HomeMy WebLinkAboutResolution No. PZ2024-05CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2024-05
A RESOLUTION GRANTING A CONDITIONAL USE PERMIT FOR A RECREATIONAL
VEHICLE (RV) PARK WITH A MAXIMUM OF FIVE (5) RV SPACES.
APPLICANT: Travis Lofstedt
PROPERTY OWNER: Harborside Cottages, LLC
PROPERTY ADDRESS: 813 Riverview Drive
LEGAL DESCRIPTION: Lot 6A Block 19, Kenai Townsite 2018 Addition
KENAI PENINSULA BOROUGH PARCEL NUMBER: 04710319
WHEREAS, a complete application meeting the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on February 1, 2024; and,
WHEREAS, the applicant has demonstrated that the prerequisites of a Conditional Use Permit
have been met pursuant to Kenai Municipal Code 14.20.150; and,
WHEREAS, the City of Kenai Planning and Zoning Commission conducted a duly advertised
public hearing on March 6, 2024, following requirements outlined in Kenai Municipal Code
14.20.280 for public hearings and notifications.
WHEREAS, the Planning and Zoning Commission finds:
KMC 14.20.150(d)(1) The use is consistent with the purpose of this chapter and the
purposes and intent of the zoning district,
Findings: The proposed use is consistent with the purpose of the Kenai Zoning Code and
Land Use Table. The land use table indicates a RV Park is a conditional use; therefore, a
conditional use permit may be granted for a RV Park subject to meeting conditions listed
in KMC for a Conditional Use Permit and Recreational Vehicles.
The CC Zone is established to provide for an area of concentrated
commercial development. Regulations applying to this zone are designed
to encourage a compact group of business of the type which are mutually
beneficial and located close enough together to encourage walk-in trade.
The subject property is surrounded by the Peninsula Oilers Baseball Club's parking lot to
the north, a single-family dwelling to the east, eroding bluff lot/Kenai River to the south,
and Kenai Bible Church's parking lot and vacant lot to the west. The proposed use would
Resolution No. PZ2024-05
Page 2 of 5
be consistent with the development of this area and the zoning district as this would further
promote the concentrated commercial development/activity in this area. A RV Park within
this area would provide mutual benefits to nearby businesses and encourage walkability.
As noted by the applicants, the noise level would be consistent with what has been onsite
since 1995 with quiet hours between 10 p.m. and 8 a.m. and Kenai Joe's at the end of the
[Cook Drive] street. Furthermore, the applicant states the traffic patterns would be less
as RV residence would stay longer than the short-term tourist [they] hosted in the past.
2. KMC 14.20.150(d)(2) The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired,
Findings: The economic and noneconomic value of adjacent properties would not be
significantly impaired by the proposal. As noted by the applicant, the property would add
value to the property by upgrading landscaping. The proposed landscape plan provides a
minimum 4-foot landscape islands separating each RV space with bushes/shrubs and a
minimum 5-foot landscape buffer between the properties to the west and east of the
subject property. There is existing screening between the subject property and abutting
properties to the west and east. Outside Way between the subject property and Kenai
Bible Church's parking lot is undeveloped with trees and vegetation. There is an existing
6-foot tall fence followed by the neighboring detached garage between the subject
property and the single-family dwelling to the west. The existing screening would minimize
the impact of the proposed use on surrounding uses. The applicant has indicated that the
RV park would have visitors stay longer periods than the previous use, seasonal vacation
rentals. Staff is proposing the following condition for minimum standards for
perimeter/buffer and interior landscaping since there are not required minimum standards
for perimeter/buffer and interior landscaping between commercial and residential uses in
a commercial zone.
• Provide a minimum 4-foot landscape island between the RV spaces and a minimum
5-foot perimeter/buffer landscape strip from the interior lot lines to ensure RV space
occupants and abutting properties are protected from noise and privacy.
A landscaping/site plan has been submitted and will be finalized upon the decision of this
CUP to ensure conditions are reflected accordingly.
3. KMC 14.20.150(d)(3) The proposed use is in harmony with the Comprehensive Plan;
Findings: The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject
property with the Mixed Use (MU) land use classification. The MU Land Use Classification
is defined in the Comprehensive Plan:
Mixed use is intended for a compatible mix of residential, retail, service,
office, public, institutional and recreational uses. Uses are co -located in an
integrated way that supports sustainable forms of transport such as public
transport, walking and biking, and increases neighborhood amenities.
Compatibility issues are addressed through careful site layout and building
design.
Resolution No. PZ2024-05
Page 3 of 5
The proposed use would be consistent with the development of the surrounding area. The
applicant indicated that they will upgrade the landscaping to improve the aesthetics but
also provide buffer between the RV spaces and abutting properties. Staff finds the
proposed use does not require additional mitigation measures or buffers since there are
not any new adverse impacts to consider between the proposed use and surrounding
uses.
In imagine Kenai 2030 Comprehensive Plan, Chapter 6, "Goals, Objectives, and
Implementation", several goals and objectives are met from the proposed expansion.
Goal 1 — Quality of Life is to promote and encourage quality of life in Kenai.
Objective Q-1
Establish siting and design standards so that development is in harmony and scale with
surrounding uses.
Goal 2 — Provide economic development to support the fiscal health of Kenai.
Objective ED-9
Capitalize on the tourism industry by marketing Kenai as a destination for recreational
activities, conventions, festivals, arts, cultural and other events.
4. KMC 14.20.150(d)(4) Public services and facilities are adequate to serve the proposed
use;
Findings: City water and sewer are available along Riverview Drive to serve the proposed
RV park. The submitted plans show the proposed service connections and has been
reviewed by the Public Works Director with no comments.
5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or
welfare;
Findings: There are adequate services, access, and parking to serve the proposed use.
Access to the property is provided by Riverview Drive, a City -maintained gravel road. Staff
finds the proposed use would not adversely impact the public safety, health or welfare as
the proposed use would be operated similarly to the previous use, a seasonal vacation
rental that has operated since 1995 without any code violations.
6. KMC 14.150(d)(6) Any and all specific conditions deemed necessary by the Commission
to fulfill the above -mentioned conditions should be met by the applicant. These may
include, but are not limited to, measures relative to access, screening, site development,
building design, operation of the use and other similar aspects related to the proposed
use.
Findings: No additional or specific conditions are deemed necessary to fulfill the above -
mentioned criteria.
Resolution No. PZ2024-05
Page 4 of 5
In addition to the above criteria for a CUP, the following specific conditions outlined in KMC
Section 14,20.245 Recreational Vehicles must be met prior to the issuance of a CUP for a RV
park.
1. Adequate utilities for projected or actual use shall be available.
Findings: This condition is met or will be as met as noted in the above Criteria 4 for a
CUP.
2. The projected or actual use shall not threaten the health and safety of adjoining
landowners or recreational vehicle users in the park.
Findings: This condition is met or will be as met as noted in the above Criteria 5 for a
CUP.
3. Any and all specific conditions required to comply with the above listed conditions as
determined by the Planning and Zoning Commission shall be met by the applicant.
Findings: No additional or specific conditions are required that has not be already
identified in above criteria for a CUP.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA:
Section 1. That the conditional use permit is granted for a recreational vehicle (RV) park with a
maximum of five (5) RV spaces on a property described as Lot 6A Block 19, Kenai
Townsite 2018 Addition, located at 813 Riverview Drive in the Central Commercial
(CC) Zoning District.
Section 2. That the conditional use permit is subject to the following conditions:
1. Any development or use of the property shall comply with all applicable Federal, State of
Alaska, and City regulations regardless of whether or not the requirements are listed as
conditions for the approval of the Conditional Use Permit.
2. Upon request, the applicant or applicant's representative shall meet with City staff for an
on -site inspection.
3. Provide a minimum 4-foot landscape island between RV spaces and a minimum 5-foot
landscape buffer strip from the interior lot lines to ensure RV space occupants and abutting
properties are protected from noise and privacy.
4. The RV park is not to become a nuisance to surrounding properties. The RV park must
control dust, shield lighting from other properties, prohibit loud noises and maintain a clean
and orderly appearance free from refuse.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 13TH DAY OF MARCH, 2024.
Resolution No. PZ2024-05
Page 5 of 5
ATTEST:
�=z - -
Meghan Thibodeau, D y City Clerk
STAFF REPORT
PLANNING & ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Linda Mitchell, Planning Director
DATE: March 8, 2024
SUBJECT: Resolution PZ2024-05 — Conditional Use Permit for a Recreational Vehicle
(RV) Park Use Located at 813 Riverview Drive
Reque.-,- The applicant is requesting to operate a recreational vehicle (RV) park
with five (5) RV spaces and full -service hook-ups.
Staff Adopt Resolution PZ2024-05 approving the conditional use permit
Recommendation (CUP) for a RV park with a maximum of five (5) RV spaces on a property
described as Lot 6A Block 19, Kenai Townsite 2018 Addition, located at
813 Riverview Drive in the Central Commercial (CC) Zoning District.
Applicant Travis Lofstedt
Property Owner Harborside Cottages, LLC
Legal Description Lot 6A Block 19, Kenai Townsite 2018 Addition
Property Address 813 Riverview Drive
KPB Parcel ID 04710319
Lot Size (acreage) 0.36
Zoning Central Commercial (CC)
Current Use Vacant (previously, a seasonal vacation rental with 5 cabins)
Land Use Plan Mixed Use
SUMMARY
The applicant has requested for a conditional use permit (CUP) for a recreational vehicle (RV)
park with a maximum capacity of five (5) RV spaces. The proposed use will be on approximately
0.36-acre property that are zoned Central Commercial. The subject parcel is vacant but was
previously used as a seasonal vacation rental with five (5) cabins. .
The proposed RV park with five (5)18' x 30' RV spaces, full service hook-ups, landscaping islands
between the RV spaces, and landscaping buffer between abutting properties.
ANALYSIh
Pursuant to KMC 14.20.150(a), the intent of a conditional use permit is to allow some uses that
may be compatible with the designated principal uses in specific zoning districts provided certain
conditions are met. Prior to granting a conditional use permit or amendment, the Commission
shall determine that the identified criteria as outlined in KMC 14.20.150(e) Conditional Use
Permits Review Criteria are met.
Criteria 9: The use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district.
Findings: The proposed use is consistent with the purpose of the Kenai Zoning Code and
Land Use Table. The land use table indicates a RV Park is a conditional use; therefore, a
conditional use permit may be granted for a RV Park subject to meeting conditions listed in
KMC for a Conditional Use Permit and Recreational Vehicles.
The CC Zone is established to provide for an area of concentrated commercial
development. Regulations applying to this zone are designed to encourage a
compact group of business of the type which are mutually beneficial and
located close enough together to encourage walk-in trade.
The subject property is surrounded by the Peninsula Oilers Baseball Club's parking lot to the
north, a single-family dwelling to the east, eroding bluff lot/Kenai River to the south, and Kenai
Bible Church's parking lot and vacant lot to the west. The proposed use would be consistent
with the development of this area and the zoning district as this would further promote the
concentrated commercial development/activity in this area. A RV Park within this area would
provide mutual benefits to nearby businesses and encourage walkability.
As noted by the applicants, the noise level would be consistent with what has been onsite
since 1995 with quiet hours between 10 p.m. and 8 a.m. and Kenai Joe's at the end of the
[Cook Drive] street. Furthermore, the applicant states the traffic patterns would be less as RV
residence would stay longer than the short-term tourist [they] hosted in the past.
Criteria 2: The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired.
Findings: The economic and noneconomic value of adjacent properties would not be
significantly impaired by the proposal. As noted by the applicant, the property would add value
to the property by upgrading landscaping. The proposed landscape plan provides a minimum
4-foot landscape islands separating each RV space with bushes/shrubs and a minimum 5-
foot landscape buffer between the properties to the west and east of the subject property.
There is existing screening between the subject property and abutting properties to the west
and east. Outside Way between the subject property and Kenai Bible Church's parking lot is
undeveloped with trees and vegetation. There is an existing 6-foot tall fence followed by the
neighboring detached garage between the subject property and the single-family dwelling to
the west. The existing screening would minimize the impact of the proposed use on
surrounding uses. The applicant has indicated that the RV park would have visitors stay longer
periods than the previous use, seasonal vacation rentals. Staff is proposing the following
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 2 of 5
condition for minimum standards for perimeter/buffer and interior landscaping since there are
not required minimum standards for perimeter/buffer and interior landscaping between
commercial and residential uses in a commercial zone.
Provide a minimum 4-foot landscape island between the RV spaces and a minimum 5-
foot perimeter/buffer landscape strip from the interior lot lines to ensure RV space
occupants and abutting properties are protected from noise and privacy.
A landscaping/site plan has been submitted and will be finalized upon the decision of this
CUP to ensure conditions are reflected accordingly.
Criteria 3: The proposed use is in harmony with the Comprehensive Plan.
Findings_ : The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject
property with the Mixed Use (MU) land use classification. The MU Land Use Classification is
defined in the Comprehensive Plan:
Mixed use is intended for a compatible mix of residential, retail, service, office,
public, institutional and recreational uses. Uses are co -located in an integrated
way that supports sustainable forms of transport such as public transport,
walking and biking, and increases neighborhood amenities. Compatibility
issues are addressed through careful site layout and building design.
The proposed use would be consistent with the development of the surrounding area. The
applicant indicated that they will upgrade the landscaping to improve the aesthetics but also
provide buffer between the RV spaces and abutting properties. Staff finds the proposed use
does not require additional mitigation measures or buffers since there are not any new
adverse impacts to consider between the proposed use and surrounding uses.
RELEVENT GOALS
In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, "Goals, Objectives, and Implementation",
several goals and objectives are met from the proposed expansion.
Goal 1 — Quality of Life is to promote and encourage quality of life in Kenai.
Objective Q-1
Establish siting and design standards so that development is in harmony and scale with surrounding
uses.
Goal 2 — Provide economic development to support the fiscal health of Kenai.
Ob'ective ED-9
Capitalize on the tourism industry by marketing Kenai as a destination for recreational activities,
conventions, festivals, arts, cultural and other events.
Criteria 4: Public services and facilities are adequate to serve the proposed use.
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 3 of 5
Findings: City water and sewer are available along Riverview Drive to serve the proposed
RV park. The submitted plans show the proposed service connections and has been reviewed
by the Public Works Director with no comments.
Criteria 5: The proposed use will not be harmful to the public safety, health or welfare.
There are adequate services, access, and parking to serve the proposed use.
Access to the property is provided by Riverview Drive, a City -maintained gravel road. Staff
finds the proposed use would not adversely impact the public safety, health or welfare as the
proposed use would be operated similarly to the previous use, a seasonal vacation rental that
has operated since 1995 without any code violations.
Criteria 6: Any and all specific conditions deemed necessary by the Commission to fulfill
the above -mentioned conditions. These may include, but are not limited to, measures
relative to access, screening, site development, building design, operation of the use and
other similar aspects related to the proposed use.
No additional or specific conditions are deemed necessary to fulfill the above -
mentioned criteria.
In addition to the above criteria for a CUP, the following specific conditions outlined in KMC
Section 14.20.245 Recreational Vehicles must be met prior to the issuance of a CUP for a RV
park.
1. Adequate utilities for projected or actual use shall be available.
Findingr This condition is met or will be as met as noted in the above Criteria 4 for a CUP.
2. The projected or actual use shall not threaten the health and safety of adjoining landowners
or recreational vehicle users in the park.
Finding. This condition is met or will be as met as noted in the above Criteria 5 for a CUP.
3. Any and all specific conditions required to comply with the above listed conditions as
determined by the Planning and Zoning Commission shall be met by the applicant.
Findinas: No additional or specific conditions are required that has not be already identified
in above criteria for a CUP.
PUBLIC NOTICE
Pursuant to Kenai Municipal Code 14.20.280(c) notices of the public hearing for the conditional
use permit were mailed to property owners within a three hundred -foot (300') periphery of the
subject property. City staff published notice of the public hearing in the Peninsula Clarion at least
seven (7) days prior to the date of the hearing. City staff submitted an Affidavit of Posting verifying
a sign was placed on the parcel with information on the public hearing for the conditional use
permit request.
No public comments have been received.
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 4 of 5
STAFF RECOMMENDATION
Staff finds that the requested Conditional Use Permit for the operation of a recreational vehicle
(RV) park with a maximum of five (5) RV spaces on a property described as Lot 6A Block 19,
Kenai Townsite 2018 Addition, located at 813 Riverview Drive in the Central Commercial (CC)
Zoning District meets the criteria and conditions for issuance of a Conditional Use Permit as set
forth in subsections (e)(1) through (e)(6) of Kenai Municipal Code (KMC) 14.20.150 and in
subsections (a)(1) through (a)(3) of KMC 14.20.245, and hereby recommends that the Planning
and Zoning Commission adopt Resolution PZ2024-05 approving the Conditional Use Permit,
subject to the following conditions:
1. Any development or use of the property shall comply with all applicable Federal, State of
Alaska, and City regulations regardless of whether or not the requirements are listed as
conditions for the approval of the Conditional Use Permit.
2. Upon request, the applicant or applicant's representative shall meet with City staff for an
on -site inspection.
3. Provide a minimum 4-foot landscape island between RV spaces and a minimum 5-foot
landscape buffer strip from the interior lot lines to ensure RV space occupants and abutting
properties are protected from noise and privacy.
4. The RV park is not to become a nuisance to surrounding properties. The RV park must
control dust, shield lighting from other properties, prohibit loud noises and maintain a clean
and orderly appearance free from refuse.
ATTACHMENTS
Aerial Map
Application
Plans
Resolution PZ2024-05
Conditional Use Permit
Recreational Vehicle (RV) Park Page 5 of 5
� PZ2024-05 -Conditional Use Permit
ti
Recreational Vehicle (RV) Park
KF.NAI 813 Riverview Drive
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RIVERVIEW
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Subject Property
0 Parcels
Zoning
Central Commercial
N Map for Reference Only
NOT A LEGAL DOCUMENT
0 50 100 200 Feet
Date Printed. 3/812024
City of Kenai
Planning and Zoning Department
210 Fidalgo Avenue
/ Conditional Use Permit
Kenai, AK 99611
Application (907) 283-8200
planning@kenai.city
www.kenai.city/planning
PROPOWOWNER
Name: Travis Lofstedt
Mailing Address:
8085 E San Bernardo Dr
City:
Scottsdale
IState.
JAZ
I Zip Code:
185258
Phone Number(s):
480-794-0235
Email: travisazrealtor@gmail.com
Name:
Mailing Address:
City:
State:
JZip Code:
Phone Number(s)-
Email:
Kenai Peninsula Borough Parcel # (Property Tax ID): 104710319
Physical Address:
813 Riverview Dr Kenai Ak, 99611
Legal Description:
T 05N R 11W SEC 5 SEWARD MERIDIAN KN 2019073 KENAI TOwNSITE 2018 ADDN LOT 6A BLK 19
Zoning:
Central Commercial (CC)
Acres: 0.3
CONDITIONAL USE DES.. „
(include site plan/floor plan with square footages)
(inclu&state Business License and •- Tax Compliance it applicable)
How is this property currently being used? JSeasonal Vacation Rentals Since 1995
Conditional Use Requested for (attach additional sheets if necessary):
The Conditional Use Request is for a proposed RV Park with limited spots (5), that would allow ample
space for vegetation and landscaping.
Explain how the conditional use is consistent with purposes and intent of the zoning district of the property:
The current zoning is Central Commercial and world be consistent with what the property has been used
as along with the commercial properties surrounding this area.
Explain how the value of adjoining property and neighborhood will not be significantly impaired by the conditional
use:
The Value of the adjoining property and neighborhood will not be impaired by the conditional use
because we would be adding value to the property by upgrading landscaping. This property has been
used as a seasonal tourist destination for almost 30 years with no infractions or violations.
Use of surrounding property -.north:
Parking Lot - Oilers Bingo Hall
Use of surrounding :property - south:
Mouth of the Kenai. Rlver
Use of surrounding property - east:
Kenai Bible Church Parking Lot
Use of surrounding property - west: lRetidential
Home
Explain how the conditional use is in harmony with the City's Comprehensive Plan,
The conditional use is in harmony with the Citys Comprehensive Plan by, continuing to enhance Old
Town Kenai., by bringing tourists and locals to this area to enjoy the walking paths, Visitor Center,
restaurants,and businesses.
are -public services and facilities on the property adequate to serve the proposed conditional use?
Yes, public services and :facilities on the property would be adequate -to serve 5 recreational vehicles:and
their owners, with full service hook-ups. Water, Sewer.., Electric, and Trash Bins.
Explain how the conditional use will not be harmful to public safety, health., or welfare:
The conditional use will not be harmful to public safety, health, or welfare because it allows seasonal
guests to utilize the amenities and outdoor space that Kenai has to offer. This property has been used in
this capacity since 1995 with no infractions or citations from the city or the police department. _
Are there any measures with access, screening, site development, buildingAesign, or business operation that will
lessen potential impacts of the conditional use to neighbors?
The neighbors to the west. will be screened from the lot by a20 easement that has old grown trees,
shrubs, and tall grass. There are no neighbors to the north, as this is a parking lot and a community:park.
To the. east, Mr. and Mrs. Dunn, have been longtime neighbors and are informed and approve of the RV
plan. There is already a 6" ;tall wood fence and Building wall screening there from the property.
AUTHORITY TO APPLY FOR CONDITIONAL USE:
I hereby certify that (I am) (Ihave been authorized to act for) owner of the property described above and that I
petition for a conditional use permit in conformance with Title 14 of the Kenai Municipal Code, I understand that
payment of the application fee is nonrefundable and is to cover the costs associated with processing this
application, ,and that it does not assure approval of the conditional use. I also understand that assigned hearing_
dates are tentative and may have to be postponed by Planning Department staff of the Planning and Zoning
Commission for administrative reasons. I 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.
Signature:
/77N=
Date:
211/24
Print Name:
Travis Lofs dt 6
TitlelBusiness: Rv Park
For City use only Date Application Fee :Received:
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