGID INSULATION SHALL BE EXTRUDED POLYSTYRENE, BY INSULFOAM OR EQUAL. BATT INSUALTION R-21. WALLS TO RECEIVE SPRAYED
CELLULOSE INSULATION WITH R-TEC WALL BOARD INSULATION AND ATTIC TO RECEIVE BLOWING CELLULOSE INSULATION.
VAPOR BARRIER POLYETiiYLENE SHEET. 10.0 MILS. THICK WITH ALL JOINTS AND PENETRATIONS TAPED AND SEALED.
AIR INFILTRATION BARRIER MEMBRANE ON OUTER FACE OF STRUCTURAL SHEA THING. OVERLAP AND TAPE ALL SEAMS AND PENETRATIONS; PRODUCT AS
MANUFACTURED BY TYVEK DR EQUAL
SHINGLES: SHALL BE "1liE LEGACY" SBS RUBBER MODIFIED LAMINATED TYPE CONFORMING TO ASTM D3018, TYPE I & D 3462, WEIGHING NOT LESS TiiAN 24-0
--.OUNDS/100 SF, AS MANUFACTURED BY MALARKEY RDOANG COMPANY OR EQUAL ATTACH ROOANG WITH THE MANUFACTIJRER'S RECOMMENDED
FASTENERS TO RESIST WIND LOADS AS REFERENCED IN STRUCTURAL CRITERIA. ROOFING UNOERLAYMENT INSTALL W.R. GRACE BITUTHENE OR ICE AND
WATER SHIELD ME!IBRANE AT ENTIRE ROOF.
SIDING: SHALL BE SCUD COLOR THROUGHOUT POLYVINYL CHLORIDE, VYTEC EMINENCE GORILLA LOCK COMPLETE WITH THE MANUFACTURERS VINYL TRIM AND
--ACCESSORIES. ATTACH IN ACCORDANCE WITH TiiE MANUFACTURER'S INSTRUCTIONS USING THE MANUFACTURERS RECOMMENDED FASTENERS TO RESIST
WIND LOADS RE SUL TING AS REFERENCED IN STRUCTURAL CRITERIA
GYPSUM Ofh'WAl.L: INTERIOR PARTITIONS SHALL BE CONSTRUCTED OF WOOD FRAMING WITH 518" TYPE X GYPSUM WALLBOARD. HARD CEILINGS SHALL BE 5.'8" TYPE X
GYPSUM WALLBOARD. FINISH ALL EXPOSED GYPSUM WALLBOARD WITH TAPE AND -LIGHT ORANGE PEEL-TEXTURE.
PAINTING: EXTERIOR MATIERIALS WILL HAVE ACRYLIC LATEX-aASEO PAINT OR TRANSPARENT STAIN. INTERIOR GYPSUM WALLBOARD Will BE PAINTED WITH "EGG
---SH-ELL" LATEX ENAMEL INTERIOR WOODWORK AND TRIM WILL HAVE GLOSS LATEX ENAMEL
HORIZONTAL LOUVER BLINDS: AT ALL APARTMENT AREA GLAZING PROVIDE 1" METAL SLAT HORIZONTAL LOUVER BLINDS WITH MANUAL LIFT AND Tll T CONTROL AND
MATCHING VALANCE BY HUNTER DOUGLAS OR APPROVED EQUAL
CODE ANALYSIS PLANT SCHED ULE
Quantity/Spacing THIS CODE ANALYSIS USES THE 2009 INTERNATIONAL BUILDING CODE (IBC) AND Plant Name (common) Size
CITY OF KENAI (COK) AMENDMENTS. THE BUILDING IS A ONE STORY CONVENTIONAL ------------'--'-----------
WOOD FRAMED STRUCTURE SUPPORTED WITH AN INSULATED CONCRETE SPRl/CE {t;llffN} 1 PER AVERAGE INTERVALS 4"
FOUNDATION WALL ON SPREAD FOOTERS. WATER. SEWER AND ELECTRICAi. APPROXIMATELY 10"0.C.
CON~'ECT TO LOCAL UTILITY PROVIDERS. THERE WILL BE A 13R SPRINKLER 1 PER 500 SF Of' NET INTERIOR
PROVIDED. LANDSCAPED AREA
OCCUPANCY CLASSIFICATION
R2 RESIDENTIAL APARTMENTS
TYPE OF CONSTRUCTION
TYPE VB
ALLOWABLE BUILDING AREA I STORIES / HEIGHTS l IBC TABLE 503 1
R2 7,000 SF/ 2 STORES I 50 FEET
INCREASE DUE TO FRONTAGE (IBC 508) 1.953 SF= 8,953 SF
ACTUAL ALLOWABLE BUILDING AREA I STORIES I HEIGHTS
BUILDING AREA 8,254 SF
BUILDING HEIGHT 20'-0'
SPECIAi. REOUJREMENTS FOR OCCUPANCY
DWEWNG UNITS SEPARATIED BY FIRE PARTITlON (IBC 420)
SPECIAL REQUIREMENTS PER SCA AMENDMENTS
SMOKE AND CARBON MONOXIDE DETECTORS PROVIDED (COK 425)
MECHANICAL ROOM RATED 1-HOUR (COK 508.2.5)
DRAFTSTOPPING IN ATTIC SPACES NOT TD EXCEED 3.000 SF OR
GREATEST HORIZONTAL DIMENSION NOT TO EXCEED 60 FEET (COK 717.4.2)
REQUIRED SEPARATION OF OCCUPANCIES flBC TABLE 508.2!
R 1-HOUR WITH SPRINKl..ERS
FIRE RATED CONSTRUCTION
FIRE PARTITION 1-HOUR BETWEEN DWELLING UNITS (IBC 420)
CRAWL SPACE -NO STORAGE OR EQUIPMENT
PROVIDE RATED 1-HOUR CRAWL SPACE ACCESS HATCH
FIRE EXTINGUISHERS . SMOKE AND CARBON MONOXIDE DETECTORS
PROVIDE PORTABLE FIRE EXITNGUISHERS WfTH UL LISTING 2A-10B:C SUGGESTED
LARSEN MP-5 OR EQUIVALENT. PROVIOE ONE WITiilN EACH UN!T, ONE AT 81.JILDING
ENTRY.
IF .. .. ., o==··
r + . ~
~· ' ~
,--T
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FIRST FLOOR CODE DIAGRAM
SCALE 1/16" = 1'-0"
UlAC I ROSE GllOOPINGS
0
LANDSCAPING NOTES
1 PER 25 SF IN LANDSCAPING BED
1 PER 100 SF OF NET INTERIOR
LANDSCAPED AREA
1. LANDSCAPING TO COMPLY WITH CITY OF KENAI MUNICIPAL CODE
SECTION 14.25
2. TOPSOIL AND SEED ALL DISTURBED EXCEPTING PLANTING BEDS
3. MULCH CONTINUOUSLY TiiROUGHOUT ALL PLANTING BEDS WITH 3-
SHREDDED BARK MULCH
4. ALL SEEDED AREAS TO RECEIVE 4• OF TOPSOIL
i;==. -.... r"'''ll .,
·1
l .... j
1 F
~ ~
CODE LEGEND
• • • • • RATED 1-HOUR WALLS
s·
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;:;~ >-o 21(/)
1;1~
5
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SITE PLAN
SCALE: r •20'.(J"
~
.0
0 0 0
:
~]
~
EXISTING
SUILOING
~
0 0 0
: ~]
~
.0
' -------------------------------------
~
~
0
0
~
~
0
0
.6
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DUMPSTER PAO 12' X 12'
6" S'..AB ON GRADE WITH
TiilCKENED EDGE
CEDAR FENCE fl TALL
0 0 0
INTERIOR LANDSCAPE
0 0 0
fNTERKlR LAN0SCAPE
------------------------
REDOUBT AVENUE
SENIOR
APARTMENT
BUILDING
ffiNORTH
:::sos
• • • ARCHITECTS
HDne:ll8:IP\NllHCSI 10JF1lQKll.Oli'f
Bml< Durst Sdser, Inc
3330 C 5lre<t, Suite 200
Anchorage, AJaisQ 99503
P.907.562.6076 F.907.562.6635
Kenai Meadows
Apartments Phase II
Kenai, Alaska
BOO Project No.: 512002
lntertorBevattons
A0.1
(
LEGEND
EXISTING (E) PROPOSED (P) EXISTING (E) PROPOSED (P)
I ASPHALT UTILilY -GAS
1.... 1 .. ,, .. ·:·1 CONCRETE
V/J//'.l INSULATION BOARD
-OHE-
-SS--SS-
UTILilY -OVERHEAD ELECTRIC
UTIUlY -UNDERGROUND COM . LINE
UTIUlY -SEWER LINE
LANDSCAPE ROCK -w--w-UTILilY -WATER LINE
UTIUlY -STORM DRAIN LINE MULCH AREA PER -SD-
DETAIL B/C4
CATCH BASIN
BUILDING LINE ® ' ' \ \ '
CULVERT @ EASEMENT
ELECTRICAL POWER POLE
EDGE OF ROAD/ PARKING LOT ® PROPERlY LINE
MANHOLE
WV
!><l WATER VALVE
GENERAL NOTES
1. DRAWING BASED ON SITE INVESTIGATION PERFORMED BY NELSON ENGINEERING ON 4/19/2018. THE
CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE EXACT LOCATION OF ALL SITE FEATURES . IF THE
CONTRACTOR ENCOUNTERS CONDITTONS OTHER THAN THOSE SHOWN ON THE PLANS, HE SHALL IMMEDIATELY
CONTACT THE ENGINEER FOR DIRECTIONS.
2. TOPOGRAPHIC VERTICAL CONTROL BASED ON TBM TOP OF MANHOLE COVER LOCATED AT REDOUBT AVENUE.
3. ALL WORK ON UTILITIES SHALL BE COORDINATED WITH THE CITY OF KENAI PUBLIC WORKS DEPARTMENT.
4. ALL CONSTRUCTION METHODS ANO MATERIALS USED FOR THIS PROJECT SHALL CONFORM TO MUNICIPALITY OF
ANCHORAGE STANDARD SPECIFICATIONS (M .A.S .S.), LATEST EDITION .
5. LOCATION OF UNDERGROUND UTILITIES ARE APPROXIMATE. ACTUAL DEPTH, NUMBER AND LOCATION UNKNOWN .
BURIED UTILITIES OTHER THAN THOSE SHOWN ON THE PLANS MAY BE PRESENT. THE CONTRACTOR SHALL BE
RESPONSIBLE FOR LOCATION, IDENTIFYING, AND WORKING AROUND ALL UTILITIES WITHIN THE PROJECT LIMITS AT
NO ADDITIONAL COST TO THE OWNER. CALL FOR LOCATES PRIOR TO EXCAVATION, ALASKA DIGLINE
1-800-478-3121 OR 811.
6. THE FOLLOWING ALASKA STATUTES APPLY TO WORK NEAR OVERHEAD ELECTRIC LINES:
AS 18.60.670 PROHIBITION AGAINST PLACEMENT OF EQUIPMENT NEAR ELECTRICAL LINES AND CONDUCTORS. A
PERSON INDIVIDUALLY OR THROUGH AN AGENT OR EMPLOYEE MAY NOT:
(1) PLACE Atl'f lYPE OF TOOL, EQUIPMENT MACHINERY, OR MATERIAL THAT IS CAPABLE OF LATERAL,
VERTICAL OR SWINGING MOTION 10 FEET OFF A HIGH VOLTAGE OVERHEAD ELECTRICAL LINE OR
CONDUCTOR .
(2) STORE, OPERATE, ERECT, MAINTAIN, MOVE, OR TRANSPORT TOOLS, MACHINERY, EQUIPMENT, SUPPLIES,
MATERIALS, APPARATUS, BUILDINGS, OR OTHER STRUCTURES WITHIN 10 FEET OF A HIGH VOLTAGE
OVERHEAD ELECTRICAL LINE OR CONDUCTOR.
AS 18.60.680 Atl'f WORK WITH MINIMUM DISTANCE STATED ABOVE SHALL REQUIRE CONTACT WITH HEA TO
INSTALL TEMPORARY DE-ENERGIZATION ANO GROUNDING, OR TEMPORARY RAISING OF CONDUCTORS.
7. CONTRACTOR IS REQUIRED TO FIND ALL PROPERlY PINS/MONUMENTS WITHIN THE PROJECT AREA ANO PROTECT
OR REPLACE AFTER CONSTRUCTION IS COMPLETE.
8. SEED ALL AREAS DISTURBED BY CONSTRUCTION WITH SCHEDULE D SEED PER M.A.S.S., LATEST EDITION.
9. ALL WATER LINE MATERIALS SHALL BE NSF-61 APPROVED . ALL WATER LINE MATERIALS SHALL BE LEAD FlREE AS
REQUIRED BY ALASKA ADMINISTRATIVE CODE 18 ACC 80.500.
-,
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EXISTING 12" ·
DIP CL52
WATER MAIN
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3:
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3: EXISTING SIXPLEX
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.it
I
3'
0 20 40
10 30
SCALE: 1°""-'1.{f
230.00'
NsO:Oo" oo.oo"w
SIDEWALK SIZE AND
CONSTRUCTION PER
STRUCTURAL PLANS
R4', TYP.
,__ ____ 64' --t----v.
24'
L __
-r,o--------
EXISTING 2" A.C.
PAVEMENT
--r"--
~ ...
GAS
-1-·--
58'
LLJ
~I. Q.0
OIC! . 0 o.n
~(' o. z
EXISTING
BUILDING
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10. CONTRACTOR SHALL ADHERE TO LOCAL REQUIREMENTS FOR NOISE, HOURS OF OPERATION, ANO DUST CONTROL.
11. PARKING LOT STRIPING SHALL BE 4" YELLOW PAINT AND ADA PARKING SHALL BE BLUE ANO WHITE PER THE
MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD), LATEST ADDITION .
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____________ j TBM-TOP MH COVER = 80.32'1 -----------
12. CONTRACTOR'S SURVEYOR WILL HAVE ACCESS TO ACAD DRAWING FOR SITE LAYOUT.
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EXISTING 8"
A.C. SEWER
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REDOUBT A VE (100' A.O.W.)
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Kenai Meadows
Apartments Phase II
Kenai. Alaska
BOS Project No.: 51200'2.
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SITE PLAN
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