HomeMy WebLinkAboutResolution No. PZ2025-14 . J
KENAI
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION PZ2025-14
A RESOLUTION RECOMMENDING THE KENAI CITY COUNCIL APPROVE THE REZONE
FROM SUBURBAN RESIDENTIAL(RS)TO GENERAL COMMERCIAL(CG)ZONING DISTRICT
FOR THE FOLLOWING PROPERTIES AND AS DEPICTED ON THE ATTACHED BOUNDARY
MAP.
Parcel No. Address Lot Size Le-gal Description
03902122 14383 Kenai Spur Hwy 1.96-acre BUSH LANES SUB NO 2
03903308 14320 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD
03903310 14288 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD
03903312 2807 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903313 2809 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903314 2811 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903315 2813 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903316 2815 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904001 14260 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD
03904002 14256 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD
03904010 1303 Orchid Way 0.34-acre BLACK GOLD EST SUB AMD
03904011 2705 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904012 2707 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904015 2713 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904016 2715 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD
03904017 2717 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD
Resolution No. PZ2025-14
Page 2 of 4
03908108 2726 Augustine Way 0.40-acre CARL F. AHLSTROM SUB
03908109 2724 Augustine Way 0.61-acre CARL F. AHLSTROM SUB
03908111 2722 Augustine Way 0.28-acre CARL F. AHLSTROM SUB
03908113 2720 Augustine Way 0.26-acre CARL F. AHLSTROM SUB
03908115 2718 Augustine Way 0.26-acre CARL F. AHLSTROM SUB
03904009 2710 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD
03904008 2712 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD
03904007 2714 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD
03908116 2717 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB
03908114 2719 Wildwood Dr. 0.26-acre CARL F. AHLSTROM SUB
03908112 2721 Wildwood Dr. 0.41-acre CARL F. AHLSTROM SUB
03908110 2723 Wildwood Dr. 0.34-acre CARL F. AHLSTROM SUB
WHEREAS, the City of Kenai received a rezone application and supporting documentation from
the majority of property owners in accordance with Kenai Municipal Code(KMC)Section 14.20.270
Amendment procedures; and,
WHEREAS,the area proposed to be rezoned contains a minimum of one(1)acre(excluding street
or alley rights-of-way); and,
WHEREAS, the proposed amendment to the zoning ordinance is not substantially the same as
any other unapproved proposed amendment submitted within the previous nine (9) months; and,
WHEREAS, a map has been included of the proposed rezone area; and,
WHEREAS, the City of Kenai Planning and Zoning Department conducted a duly advertised
public hearing, following requirements outlined in Kenai Municipal Code 14.20.280 for public
hearings and notifications.
WHEREAS, the Planning and Zoning Commission finds:
1. The current zoning district, Suburban Residential (RS) is intended to provide for medium
density residential development. The existing RS zone is not the preferred land use for this
area as there are existing commercial uses to the south and west of the proposed rezone
area and the subject properties are located within 600 feet of the Kenai Spur Highway.
2. The rezone to General Commercial (CG) zone would increase the adjacent CG zoning
district,which it is anticipated that it would be developed in conjunction with the surrounding
Resolution No. PZ2025-14
Page 3 of 4
commercial uses along the Kenai Spur Highway, therefore minimizing potential impacts of
commercial development on existing residential uses.
3. Kenai Spur Highway has a Functional Classification as a Primary Arterial, as designated by
the Alaska Department of Transportation, which infers a higher annual average daily traffic
volume than surrounding neighborhood streets and therefore less desirable for residential
uses due to vehicle noise.
4. The existing land use classification states that the area is to be Suburban Residential. Due
to the Kenai Spur Highway being a Primary Arterial route, there is reason to anticipate that
this area will become commercial uses, as traffic volume is higher along the highway and
the associated road noise make residential uses less desirable. In the current RS zone,
several commercial uses are permitted subject to a Conditional Use Permit (see attached
Land Use Table). The proposed rezone to CG zone would be consistent as a natural
extension of the General Commercial land use classification that is immediately south of the
subject properties as identified in the Comprehensive Plan and reduce the administrative
burden on business owners and city staff.
5. The proposed rezone to CG would align with the current commercial character of the
neighborhood.
NOW,THEREFORE, BE IT RECOMMENDED BY THE PLANNING AND ZONING COMMISSION
OF THE CITY OF KENAI, ALASKA:
Section 1. That Kenai City Council approve the rezone request for the twenty-eight (28)
properties located near the intersection of the Kenai Spur Highway and Wildwood
Drive from Suburban Residential (RS) to General Commercial (CG) zoning district.
Section 2. That Kenai City Council amend the Land Use Map for the twenty-eight(28) properties
located near the intersection of the Kenai Spur Highway and Wildwood Drive from
Suburban Residential (RS) to General Commercial (CG).
Section 3. That Kenai City Council amend the Official Zoning Map for the twenty-eight (28)
properties located near the intersection of the Kenai Spur Highway and Wildwood
Drive from Suburban Residential (RS) to General Commercial (CG).
Section 4. That the Commission will forward its written recommendation to the Kenai City Council,
along with all certified minutes and public records relating to the proposed amendment.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI,ALASKA,
THIS 23'd DAY OF APRIL, 2025.
Jeff wa HAIRPERSON
Resolution No. PZ2025-14
Page 4 of 4
ATTEST:
Meghan Thib &deau, Deputy City Clerk
7/ STAFF REPORT
PLANNING & ZONING DEPARTMENT
TO: Planning and Zoning Commission
FROM: Kevin Buettner, Planning Director
DATE: April 15, 2025
SUBJECT: Resolution PZ2025-14 — Rezone Twenty-eight (28) Parcels from Suburban
Residential (RS) to General Commercial (GC) Zoning District
The applicants are requesting a rezone of Twenty-eight (28) parcels
from Suburban Residential (RS) to General Commercial (CG) Zoning
District.
Staff Adopt Resolution PZ2025-14 recommending approval of a rezone of
Recomr. twenty-eight (28) parcels from Suburban Residential (RS) to General
Commercial (CG) Zoning District; recommending a Zoning Map
Amendment; and a Land Use Map Amendment.
Applicants: Alexander Douthit
1104 Leeward Drive
Kenai, AK 99611
Parcel No. Address Lot Size Legal Description
03902122 14383 Kenai Spur Hwy 1.96-acre BUSH LANES SUB NO 2
03903308 14320 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD
03903310 14288 Kenai Spur Hwy 0.52-acre BLACK GOLD EST SUB AMD
03903312 2807 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903313 2809 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903314 2811 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903315 2813 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03903316 2815 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904001 14260 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD
03904002 14256 Kenai Spur Hwy 0.26-acre BLACK GOLD EST SUB AMD
03904010 1303 Orchid Way 0.34-acre BLACK GOLD EST SUB AMD
03904011 2705 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904012 2707 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904015 2713 Windflower Dr. 0.17-acre BLACK GOLD EST SUB AMD
03904016 2715 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD
03904017 2717 Windflower Dr. 0.21-acre BLACK GOLD EST SUB AMD
03908108 2726 Augustine Way 0.40-acre CARL F.AHLSTROM SUB
03908109 2724 Augustine Way 0.61-acre CARL F.AHLSTROM SUB
03908111 2722 Augustine Way 0.28-acre CARL F.AHLSTROM SUB
03908113 2720 Augustine Way 0.26-acre CARL F.AHLSTROM SUB
03908115 2718 Augustine Way 0.26-acre CARL F. AHLSTROM SUB
03904009 2710 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD
03904008 2712 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD
03904007 2714 Wildwood Dr. 0.20-acre BLACK GOLD EST SUB AMD
03908116 2717 Wildwood Dr. 0.26-acre CARL F.AHLSTROM SUB
03908114 2719 Wildwood Dr. 0.26-acre CARL F.AHLSTROM SUB
03908112 2721 Wildwood Dr. 0.41-acre CARL F.AHLSTROM SUB
03908110 2723 Wildwood Dr. 0.34-acre CARL F.AHLSTROM SUB
Current Zoning: Suburban Residential (RS)
Proposed Zoning: General Commercial (CG)
Current Land Use Unimproved Residential Lots
Land Use Plan Suburban Residential
Resolution No. PZ2025-14
Rezone from Suburban Residential(RS)to General Commercial(CG)
Kenai Spur Hwy @ Wildwood Page 2 of 5
SUMMARY
The applicants are seeking to rezone properties located primarily north and east of the Kenai Spur
Highway and north of Wildwood Drive in the Black Gold Estates Subdivision (Amended) from
Suburban Residential (RS) to General Commercial (CG) zoning district. One parcel is located to
the west of the Kenai Spur Highway(KPB Parcel 03902122), which is currently split zoned as RS
and CG. The new zoning for this parcel would be wholly CG. Five parcels south of Wildwood
Drive in the Carl F. Ahlstrom Subdivision are also included due to their proximity to other CG
zoned parcels and common ownership.
The purpose of the rezone is to allow commercial uses to be developed on the subject parcels.
Due to the proximity of the Kenai Spur Highway, it is anticipated that commercial uses are more
likely to develop along the corridor, acting as a buffer to the proposed suburban residential
subdivision beyond the affected parcels.
The Kenai Spur Highway is classified as a Principal Arterial in this location by the Alaska
Department of Transportation and as such, it is used to convey a high volume of traffic to Nikiski
and points north. A Principal Arterial route often has higher annual average daily traffic counts
than surrounding city streets, and generally results in higher associated road noise. This noise
often deters substantial residential development directly on the route.
These parcels were originally platted in the 1960s. As development priorities within the City have
changed over time, the preferred use of the land has also changed. Land use along this corridor
and similar corridors in the City are commercial or light industrial in nature. Expanding the CG
Zoning District will allow for additional development along the Kenai Spur Highway.
ANALYSIS
Pursuant to KMC Section 14.20.270, the initiation of a Zoning Map Amendment may be initiated
by a majority of the property owners in the area to be rezone. Furthermore,the area to be rezoned
contains a minimum one (1) acre (excluding street or alley rights-of-way) unless the amendment
enlarges an adjacent district boundary.
The affected parcels are owned by eight different landowners. A majority of the landowners have
expressed support. Written letters of support are attached to the application in this packet. This
therefore, meets the requirements for the initiation of a rezone application.The combined area of
the rezone is approximately 9.55 acres,which exceeds the minimum one(1) acre requirement for
a zoning map amendment and it would expand the adjacent General Commercial zoning district
to the south and west of the proposed rezone area.
Existing and Proposed Zonin
The existing zoning is Suburban Residential (RS) and the intent as outlined in KMC Section
14.20.090 states the following:
The RS Zone is intended to provide for medium density residential development in
areas which will be provided with common utility systems. The specific intent in
establishing this zone is:
(1) To separate residential structures to an extent which will allow for adequate
light, air, and privacy;
Resolution No. PZ2025-14
Rezone from Suburban Residential(RS)to General Commercial(CG)
Kenai Spur Hwy @ Wildwood Page 3 of 5
(2) To prohibit uses which would.
(A) Violate the residential character of the environment,
(8) Generate heavy traffic in predominantly residential areas.
Findings: The area is currently surrounded to the west and south with existing commercial
uses. A commercial use is also present in the center of the proposed rezoning area. The
subdivision has not been developed in over sixty years, and given current development trends
in the City of Kenai, the land closest to the Kenai Spur Highway is typically used for
commercial uses. The current zoning, RS prohibits commerical uses unless it is a conditional
use which may preclude potential development from occurring due to an increased
administrative burden on potential developers.
The proposed zoning is General Commercial (CG) and the intent as outlined in KMC Section
14.20.120 states the following:
The CG zone allows for the widest range of commercial uses compared to other
commercial zoning districts. The current zoning district, Suburban Residential (RS) is
intended to provide for medium density residential development. The existing RS zone
is not the preferred land use for this area as there are existing commercial uses to the
south and west of the proposed rezone area and the subject properties are located on
or near the Kenai Spur Highway.
The rezone to General Commercial (CG) zone would increase the adjacent CG zoning
district, which it is anticipated that it would be developed in conjunction with the
surrounding commercial uses along the Kenai Spur Highway. Therefore, it would
minimize potential impacts of commercial development on existing residential uses.
Findings: The rezone to CG zone would increase the adjacent CG zoning district, which it is
anticipated that it would be developed in conjunction with the surrounding
commercial/institutional uses to the west and south. Therefore, minimizing potential impacts
of commercial development on existing uses.
Comprehensive Plan—Land Use Classification
The existing land use classification is Suburban Residential and the intent as outlined in the
Imagine Kenai 2030 Comprehensive Plan ("Comprehensive Plan") states the following:
Kenai residents place a high value on residential neighborhoods that are safe for all ages and
located near important community facilities such as schools, recreational facilities, the library,
parks, government services, and commercial areas.
Findings: The existing land use classification states that the area is to be Suburban
Residential. Due to the Kenai Spur being a Principal Arterial route,there is reason to anticipate
that this area will become a mix of commercial uses, as traffic is higher along the Kenai Spur
Highway and the associated road noise make residential uses less desirable. The proposed
rezone to CG zone would be consistent as a natural extension of the General Commercial
land use classification that is immediately south of the subject properties as identified in the
Comprehensive Plan.
An amendment to the land use map in the Comprehensive Plan is required, as all the
Resolution No. PZ2025-14
Rezone from Suburban Residential(RS)to General Commercial(CG)
Kenai Spur Hwy @ Wildwood Page 4 of 5
proposed uses are not allowable in Suburban Residential zones.The City anticipates updating
the Comprehensive Plan within a couple years, and a new Land Use Plan may be developed
as a part of this process.
The Comprehensive Plan supports this rezoning in the following identified goal:
Goal 1 — Quality of Life: Promote and encourage quality of life in Kenai.
• Q-4: Promote the siting and design of land uses that are in harmony and
scale with surrounding uses.
Findings: The proposed rezone to CG would align with the commercial development of the
surrounding neighborhoods.
Existing Use
In the proposed rezone area, there are no principal structures. Commercial enterprises exist to
the south and west of the proposed rezone area, and mirroring the zoning on the opposite side of
the Kenai Spur Highway would open up land for new development. The original subdivision was
platted over sixty years ago, and to date, there is little development within the entirety of the
subdivision.
Fina.. :; The proposed rezone to CG zone would make the land fronting the Kenai Spur
Highway, as well as adjacent lots behind them more desirable for development. The parcels
not fronting the highway could potentially be merged in future subdivisions to allow for large
developments.
PUBLIC NOTICE
Pursuant to Kenai Municipal Code 14.20.280 notices of the public hearing for the rezone were
mailed to property owners within a three hundred-foot (300) periphery of the subject properties.
City staff published notice of the public hearing in the Peninsula Clarion, and notification was
posted.
No public comments have been received as of the date of this meeting.
AFF RECOMMENDA'.
Based on the findings and analysis in this staff report, Staff recommends the Planning & Zoning
Commission recommending approval of a rezone of twenty-eight (28) parcels from Suburban
Residential (RS) to General Commercial (CG) Zoning District; recommending a Zoning Map
Amendment; and a Land Use Map Amendment. Planning & Zoning Commission's
recommendation will be forwarded to City Council for consideration.
ATTACHMENTS
Zoning Map
Application Materials
Letter of Intent
Letters of Support
Aerial Map
Plat
Draft Zoning Map
Resolution No. PZ2025-14
Rezone from Suburban Residential (RS)to General Commercial(CG)
Kenai Spur Hwy @ Wildwood Page 5 of 5
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Kenai,AK 99611
Application (901)283-8200
planning@kenaixity
www kenai.64,1planning
PETITIONER
Name:
Mailing Address: State; A�. Zip Code:
Phone Number(s):
Email:
rKen7a,lPenin7sularough Parcel# (s): r.
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gal Description:
a •NING INFORMATION
Present Zone:
Proposed Zone:
Intended Use and/or Reason for Rezoning (attach additional sheets if necessary):
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- - - - --- AMENDMENT PROCEDURE REQUIREMENTS
The area proposed to be rezoned contains a minimum of 1 acre (excluding street or alley rights- Gi(YES
of-way), unless the amendment enlarges an adjacent zoning district boundary.
This proposed amendment to the zoning ordinance is not substantially the same as any other E3 YES
unapproved proposed amendment submitted within the previous 9 months.
i understand a public hearing is required as outlined in the Kenai Zoning Code, a $250 fee is
required ($265 total after tax), and that this application will be reviewed following Kenai City YES
Code 14.20.270, available at kenai.municipal.codes/KMC/14.20.270.
I have included a map of the proposed rezone area and applicable signatures. 0 YES
The proposed Zoning Code and Official Zoning Map Amendments is initiated by(check one):
❑ Kenai City Council
❑ Kenai Planning &Zoning Commission
❑ Petition of majority of the property owners in the area to be rezoned
❑ Petition bearing the signatures of 50 registered voters within the City of Kenai
❑ Petition as provided by the Home Rule Charter of the City of Kenai
PETITIONER'S SIGNATURE
Signature: _ 3
Printed Name: _ Date:
For City Use Only Date Application Fee Received:
PZ Resolution Number:
Kevin Buettner
From: Alex Douthit
Sent: Tuesday, March 4,2025 10:45 AM
To: Kevin Buettner
Subject Rezone
CAUTION:This email originated from outside your organization.Exercise caution when opening attachments or clicking
links,especially from unknown senders.
Good Afternoon,
It is my request to rezone an area on the Kenai Spur Hwy and Wildwood Drive.
i currently own a large lot in the middle of the area that is zoned General Commercial and this would align the
surrounding areas to also be general commercial.
The surrounding lots are currently zoned Suburban residential.
With this change,this area would then mirror the adjacent side of the Kenai Spur hwy which has a very
similar area that is already zoned General Commercial.
This rezoning would allow for much needed commercial development areas within the City of Kenai and
encourage economic growth within the city.The attached letters in addition to myself represent 22 of 29
surrounding lots.
The lots requesting to rezone are listed as follows
4320, 14288,14260,14256,14224,14383 KENAI SPUR HWY
2815,2813,2811,2809,2807,2717,2715,2713,2707,2705 WILDFLOWER DR.
2710,2714,2712,2717.2719,2721,2723 Wildwood dr.
1303 ORCHID WAY
2718,2720,2722,2724,2726 Augustine
Also attached are letters of support form a large majority of the involved land owners.
Thank you,
Al x Douthit
1
DOYLE"S FUEL SERVICE
S3&n1V11N0 TSE Xr-MAT SINCE 1962
3/4/2025
To Whom it may concern,
Weaver Brothers/Doyle's Fuel Service is in support of
zoning 14383 Kenai Spur Hwy Kenai, Alaska 99611 into a
commercial zone as well as any lots directly across the
Kenai Spur Hwy in the vicinity of this address.
Thank you,
Kev'n Doyle
iOe
Weaver Brothers/Doyle's Fuel Service, Inc.
P.O. Box 582 * Kenai, AK 99611 * Phone: 907-283-7655 *Fax: 907-283-3677
3/4125,3:26 PM The Douthit Family Mail-rezone
14 maI Alex Douthit
rezone
NEIMI"M Fri, Feb 28,2025 at 9:44 AM
yes i John Bennett would like to rezone my lots to general commercial
[Quoted text hidden]
https.//mail_google.com/maiVu/0/?ik=98b80abd7e&view=pt&search=all&per►msgid=msg-f:1825327864530797154&simpl=msg-f.1825327864530797154 1/1
314/25,327 PM The Douthit Family Mail-Rezone on Kenai Spur Hwy project
IAGmail Alex Douthit
Rezone on Kenai Spur Hwy project
bryan lowe Fri, Feb 28,2025 at 9:09 PM
To:Alex Dou i
1, Bryon Lowe, owner of 14260 Kenai Spur Hwy am in support of Rezoning this lot and the surrounding area to General
Commercial as proposed by Alex Douthit.
Thank You
Bryan Lowe
Sent from my+ one
[Quoted text hidden]
https:Hmail_google_com/maiVu/0!?ik=98b80abd7e&view=pt&search=all&permmsgid=msg-f:1825370955234828816&simpl=msg-f1825370955234828816 1/1
3/4125,3:26 PM The Douthit Family Mail-rezone
tl"I a!l Alex Douthit
rezone
1 message
John Mellish Fri,Feb 28,2025 at 5:16 PM
To:
To Who It May Concern,
I am in full support of rezoning the property adjacent to RPM's at 14096 Kenai Spur Highway to"general commercial".
Sincerely,
RPM's LLC
John Mellish
https://mail.google.conVmaiVu/0/?ik=98b8Oabd7e&view=pt&search=all&pennthid=thread-f:1825356288408065345&simpl=msg-f:1825356288408065345 1/1
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