HomeMy WebLinkAboutResolution No. PZ2025-17KENAI
CITY OF KENAI
PLANNING AND ZONING COMMISSION
RESOLUTION NO. PZ2025-17
A RESOLUTION GRANTING A CONDITIONAL USE PERMIT TO DEVELOP AND OPERATE A
MINI -STORAGE FACILITY AT 1001 THIRD STREET IN THC URBAN RESIDENTIAL (RU)
ZONING DISTRICT.
APPLICANT: Cornerstone Developments of Alas , LLC — Adam Tugan
r
PROPERTY ADDRESS: 1001 Third Street
LEGAL DESCRIPTION: Mommsens Sub Replat Addn No 1 & 2, Lot 12 Blk 6 Addn No. 1
KENAI PENINSULA BOROUGH PARCEL NUMBER: 03912318
r
WHEREAS, a complete application mee ' g the requirements of Kenai Municipal Code 14.20.150
was submitted to the City on April 8, 2 5; and,
WHEREAS, the applicant has demonstrated that the prerequisites of a Conditional Use Permit
have been met pursuant to/KenMunicipal Code 14.20.150; and,
WHEREAS, the City of Kanning and Zoning Commission conducted a duly advertised
public hearing on May 15, 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,
s The Urban Residential (RU) Zone is intended to provide for apartments and
fble uses in areas near centers of shopping, services and employment where high -
residential development is desirable.
The proposed development would not necessarily violate the character of the
neighborhood as it would provide a practical amenity for residents to store personal
belongings, seasonal equipment such as fishing gear, snow machines, and household
items, thereby supporting the functionality and organization of the nearby apartments,
multi- and single-family dwellings.
As Redoubt Avenue is considered a Minor Collector Route, and often has higher annual
average daily traffic counts than the surrounding streets, and while there is no significant
change in traffic anticipated, Staff recommends the entry to the property be moved to Third
Street to forestall any possible changes/increases to traffic on Redoubt Avenue. There is
Resolution No. PZ2025-17
Page 2 of 4
adequate parking available, as it is for loading and unloading only. Staff finds that the
proposed use meets the intent of the RU zoning district.
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 proposed indoor heated storage facility will not impair the economic and
noneconomic value of the adjacent properties and neighborhood as, per the applicant, it
will be designed to minimize disruption. Unlike outdoor storage, the facility's indoor
structure eliminates visual clutter, noise and activity that could detract from the
neighborhood's rural aesthetic. Being heated, it ensures year-round functionality without
external equipment that might disturb residents.
The Applicant plans to incorporate natural landscaping, setbacks and screening (fencing
or vegetation) to ensure a proper buffer. The units will generate low traffic volumes, and
enhance the utility of the neighborhood by providing a practical amenity, reducing the need
for sprawling outbuildings that could clutter the neighborhood. At a scale of 82 units, the
facility ensures it serves local demand without transforming the area into a commercial
hub, preservice the residential character.
Staff finds the proposed use would not impair the economic and noneconomic value of
adjacent properties and neighborhood.
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 Suburban Residential (RS) land use classification. The RS Land Use
Classification is defined in the Comprehensive Plan:
Suburban Residential is intended for single-family and multi -family residential uses that
are urban or suburban in character. The area will typically be developed at a higher
density; lots are typically smaller; and, public water and sewer services are required or
planned. Some developments may be required to construct streets to a pave standard
and larger subdivisions may be required to provide sidewalks and public areas. Parks and
open space land uses may be considered appropriate.
The surrounding uses consist of empty lots to the north, empty lot and residential to the
east, empty lots and a single-family dwelling to the south, and empty lot and apartment
buildings to the west. To the south of Redoubt Avenue, it is zoned Recreational (R) and
Rural Residential (RR). To the North, it is Suburban Residential (RS), as well as
surrounding the strip of seven (7) Urban Residential (RU) parcels that include 1001 Third
Avenue.
As stated by the applicant in detail in the application letter, the proposed use of the
property as proposed is consistent and in harmony with several goals in the 2016
Comprehensive Plan.
In Imagine Kenai 2030 Comprehensive Plan, Chapter 6, "Goals, Objectives, and
Implementation", several goals and objectives are met from the proposed use.
Goal 1 — Quality of Life is to promote and encourage quality of life in Kenai.
Resolution No. PZ2025-17
Page 3 of 4
Objective Q-2
Protect and rejuvenate the livability of existing Neighborhoods.
Objective Q-4
Establish siting and design standards so that development is in harmony and scale
with surrounding uses.
Objective Q-5
Update existing site design guidelines for commercial development — landscaping,
setbacks, parking.
Goal 2 — Provide economic development to support the fiscal health of Kenai.
Objective ED-2
Implement business -friendly regulations, taxation and incentives to create a stable,
positive climate for private investment.
Goal 3 — Land Use is to develop land use strategies to implement a forward -looking
approach to community growth and development.
Objective LU-2
Promote the infill of existing, improved subdivision lots.
Objective LU-6
Review Zoning Code to consider use of buffers and buffer zones to separate
incompatible land uses. Review landscaping ordinance to ensure buffers are required
to protect Neighborhoods.
Objective LU-12
Ensure that the installation of basic public infrastructure (roads, sewer, water and
drainage) is coordinated with the timing of development and that improvements are
in place at the time impacts occur.
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 and adequate forthe proposed use. Redoubt
Avenue is a paved City -maintained road.
5. KMC 14.150(d)(5) The proposed use will not be harmful to the public safety, health or
welfare;
Findings: There is adequate parking and buffer for the proposed use to minimize the
impact to the surrounding area. It is not anticipated that the conditional use will be
harmful to the public safety, health or welfare.
As noted by the applicant, Its low -impact design, minimal environmental footprint, and
community -serving purpose ensure safety through reduced hazards, protect health with
no significant pollution or sanitation issues, and enhance welfare by meeting a local
need without adverse impacts.
Resolution No. PZ2025-17
Page 4 of 4
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: Staff finds that allowing an indoor Mini -Storage facility does not cause any
adverse impacts on the surrounding properties. Staff recommends the entrance to the
facility be constructed on Third Avenue, instead of Redoubt, to continue the current traffic
patterns on Redoubt Avenue.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF
THE CITY OF KENAI, ALASKA:
Section 1. That a conditional use permit is granted to develop and operate an indoor heated
storage facility of approximately 82 units at 1001 Third Street, on the property
described as Mommsens Subdivision Replat Addn No 1 & 2 Lot 12 Blk 6 Addn No 1
in the Urban Residential (RU) 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. Site must have sight -obscuring fencing along Third Street.
4. Site operational hours are restricted to 7am-7pm daily.
PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA,
THIS 14T" DAY OF MAY, 2025
Jeff Twait, CHAIRPERSON
ATTEST:
Meghan Thibodeau, Deputy City Clerk
7 7/ 111�
jC1110 STAFF REPORT
PLANNING &ZONING DEPARTMENT
TO: Planning and Zoning Commission
THROUGH: Kevin Buettner, Planning Director
FROM: Beth McDonald, Planning Administrative -Assistant
DATE: April 14, 2025
SUBJECT: Resolution PZ2025-17 — Conditional Use Permit — Mini -Storage Facility
Request The applicant is requesting to develop and operate an indoor heated
mini -storage facility with approximately 82 units.
Staff Adopt Resolution PZ2025-17 approving a Conditional Use Permit to
Recommer develop and operate a mini -storage facility at 1001 Third Street, in the
Urban Residential (RU) Zoning District.
Applicant: Cornerstone Developments of Alaska, LLC — Adam Tugan
Legal Description: Mommsens Sub Replat Addn No 1 & 2 Lot 12 Blk 6 Addn No 1
Property Address: 1001 Third St.
KPB Parcel No.: 03912318
Lot Size: 28,314 square feet (.65-acres)
Zoning: Urban Residential (RU)
Current Use: Vacant Lot
Land Use Plan: Suburban Residential (RS)
SUMMARY
The Applicant is requesting to develop and operate an indoor heated mini -storage facility with
approximately 82 units at 1001 Third Street, located at the intersection of Redoubt Avenue and
Third Street. A Conditional Use Permit (CUP) is required to operate a Mini -Storage Facility in the
Urban Residential (RU) Zoning District.
ANALYS09
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, the Commission shall determine
that the identified criteria as outlined in KMC 14.20.150(e) Conditional Use Permits Review
Criteria are met.
Criteria 1: The use is consistent with the purpose of this chapter and the purposes and
intent of the zoning district.
Findings The Urban Residential (RU) Zone is intended to provide for apartments
and compatible uses in areas near centers of shopping, services and employment
where high -density residential development is desirable.
The proposed development would not necessarily violate the character of the
neighborhood as it would provide a practical amenity for residents to store personal
belongings, seasonal equipment such as fishing gear, snow machines, and household
items, thereby supporting the functionality and organization of the nearby apartments,
multi- and single-family dwellings.
As Redoubt Avenue is considered a Minor Collector Route, and often has higher annual
average daily traffic counts than the surrounding streets, and while there is no significant
change in traffic anticipated, Staff recommends the entry to the property be moved to Third
Street to forestall any possible changes/increases to traffic on Redoubt Avenue. There is
adequate parking available, as it is for loading and unloading only.
Staff finds that the proposed use meets the intent of the RU zoning district.
Criteria 2: The economic and noneconomic value of the adjoining property and
neighborhood will not be significantly impaired.
Findin.: The proposed indoor heated mini -storage facility will not impair the economic
and noneconomic value of the adjacent properties and neighborhood as, per the applicant,
it will be designed to minimize disruption. Unlike outdoor storage, the facility's indoor
structure eliminates visual clutter, noise and activity that could detract from the
neighborhood's rural aesthetic. Being heated, it ensures year-round functionality without
external equipment that might disturb residents.
The Applicant plans to incorporate natural landscaping, setbacks and screening (fencing
or vegetation) to ensure a proper buffer. The units will generate low traffic volumes, and
enhance the utility of the neighborhood by providing a practical amenity, reducing the need
for sprawling outbuildings that could clutter the neighborhood. At a scale of 82 units, the
facility ensures it serves local demand without transforming the area into a commercial
hub, preserving the residential character
Staff finds the proposed use would not impair the economic and noneconomic value of
adjacent properties and neighborhood.
Resolution No. PZ2025-17
Conditional Use Permit
Mini Storage Facility
Page 2 of 5
Criteria 3: The proposed use is in harmony with the Comprehensive Plan.
The Land Use Plan, from the 2016 Comprehensive Plan, identifies the subject
property with the Suburban Residential (RS) land use classification. The RS Land Use
Classification is defined in the Comprehensive Plan:
Suburban Residential is intended for single-family and multi -family residential uses that
are urban or suburban in character. The area will typically be developed at a higher
density, lots are typically smaller, and, public water and sewer services are required or
planned. Some developments may be required to construct streets to a pave standard
and larger subdivisions may be required to provide sidewalks and public areas. Parks
and open space land uses may be considered appropriate.
The surrounding uses consist of empty lots to the north, empty lot and residential to the
east, empty lots and a single-family dwelling to the south, and empty lot being developed
into two multi -family structures, and apartment buildings further to the west. To the south
of Redoubt Avenue, it is zoned Recreational (R) and Rural Residential (RR). To the North,
it is Suburban Residential (RS), as well as surrounding the strip of seven (7) Urban
Residential (RU) parcels that include 1001 Third Avenue.
As stated by the applicant in detail in the application letter, the proposed use of the
property as proposed is consistent and in harmony with several goals in the 2016
Comprehensive Plan.
In imagine Kenai 2030 Comprehensive Plan, Chapter 6, "Goals, Objectives, and
Implementation", several goals and objectives are met from the proposed use.
Goal 1 — Quality of Life is to promote and encourage quality of life in Kenai.
Objective Q-2
Protect and rejuvenate the livability of existing Neighborhoods.
Objective Q-4
Establish siting and design standards so that development is in harmony and scale
with surrounding uses.
Objective Q-5
Update existing site design guidelines for commercial development — landscaping,
setbacks, parking.
Goal 2 — Provide economic development to support the fiscal health of Kenai.
Objective ED-2
Implement business -friendly regulations, taxation and incentives to create a stable,
positive climate for private investment.
Resolution No. PZ2025-17
Conditional Use Permit
Mini Storage Facility
Page 3 of 5
Goal 3 — Land Use is to develop land use strategies to implement a forward -looking
approach to community growth and development.
Objective LU-2
Promote the infill of existing, improved subdivision lots.
Objective LU-6
Review Zoning Code to consider use of buffers and buffer zones to separate
incompatible land uses. Review landscaping ordinance to ensure buffers are required
to protect Neighborhoods.
Objective LU-12
Ensure that the installation of basic public infrastructure (roads, sewer, water and
drainage) is coordinated with the timing of development and that improvements are
in place at the time impacts occur.
Criteria 4: Public services and facilities are adequate to serve the proposed use.
Findings: City water and sewer are available and adequate for the proposed use.
Redoubt Avenue is a paved City -maintained road.
Criteria 5: The proposed use will not be harmful to the public safety, health or welfare.
f There is adequate parking and buffer for the proposed use to minimize the
impact to the surrounding area. It is not anticipated that the conditional use will be harmful
to the public safety, health or welfare.
As noted by the applicant, Its low -impact design, minimal environmental footprint, and
community -serving purpose ensure safety through reduced hazards, protect health with
no significant pollution or sanitation issues, and enhance welfare by meeting a local need
without adverse impacts.
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.
Findings: Staff finds that allowing an indoor Mini -Storage facility does not cause any
adverse impacts on the surrounding properties. Staff recommends the entrance to the
facility be constructed on Third Avenue, instead of Redoubt, to continue the current traffic
patterns on Redoubt Avenue.
PUBLIC NOTICE
Pursuant to Kenai Municipal Code 14.20.280(c) notices of the public hearing for the conditional
use 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. 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.
Resolution No. PZ2025-17
Conditional Use Permit
Mini Storage Facility
Page 4 of 5
No public comments have been received at the time of this report.
S _.. _COMMENDATION
Staff finds that the proposed Conditional Use Permit to develop and operate an indoor heated
mini -storage facility with approximately 82 units at 1001 Third Street, on the property described
as Mommsens Subdivision Replat Addn No 1 & 2 Lot 12 Blk 6 Addn No 1 meets the criteria for
issuance of a Conditional Use Permit as set forth in subsections (e)(1) through (e)(6) of Kenai
Municipal Code 14.20.150, and hereby recommends that the Planning and Zoning Commission
adopt Resolution PZ2025-17 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.
ATTACHMENTS
Aerial Map
Application
Application Letter
Site Plan
Mommsens Sub Replat Addn No 1 &2 Subdivision Plat
Resolution No. PZ2025-17
Conditional Use Permit
Mini Storage Facility
Page 5 of 5
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Conditional Use Permit
Application
•r•
PROPERTY
City of Kenai
Planning and Zoning Department
210 Fidalgo Avenue
Kenai, AK 99611
(907) 283-8200
planning@kenai.city
www.kenai.city/planning
Name:
Cornerstone Developments of Alaska, LLC
Mailing Address:
City:
State:
IWA
JZip Code:
199037
Phone Number(s):
Email:
PETITIONER REPRESENTATIVE_
Name: Adam Tugan
:
Mailing Address:
City:
State:
JAK
JZip Code:
199672
Phone Number(s):
Email:
. •••• r• r
Kenai Peninsula Borough Parcel # (Property Tax ID):
103912318
Physical Address: 1001 3rd St Kenai, AK 99611
.egal Description: T 6N R 12W SEC 25 SEWARD MERIDIAN KN 0001355 MOMMSENS SUB REPLAT ADDN NO 1 & 2 LOT 12 BL
.oning: Urban Residential
Acres: 0.65 Acres
CONDITIONAL USE DESCRIPTION
(include(include site planifloor plan with square footages)
State Business License and KP13 Tax Compliance it applic.7able7)=
or
How is this property currently being used? I Vacant Land
Conditional Use Requested for (attach additional sheets if necessary):
See Attachment - Section 1
Explain how the conditional use is consistent with purposes and intent of the zoning district of the property -
See Attachment - Section 2
Explain how the value of adjoining property and neighborhood will not be significantly impaired by the conditional
• ise:
See Attachment - Section 3
Use of surrounding property - north:
Suburban Residential
Use of surrounding property - south:
Recreational
Use of surrounding property - east:
Urban Residential
Use of surrounding property - west:
Urban residential
Explain how the conditional use is in harmony with the City's Comprehensive Plan:
See Attachment - Section 4
Are public services and facilities on the property adequate to serve the proposed conditional use?
See Attachment - Section 5
Explain how the conditional use will not be harmful to public safety, health, or welfare:
See Attachment - Section 6
Are there any measures with access, screening, site development, building design, or business operation that will
lessen potential impacts of the conditional use to neighbors?
See Attachment - Section 7
AUTHORITY TO APPLY FOR CONDITIONAL USE:
I hereby certify that (I am) (I have 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:
Date:
4/8/2025
Print Name:
Adam Tugan
Title/Business:
Manager/ Co-owner
Date Application Fee Received:
For City Use Only
PZ Resolution Number:
CORNERSTONE
DEVELOPMENTS
OF ALASKA LLC
Section 1. - Conditional Use Requested for:
The applicant requests a Conditional Use Permit (CUP) to develop and operate an indoor heated
storage facility with approximately 82 units at 1001 3rd St, located at the intersection of Redoubt
Ave and 3rd Street in Kenai, within the Rural Residential (RU) zoning district. Under Kenai
Municipal Code 14.20,050, storage facilities are not a permitted use in RU zones but may be
allowed with a CUP if they meet community goals and compatibility standards. This proposal
seeks approval to introduce a low -impact, service -oriented use in a residential area, designed to
harmonize with the surrounding rural character.
Section 2. - Explain how the conditional use is consistent with purposes and
intent of the zoning district of the property:
The proposed indoor heated storage facility at 1001 3rd St is consistent with the purposes and
intent of the RU zoning district in the following ways:
1. Support for Residential Use and Lifestyle:
The RU district prioritizes a low -density residential environment. This storage facility
enhances the rural residential lifestyle by providing a practical amenity for residents to
store personal belongings, seasonal equipment (e.g., fishing gear, snow machines), and
household items, thereby supporting the functionality and organization of nearby single-
family homes. Its proximity to Redoubt Ave and 3rd Street, near the downtown core,
offers convenience without necessitating urban -density development, aligning with the
district's goal of maintaining a rural character with minimal infrastructure demands.
2. Low -Impact Design Compatible with Rural Character:
The facility's indoor, heated design ensures minimal external impact, preserving the
tranquility and aesthetics of the RU district. Unlike open storage or industrial uses, the
enclosed structure reduces noise, visual clutter, and traffic compared to permitted
accessory uses like large garages or barns. The Imagine Kenai 2030 Comprehensive Plan
supports such compatibility through Goal 1, Objective Q-4, which promotes land uses "in
harmony and scale with surrounding uses" (Chapter 6, Section 6.2). Landscaping,
setbacks, and buffers (Goal 3, Objective LU-6) will further mitigate effects on adjacent
properties, maintaining the rural residential ambiance.
3. Efficient Use of Existing Infrastructure:
The RU district assumes reliance on existing rural infrastructure, such as gravel roads and
on -site utilities. The storage facility at 1001 3rd St leverages Redoubt Ave's accessibility
without requiring significant upgrades to roads, water, or sewer systems beyond what is
already available or planned for the site. This aligns with the district's intent to limit
urban sprawl and infrastructure costs, as well as the Comprehensive Plan's Goal 3,
Objective LU-12, which emphasizes coordinating development with existing
infrastructure (Chapter 6, Section 6.4).
4. Community Benefit Without Altering District Purpose:
While the RU district focuses on residential uses, the conditional use process allows
flexibility for community -serving uses that do not undermine its rural intent. The storage
facility meets a demonstrated need for secure, climate -controlled storage in Kenai,
supporting residents' quality of life (Goal 1) and economic vitality (Goal 2) as outlined in
the Comprehensive Plan (Chapter 6, Sections 6.2 and 6.3). Its scale —approximately 82
units —remains modest, ensuring it serves local households rather than transforming the
area into a commercial hub, thus preserving the district's low -density residential focus.
5. Alignment with Comprehensive Plan's Flexibility:
The Imagine Kenai 2030 Comprehensive Plan maps RU zones to its Low Density
Residential (LDR) classification, intended for "large -lot single-family low -density
residential development" (Chapter 5, Section 5.4.3), but also encourages adaptive land
use to meet evolving needs (Chapter 5, Section 5.1). The storage facility aligns with this
flexibility by introducing a low -impact service use that complements residential living,
supporting Goal 3's forward -looking approach to growth (Chapter 6, Section 6.4) without
conflicting with the RU district's rural residential purpose.
Conclusion:
The indoor heated storage facility with approximately 82 units at 1001 3rd St is consistent with
the RU zoning district's purposes and intent by enhancing the rural residential lifestyle,
maintaining low -impact compatibility, utilizing existing infrastructure, and providing a
community benefit without altering the district's primary residential character. Its design and
location align with both the zoning code and the Imagine Kenai 2030 Comprehensive Plan,
ensuring it supports rather than detracts from the RU district's rural residential environment.
Section 3. - Explain how the value of adjoining property and neighborhood
will not be significantly impaired by the conditional use:
The proposed indoor heated storage facility at 1001 3rd St will not significantly impair the value
of adjoining properties or the surrounding neighborhood due to its low -impact design,
compatibility measures, and alignment with community goals. The following points demonstrate
how the project preserves the rural residential character and property values in the RU district:
1.
Low -Impact Indoor Design Minimizes Disruption:
Unlike outdoor storage or industrial uses, the facility's indoor structure eliminates visual
clutter, noise, and activity that could detract from the neighborhood's rural aesthetic. The
heated feature ensures year-round functionality without external equipment (e.g.,
generators) that might disturb residents. This aligns with the Imagine Kenai 2030
Comprehensive Plan Goal 1, Objective Q-4, which promotes land uses "in harmony and
scale with surrounding uses" (Chapter 6, Section 6.2). By maintaining a clean, enclosed
appearance, the facility avoids the depreciation often associated with unsightly or noisy
developments, preserving the appeal and value of adjoining single-family homes.
2.
Mitigation Through Site Design and Buffers:
The project will incorporate natural landscaping, setbacks, and screening (e.g., fencing or
vegetation) as recommended by Goal 3, Objective LU-6 of the Comprehensive Plan
(Chapter 6, Section 6.4), ensuring a buffer between the facility and adjacent properties.
These measures, consistent with updated site design guidelines (Objective Q-5), will
obscure the building from view, reduce light spillage, and maintain privacy for neighbors.
In a rural residential context, where large lots and open space are valued, such mitigation
prevents any significant aesthetic or functional impairment, supporting property values
comparable to permitted accessory structures like sheds or garages.
3.
Minimal Traffic and Activity Impact:
Storage facilities generate low traffic volumes, primarily occasional visits by users,
unlike retail or office uses that could increase congestion. Located at Redoubt Ave and
3rd Street, the site benefits from existing road access near the downtown core, dispersing
trips without overburdening rural streets. This low -intensity use aligns with the RU
district's intent for minimal infrastructure demands (KMC 14.20.050) and avoids the
traffic -related devaluation that might occur with higher -impact developments. The
Comprehensive Plan's emphasis on efficient land use (Goal 3, Objective LU-2) supports
this approach, ensuring neighborhood functionality remains intact.
4.
Enhancement of Neighborhood Utility and Appeal:
The facility provides a practical amenity for residents, addressing storage needs for
seasonal items, recreational equipment, or excess belongings in a rural area where large
accessory buildings might otherwise proliferate on individual lots. By centralizing
storage in a single, well -designed facility, it reduces the need for sprawling outbuildings
that could clutter the neighborhood and lower its cohesive rural charm. This supports
property values by maintaining a tidy, organized community appearance, consistent with
Goal 1's focus on quality of life (Chapter 6, Section 6.2).
5.
Precedent of Compatible Uses in Residential Areas:
Storage facilities, particularly indoor ones, are often approved in or near residential zones
nationwide when designed to blend with surroundings, as they provide utility without the
negative externalities of commercial or industrial operations. At 1001 3rd St, the modest
scale of 82 units ensures it serves local demand without transforming the area into a
commercial hub, preserving the RU district's residential character. The Comprehensive
Plan's allowance for flexible land use (Chapter 5, Section 5.1) reinforces this
compatibility, suggesting that well -integrated service uses can coexist with rural
residential areas without impairing value.
Conclusion:
The indoor heated storage facility at 1001 3rd St will not significantly impair the value of
adjoining properties or the neighborhood due to its low -impact, indoor design, effective
mitigation measures, minimal traffic, and enhancement of community utility. By adhering to the
RU district's rural residential intent (KMC 14.20.050) and the Imagine Kenai 2030
Comprehensive Plan's goals for compatibility and quality of life, the project ensures that the
surrounding area retains its aesthetic, functional, and economic value. Far from detracting, it
offers a subtle benefit that supports the neighborhood's livability and appeal.
Section 4. — Explain how the conditional use is in harmony with the City's
Comprehensive Plan:
The proposed indoor heated storage facility at 1001 3rd St is in harmony with the Imagine Kenai
2030 Comprehensive Plan, adopted on January 3, 2017, by supporting its overarching goals of
enhancing quality of life, fostering economic vitality, and promoting efficient land use, while
respecting the rural residential context of the RU zoning district. Below, we outline how the
project aligns with specific Plan goals and objectives.
1. Enhancing Quality of Life (Goal 1):
Goal 1 aims to "promote and encourage quality of life in Kenai" by meeting diverse
resident needs (Chapter 6, Section 6.2). The storage facility supports this by providing a
practical, climate -controlled solution for storing personal belongings, seasonal
equipment, and recreational gear —key to Kenai's northern climate and outdoor lifestyle
(Chapter 4, Sections 4.2.1 and 4.7). Objective Q-4 calls for land uses "in harmony and
scale with surrounding uses," and the indoor design, with landscaping and setbacks
(Objective Q-5), ensures minimal impact on the rural residential neighborhood near
Redoubt Ave and 3rd Street. This enhances livability by reducing clutter on individual
properties, preserving the aesthetic and functional value of the area (Objective Q-2).
2. Supporting Economic Vitality (Goal 2):
Goal 2 seeks to bolster Kenai's fiscal health through economic development and job
creation (Chapter 6, Section 6.3). The storage facility aligns with Objective ED-2, which
promotes "business -friendly regulations, taxation, and incentives to create a stable,
positive climate for private investment." This project represents a private investment that
will generate temporary construction jobs and long-term employment for management
and maintenance. Though located in an RU zone, its proximity to the downtown core via
Redoubt Ave positions it as a strategic economic enhancer, offering a service that
supports local households without requiring extensive commercial rezoning (Objective
ED-5). This modest economic contribution harmonizes with the Plan's vision of
sustainable growth.
3. Promoting Efficient Land Use (Goal 3):
Goal 3 advocates a "forward -looking approach to community growth and development"
through efficient land use and infrastructure coordination (Chapter 6, Section 6.4). The
facility at 1001 3rd St supports Objective LU-2 by utilizing an existing RU-zoned parcel
for infill development, avoiding sprawl into undeveloped areas. Objective LU-12 ensures
"basic public infrastructure (roads, sewer, water, and drainage) is coordinated with the
timing of development," and the project leverages Redoubt Ave's rural road access
without necessitating significant upgrades beyond on -site needs. This aligns with the
Plan's emphasis on compact, cost-effective growth patterns (Chapter 5, Section 5.2.1),
harmonizing with the RU district's low -density framework while meeting community
demands.
4. Compatibility with Low Density Residential (LDR) Classification:
The RU zoning district corresponds to the Plan's Low Density Residential (LDR)
classification, intended for "large -lot single-family low -density residential development"
with rural standards (Chapter 5, Section 5.4.3). While storage is not a listed use, the Plan
encourages flexibility to adapt land use to evolving needs (Chapter 5, Section 5.1). The
indoor facility complements this classification by serving adjacent residents without
altering the area's rural character. Its design —enclosed, heated, and buffered (Goal 3,
Objective LU-6)—ensures compatibility with surrounding homes, aligning with the
Plan's intent to balance growth with neighborhood integrity.
5. Community Benefit and Strategic Location:
The Plan highlights Kenai's evolving needs, including storage for a growing senior
population and seasonal residents (Chapter 4, Section 4.7). Located near the downtown
core, the facility at 1001 3rd St bridges rural and urban areas, supporting the Plan's vision
of a connected community (Chapter 5, Section 5.2). By providing a centralized, low -
impact storage option, it reduces the proliferation of accessory structures on large lots,
maintaining the rural aesthetic while fulfilling a practical need, in harmony with the
Plan's holistic approach to development.
Conclusion:
The indoor heated storage facility with approximately 82 units at 1001 3rd St is in harmony with
the Imagine Kenai 2030 Comprehensive Plan by enhancing quality of life, supporting economic
vitality, and promoting efficient land use within the RU zoning district. Its thoughtful design and
strategic location near Redoubt Ave and 3rd Street ensure it complements the rural residential
environment while addressing community needs, fulfilling the Plan's vision of a thriving, well -
planned Kenai that balances growth with its unique character.
Section 5. - Adequacy of Public Services and Facilities for the Proposed
Conditional Use
Conditional Use Requested: The applicant seeks a Conditional Use Permit to develop an indoor
heated storage facility with approximately 82 units at 1001 3rd St, located at the intersection of
Redoubt Ave and 3rd Street in Kenai, within the Rural Residential (RU) zoning district.
Evaluation of Public Services and Facilities:
Public services and facilities on or available to the property at 1001 3rd St are adequate to serve
the proposed indoor heated storage facility, given its low -impact nature and the existing
infrastructure in this RU-zoned area near the downtown core. The following analysis assesses
key services —roads, water, wastewater, drainage, and utilities —in the context of the project's
needs and the Imagine Kenai 2030 Comprehensive Plan.
1. Road Access and Transportation:
The property at 1001 3rd St benefits from its location at the intersection of Redoubt Ave
and 3rd Street, providing direct access to an existing rural road network. The RU zoning
district typically features gravel roads designed for low -density residential use (KMC
14.20.050), and Redoubt Ave, as a collector street near the downtown core, adequately
supports the minimal traffic generated by a storage facility. Unlike retail or office uses,
this project will involve infrequent trips —primarily short visits by users —requiring no
significant road upgrades. The Comprehensive Plan's Goal 3, Objective LU-12
emphasizes coordinating development with existing infrastructure (Chapter 6, Section
6.4), and the current road capacity is sufficient to serve the proposed use without strain.
2. Water Supply:
The RU district often relies on individual on -site wells for water supply (Chapter 5,
Section 5.4.3), though properties near the downtown core may have access to municipal
water depending on proximity to service lines. The storage facility's water needs are
minimal, limited to a boiler system, and do not include high -demand activities like
industrial processing. This aligns with the Plan's focus on efficient infrastructure use
(Goal 3).
3. Wastewater Management:
Similar to water, RU properties typically use on -site septic systems (KMC 14.20.050).
The storage facility's wastewater demands are ZERO, with no discharge from the 82-unit
operation itself. No restrooms required. The Comprehensive Plan notes that RU areas
like Beaver Loop Road may see future sewer extensions (Chapter 5, Section 5.4.3), but
the project's minimal needs do not necessitate such upgrades.
4. Drainage:
The property's rural setting implies natural drainage or basic on -site solutions, typical for
RU zones with large lots (Chapter 5, Section 5.4.3). The indoor facility will generate
limited runoff, primarily from the building roof and small parking area, which can be
managed with gravel surfaces or simple swales per city standards. The Plan's Goal 3,
Objective LU-12 supports coordinating drainage with development (Chapter 6, Section
6.4), and the site's design will include adequate grading and landscaping to prevent
impacts on adjoining properties, ensuring existing drainage capacity is sufficient.
5. Utilities (Power and Heating):
Electrical service from Homer Electric Association (BEA) is widely available in Kenai,
including RU areas near the downtown core like 1001 3rd St (Chapter 4, Section 4.2.1).
The facility requires power for interior lighting and heating the 82 units, a demand well
within HEA's capacity for a modest commercial structure. Natural gas from Enstar, or
electric heating systems will meet the heated storage needs without exceeding local utility
infrastructure. The Plan's emphasis on efficient growth (Goal 3) supports leveraging
existing utility lines, which are adequate here due to the site's strategic location.
6. Public Safety (Fire and Police):
The Kenai Fire Department and Police Department serve the entire city, including RU
zones near Redoubt Ave and 3rd Street. The facility's indoor, all metal exterior design
reduces fire risk compared to outdoor storage. Police needs are minimal, as storage
facilities experience low crime rates with basic security measures (e.g., lighting, locks).
Existing public safety services are sufficient to cover this low -intensity use without
additional resources, consistent with the Plan's community -focused vision (Goal 1).
Conclusion:
Public services and facilities at 1001 3rd St are adequate to serve the proposed indoor heated
storage facility with approximately 82 units. The site's access to Redoubt Ave, minimal water,
basic drainage solutions, available utilities, and existing public safety coverage align with the RU
district's rural infrastructure standards (KMC 14.20.050). This efficiency supports the Imagine
Kenai 2030 Comprehensive Plan's Goal 3 by utilizing existing resources without necessitating
costly expansions (Chapter 6, Section 6.4), ensuring the project integrates seamlessly into the
community.
Section 6. - How the Conditional Use Will Not Be Harmful to Public Safety,
Health, or Welfare
Conditional Use Requested: The applicant seeks a Conditional Use Permit to develop an indoor
heated storage facility with approximately 82 units at 1001 3rd St, located at the intersection of
Redoubt Ave and 3rd Street in Kenai, within the Rural Residential (RU) zoning district.
Assessment of Impact on Public Safety, Health, and Welfare:
The proposed indoor heated storage facility at 1001 3rd St will not be harmful to public safety,
health, or welfare due to its low -impact design, minimal operational demands, and proactive
mitigation measures. The project aligns with the Imagine Kenai 2030 Comprehensive Plan's
goals of enhancing quality of life and ensuring community well-being, as detailed below.
1. Public Safety — Low Risk to Fire, Traffic, and Crime:
o Fire Safety: The indoor facility reduces fire hazards compared to outdoor storage
by enclosing all units. The heated design prevents frozen pipes or equipment
malfunctions common in unheated structures, further minimizing risks in Kenai's
cold climate (Chapter 4, Section 4.2.1). Existing fire services near the downtown
core are adequate to respond, ensuring no strain on public safety resources.
o Traffic Safety: The facility will generate minimal traffic —primarily occasional
user visits —posing no significant risk to road safety on Redoubt Ave or 3rd
Street. The RU district's rural roads (KMC 14.20.050) can handle this low
volume without congestion or hazards, aligning with the Plan's Goal 3 focus on
coordinated infrastructure use (Chapter 6, Section 6.4).
o Crime Prevention: Storage facilities typically have low crime rates when
equipped with basic security (e.g., lighting, locks, cameras), which will be
implemented here. Proximity to the downtown core enhances police visibility, and
the Kenai Police Department's existing coverage ensures safety without
additional burden, supporting Goal 1's livability objectives (Chapter 6, Section
6.2).
2. Public Health — No Environmental or Health Hazards:
o Air and Noise Quality: The indoor design eliminates dust, emissions, or noise
from outdoor operations, unlike industrial or open storage uses. Heating will be
electric or natural gas -based (e.g., via Homer Electric Association or Enstar),
producing no harmful pollutants beyond standard residential levels. This
preserves air quality and quietude in the RU neighborhood, consistent with
Objective Q-2's focus on safe, healthy environments (Chapter 6, Section 6.2).
o Runoff Control: Limited runoff from the roof and small parking area will be
managed with gravel surfaces or swales, preventing flooding or erosion that could
affect neighboring health or property, in line with Goal 3, Objective LU-12
(Chapter 6, Section 6.4).
Public Welfare — Community Benefit Without Adverse Effects:
o Meeting a Public Need: The facility addresses a community need for secure,
climate -controlled storage, supporting residents' welfare by accommodating
seasonal items (e.g., fishing gear, Snow Machines, etc..) and reducing clutter on
large RU lots (Chapter 4, Section 4.7). This enhances quality of life (Goal 1),
fulfilling KMC 14.20.150(e)(1)'s public need criterion without compromising the
rural residential character.
o Compatibility and Mitigation: Landscaping, setbacks, (Goal 3, Objective LU-6)
will buffer the facility from adjoining properties, minimizing visual or privacy
impacts. The indoor structure avoids the aesthetic or welfare concerns of open
storage, ensuring harmony with the neighborhood near Redoubt Ave and 3rd
Street (Objective Q-4). This supports the Plan's vision of balanced growth
(Chapter 5, Section 5.1).
o No Overburden on Services: As noted previously, existing roads, utilities, and
public safety services are adequate, preventing any reduction in welfare due to
strained resources (Goal 3, Chapter 6, Section 6.4).
Conclusion:
The indoor heated storage facility with approximately 82 units at 1001 3rd St will not be harmful
to public safety, health, or welfare. Its low -risk design, minimal environmental footprint, and
community -serving purpose ensure safety through reduced hazards, protect health with no
significant pollution or sanitation issues, and enhance welfare by meeting a local need without
adverse impacts. This aligns with the Imagine Kenai 2030 Comprehensive Plan's goals of
fostering a safe, healthy, and thriving community, making it a compatible addition to the RU
district.
Section 7. - Are there any measures with access, screening, site development,
building design, or business operation that will lessen potential impacts of the
conditional use to neighbors?
Measures to Lessen Potential Impacts of the Conditional Use to Neighbors
Conditional Use Requested: The applicant seeks a Conditional Use Permit to develop an indoor
heated storage facility with approximately 82 units at 1001 3rd St, located at the intersection of
Redoubt Ave and 3rd Street in Kenai, within the Rural Residential (RU) zoning district.
Mitigation Measures to Lessen Impacts:
The proposed indoor heated storage facility at 1001 3rd St incorporates specific measures in
access, screening, site development, building design, and business operation to minimize
potential impacts on neighboring properties in the RU district. These measures ensure
compatibility with the rural residential character and align with the Imagine Kenai 2030
Comprehensive Plan's emphasis on harmony and quality of life (Goal 1, Objective Q-4; Goal 3,
Objective LU-6). Below are the proposed mitigations:
1. Access Measures:
o Controlled Entry Point: Access will be limited to a single, well-defined entrance
off Redoubt Ave, reducing traffic dispersion onto 3rd Street or adjacent
residential areas. This leverages the existing rural road infrastructure (KMC
14.20.050) without necessitating widenings or additional access points,
minimizing disruption to neighbors.
o Low Traffic Design: The facility's layout will include a small parking area (e.g.,
5-10 spaces) for users, sized for the low -frequency visits typical of storage
facilities (1-2 trips per week per unit). Signage will direct traffic efficiently,
preventing congestion or safety hazards on rural streets, supporting Goal 3's
coordinated infrastructure use (Chapter 6, Section 6.4).
2. Screening Measures:
o Vegetative Buffers: Native trees or shrubs will be planted along property lines,
particularly adjacent to residential lots, to screen the facility from view and
maintain the rural aesthetic of the RU district (Chapter 5, Section 5.4.3). This
aligns with Objective LU-6's call for buffers to lessen impacts (Chapter 6, Section
6.4).
o Fencing: A 6-foot fence designed to blend with residential surroundings, will
encircle the site, obscuring the building and parking area while enhancing privacy
for neighbors. This complements Objective Q-5's updated design standards
(Chapter 6, Section 6.2).
3. Site Development Measures:
o Setbacks: The building and parking will exceed minimum RU setbacks (e.g., 20
feet front, 10 feet sides/rear per KMC 14.20.050), providing ample space from
property lines to reduce perceived intrusion and preserve open space typical of
rural lots.
o Drainage Control: Gravel surfaces or swales will manage runoff from the roof
and parking, preventing flooding or erosion onto adjacent properties. This low -
impact solution suits the RU district's rural infrastructure and aligns with Goal 3,
Objective LU-12 (Chapter 6, Section 6.4).
o Lighting: Downward -directed, motion -sensor lights will illuminate the site only
when needed, minimizing light pollution and glare into neighboring yards,
consistent with Objective Q-2's focus on safe, livable environments (Chapter 6,
Section 6.2).
4. Building Design Measures:
o Indoor Structure: The fully enclosed design eliminates noise, dust, and visual
clutter from outdoor storage, significantly reducing impacts compared to open
alternatives. The 82 units will be housed in a single -story or low -profile building
to match the scale of rural residential structures (Objective Q-4).
o Aesthetic Integration: Exterior finishes (e.g., muted colors, metal siding) will
reflect rural residential styles, blending with the neighborhood rather than
standing out as a commercial entity. This supports the Plan's emphasis on
harmony with surroundings (Chapter 6, Section 6.2).
o Heated Design: Internal heating (electric or gas) ensures no external noise or
emissions from heating units, maintaining quietude and air quality for neighbors,
tailored to Kenai's climate (Chapter 4, Section 4.2.1).
5. Business Operation Measures:
o Limited Hours: Operations will be restricted to daytime hours (e.g., 7 AM to
7PM), with no after-hours access unless via secure keycard entry for users,
reducing noise or activity during quiet times and preserving rural tranquility.
o Security Features: Motion -activated cameras and adequate lighting will deter
vandalism or crime without constant staffing, minimizing operational presence
and neighbor concerns about safety (Goal 1, Chapter 6, Section 6.2).
o Usage Restrictions: The facility will prohibit hazardous materials, commercial
operations, or living spaces within units, ensuring it remains a passive storage use
that does not introduce health or safety risks to the community.
Conclusion:
The indoor heated storage facility at 1001 3rd St incorporates targeted measures —controlled
access, vegetative and fenced screening, thoughtful site development, residential -style building
design, and low -impact operations —to lessen potential impacts on neighbors. These mitigations
minimize traffic, noise, visual, and environmental effects, ensuring the project harmonizes with
the RU district's rural residential character. This approach aligns with the Imagine Kenai 2030
Comprehensive Plan's goals of enhancing quality of life (Goal 1) and promoting compatible
development (Goal 3), safeguarding the well-being of the surrounding neighborhood.
C/O
Adam Tugan — Construction & Maintenance Director
Cornerstone Developments of Alaska, LLC
PO Box 1017 Veradale, WA 99037
adam rricornerstonedevelohmentsak.com
4
A:aska Entity #IOGM65
State of Alaska
Department of Commence, Community, and Economic Development
Corporations, Business, and Profmmlonal Llowming
Certificate of organization
The undersigned. as Commissioner of Commorce. Community_ and Economfc
Davatopmant of tha Stata of Alaska, hereby comfies that a duty signed and vorified
filing pursuant to the provisions of Alaska Statutes has been received in this office and
has been found to conform to law.
ACCORDINGLY, the undersigned. as Commissioner of Commerce, Community, and
Economic Development, and by virtue of the authority vested in me by law, hereby
issues this certificate to
Cornerstone Developments of Alaska LLC
IN TESTIMONY WHEREOF, I execute the certificate
and affix the Great Seal of the State of Alaska
effective JsnL wy 21, 2M9.
Julie Anderson
Commissioner
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KENAI PENINSULA BOROUGH
CERTIFICATE OF AUTHORITY TO COLLECT BOROUGH SALES 'TAX
ISTOCERTR YTHAT CORNERSTONE DEVELOPMENTS OF ALASKA LLC
auhonae4 =4 esmp Kmcd by ffic Mayor of *e Kenai PeC=Wa BMUO to Collect forthe OWWO SAW Tan m rdtil Sales, Remts tud SeM icef imltWW putsuaot to
mliusece No 5.1 B of the Kear Peawacah Bttroayb,
Iltis certificate it nCn sesipi+l+ie ud smt trm�feabk"must k su =.rd to w Mayor by 14e seller to wham it was issuM upon his oming todo butanes M Ow focatim
tuned bedew of airy cham�c m ownesitip. Earn ofowmerabip. a any other hmga
ACCOUNT
NUMBER 00213432
CORNERSTONE DEVELOPMENTS OF ALASKA LLC DATE OF
36809 DUTCH LANDING LOOP REGISTRATION August 1, 2024
STERLING AK 99672
THIS CEItInKCATB MUST BE DISPLAYED PROMB62 TLY AT TILE K ACE OR BUSK M. MAYOR
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