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HomeMy WebLinkAbout1983-12-14 P&Z MinutesKENAI PLANNING & ZONING COMMISSION i Regular Meeting, December 14, 1983 Kenai City Hall Lee Lewis, Chairman AGENDA x:00 p.m. Work Session on Section 36 Development with: McLanes & Associates, Parks & Recreation Commission, and Kenai City Council 1. ROLL CALL 2. AGENDA APPROVAL 3. PERSONS PRESENT SCHEDULED TO BE HEARD 4. PUBLIC HEARINGS a. Extension of Tern Avenue between Sprucewood Glen ~ S/D and Walker Lane b. Planned Unit Residential Development Ordinance 5. APPROVAL OF MINUTES of November 23, 1983 Note: Minutes not available for .the packet. Minutes will be available at the meeting. 6. OLD BUSINESS a. Ordinance 891-83: Building Survey Requirements b. Lease Application: Robert Schmidt/Robert Ducker/Lottie Edelman - Lot 1, Kenai Spit S/D - Fish Processing Plant Expansion and Boat Storage c. Discussion: City-owned Lands Within Section 31, T6N, R11W, S.M. 7. NEW BUSINESS a. Lease Application: Kenny Carver - Unsubdivided City Land Adjacent to Lot 1, Block 5, Cook Inlet Industrial Air Park S/D - Expansion of Carver Drilling Company 'y KENAI PLANNING & ZONING COMMISSION AGENDA December 14, 1983 Page 2 b. Resolution PZ83-77: Preliminary Plat, Basin View S/D Part 3, Amend Lots 3 & 4 c. Resolution PZ83-78: Preliminary Plat Revised, Hayes S/D d. Discussion: Recommended Planning Study Projects for 1984 e. Discussion: Topics Suggested by Mayor Wagoner: Assumption of Zoning Powers Consideration of Illegal Businesses 8. PLANNING 9. REPORTS a. City Council Report b. Borough Planning Report c. City Administration Report 10. PERSONS PRESENT NOT SCHEDULED TO BE HEARD 11. INFORMATION ITEMS This is a new topic. The items included in your packet marked "INFO" are just that. They are included at this point since the next item on the agenda is: a. City of Kenai Population Estimate b. Recommended Harbor Design c. Sprucewood Glen S/D Final Plat 12. COMMISSION COMMENTS & QUESTIONS 13. ADJOURNMENT 1 r ~" ~ ~, KENAI PLANNING & ZONING COMMISSION ~ Regular Meeting, December 14, 1983 Kenai City Hall Lee Lewis, Chairman 1. ROLL CALL Present: All Commissioners Present Commission remains one member short 2. AGENDA APPROVAL Agenda approved with no changes 3. PERSONS PRESENT SCHEDULED TO BE HEARD None 4. PUBLIC HEARINGS a. Extension of Tern Avenue between Sprucewood Glen S/D and Walker Lane ~ Jeff Labahn explained to the public and to the Commission that approximately 82 persons appearing on the tax parcel rolls as property owners of the area were notified by mail of the public hearing. At present there is no intention of construction of Tern Avenue from Beaver Loop Road to Walker Lane, this hearing is to get a feel from the public and property owners of the area as to their desires. Chairman Lewis called for comments from the public present. Mr. Larry Attleson, a resident of Subdivision came forward to speak Avenue all the way through. Mr. would relieve traffic problems at Lane and the Spur Highway as well subdivision without going all the Central Heights in favor of putting Tern Attleson stated that it the intersection of Walker as another access to the way around. Chairman Lewis stated that he had received comments from persons living in the area which were also in favor of. another access. Jeff Labahn introduced a letter from Fire Chief Winston requesting that should the street not go through, another name be given to the portion of Tern Avenue that runs in front of Sprucewood Glen which would assist emergency personnel in identifying which street. Should Tern Avenue KENAI PLANNING & ZONING COMMISSION i Regular Meeting, December 14, 1983 Page 2 go all the way through to Walker Lane there would be no problem since houses would be identified by street numbers and also be east or west Tern. Commissioner Smalley stated that most comments he had received were also in favor of the extension of Tern Avenue with only one person speaking in opposition. No action is required at this time and none was taken. b. Planning Unit Residential Development Ordinance Mr. Labahn explained that advertising of the public hearing had been done in the local media plus 30 plus mailings had gone out. Chairman Lewis called for comments from the public. Mr. Mark Passe came forward stating that he was not representing the Homebuilders Association. Mr. Passe stated that with the addition of both floors, not the ground floor, you're essentially cutting any project whether it be units or the size of the units in half. With developing costs such as they are he is concerned about this portion of the ordinance. Mr. Labahn stated that the major reason was to provide a tradeoff for increased density under 21.76.156 D "the dwelling units per acre provides for a greater density than under the normal zoning code". The intent of increasing the density and decreasing the lot coverage is to allow a builder to cluster units on a site. It would be especially applicable if the builder had view property or property of a difficult terrain which would prohibit construction in the way now cited. Mr. Passe asked when a person would want to use a PUD type of development, Mr. Labahn explained that it would be most applicable in cases where you would have expensive view property where only a portion of it is developable. Mr. Passe then asked if there was more time to study the ordinance, Mr. Labahn stated that this was the first public hearing on the ordinance after many work sessions so there will be mare time for discussion and study. Councilman Wise stated that he was upset about in that "these provisions apply to some of the large communities that I have been associated with such as Anchorage where you put in golf courses and large open areas, to protect waterways in undevelopable areas which is fine and it permits you to have the whole tract for golf courses and conservation zones, etc. under that situation I would have KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 Page 3 5. 6. no objection, but I don't see that as being the case that applies to the city because we aren't going to have any 200 acre PUD's even in Section 36." "I think it's punitive the way its written, total floor space, I think its based on that premise, I think it should only be ground floor space myself". Mr. Labahn made 2 amendments for consideration which would clarify the ordinance: 1) on page 2 under D, the dwelling units per acre be the same as urban residential, i.e. it would be subject to individual review by the planning commission, the number of dwelling units per acre in some cases would actually be more restrictive than what's allowed under the present zoning ordinance, retaining the 6 dwelling units per acre in rural residential and the open alternative under urban residential; 2) under g, 1 on page 2, "the development requirements of the specific zoning district, except as otherwise allowed shall apply to all portions of the development." Delete: "the non-single family portions of the development". This would clear the issue of what standards prevail. Chairman Lewis informed the Commission and those present in the audience that the next public hearing would be January 11th, the next regular meeting of the Commission. APPROVAL OF MINUTES of November 23, 1983 None available for this meeting OLD BUSINESS a. Ordinance 891-83: Building Survey Requirements Mr. Labahn explained that this returns after the last meeting which was passed on to the attorney. There is no formal memo from the attorney, however his comments were essentially that the city should not be put in a position of responsibility as far as the location of the improvement on the lot which clearly causes a conflict with what the Homebuilders Association proposed at the last meeting. Chairman Lewis asked Mr. Labahn to explain what the implied is that was mentioned. In the letter from the Homebuilders there were several references involving the building inspector as far as making a judgement whether a survey would be needed, utilizing him out in the field. This is what the attorney is advising the city stay away from. KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 Page 4 Chairman Lewis called for comments from the public. Mr. Mark Passe appeared as representative of the Homebuilders Association. Mr. Passe stated that since the attorney has advised against the proposal the Association wishes to withdraw the proposal but wishes to work with the Commission in arriving at a mutually satisfactory result. He also reitterated the three concerns on the first page of the letter. As an alternative, the Association wishes to support Mr. Hackney's proposal of levying a fine of $500 as a minimum for any violations. The Association feels that the number of infractions have been minimal and the problems that do arise should not be spread among the consumers who will bear the cost, it should be levied strongly on someone who must appear before the Commission who has caused the violation. The Association proposes to have a hand drawn sketch which would include the lot size, size of the building, and from the number of stories, Mr. Hackney would determine the side lines. The setback and ROW that lines would pertain to that lot thus making Mr. Hackney forewarned of any problems. Commissioner Zubeck asked, "if you go to build a house and you don't have the lot corners in there, how do you know if you are setting it back properly". Mr. Passe stated that they don't build unless they know where the lot corners are. Commissioner Zubeck stated that if you know where the lot corners are, you will have had to have a survey before you brought the property. Mr. Passe stated that the Association feels that the majority of the problems do not lie with the professional builder and there are no figures available to support this, but feel its from older existing homes or where streets have changed since building the house. Commissioner Zubeck asked how a builder knows he's on the lot if he doesn't have the corners located, Mr. Passe stated that if they don't have the property corners on the lot, they have a surveyor come out and find them, Commissioner Zubeck stated that that is what the Commission is after, that the property corners be established before the house can be built regardless of the sketch. Commissioner Zubeck also stated that he would like to see water & sewer lines located on the drawing since they are hard to find and this step could eliminate slot of problems later on. Mr. Passe stated that this type of drawing is required in Soldotna and has been for a couple of years. Soldotna has a form which the builder fills out with locations and dimensions. Commissioner Bryson asked if Mr. Hackney had the authority to require the lot corners, Mr. Labahn stated that he does have the authority to require whatever is necessary. Commissioner Bryson then asked if Mr. Hackney had the authority to levy a penalty for an encroachment, Mr. Labahn KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 Page 5 stated that under the zoning ordinance a fine can be levied for $100 for each offence, an offence being a setback, an improper use or whatever. Commissioner Zubeck stated that he felt that laid alot of responsibility on the building inspector. Commissioner Zubeck pointed out that some of the mistakes that can be made would cost far more than the $500 fine. Some of these mistakes can stop sales and cause slot more problems. Commissioner Zubeck further stated that one of the requirements for the Municipality is a plot plan done by a certified surveyor before a building permit can be issued which solves many problems. Mr. Passe stated that he felt that was a paper plat only which was what he was proposing. Commissioner Zubeck stated that since a bank required an asbuilt anyway, why shouldn't one be done before construction as the owner would be taking it to the bank anyway. Mr. Hall and Mr. Passe felt that it could not be done, Commissioner Zubeck stated that a surveyor could do it and in most cases it would be quite simple. Mr. Hall stated that in Kenai, the corner stakes are wiped out when the ground is cleared for construction, Commissioner Zubeck stated that that was not necessary. Mr. Passe stated that instead of a surveyor doing the drawing, why not use a professional builder to do the same. Commissioner Bryson asked staff to draft a substitute ordinance addressing the requirements of a plot plan to be provided by the developer recommending survey corners of the lot be provided, addressing the fine issue, and consi- deration of a maximum size lot that we're talking about. These problems that we're talking about are generally small lots. Labahn, is it your intent to require that veri- fication that all lot corners be in place? No, two of the lot corners. Commissioner Zubeck stated that for the developer all four corners should be in there. Most lots now days are not square and need this. Commissioner Zubeck stated that as a builder if you have 19 - 20 lots and someone gives you a plat, wouldn't you want all four corners. Mr. Labahn stated that no matter what way is decided to go on this, there still is no set way of dealing with encroachments. Same have been handled by setback lines, some by variance, etc. While looking at this we do need to take a look at establishing some type of process once we agree on where we want to go with the ordinance. Commissioner Bryson stated that a variance is not an appropriate way to deal with an encroachment and yet we do this in some circumstances to make some of these quasi-legal. Commissioner Zubeck asked if the city required a contractors license to build say 1 home per year, etc. Mr. Passe stated no, Commissioner Zubeck asked why. Mr. Passe informed the Commission that the state does not require one for building KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 Page 6 1 or 2 homes per year. Commissioner Bryson stated that one of the more important aspects of this is having the support of the Council but too, having the support of the Home- builders Association and I think we should try hard to work on something all parties consider reasonable. Mr. Labahn will work on the draft incorporating the comments made. b. Lease Application: Robert Schmidt/Robert Ducker/Lottie Edelman - Lot 1, Kenai Spit S/D - Fish Processing Plant Expansion and Boat Storaoe Mr. Labahn explained to the Commission that this item returns to the Commission after the Harbor Commission reviewed it and made a recommendation and a letter of verification of what is intended submitted by the applicant. A recommendation is needed from the Planning Commission for the Council. The applicant was not in attendence, Mr. Labahn had informed her that if there was any problem he would recommend postponement until she could appear at the next meeting. Mr. Labahn stated that his only concern is what they are talking about developing does not require all the property encompassing lot 1. The Commission discussed the plat and the lease. Chairman Lewis asked if this plan would entail a modification of the lease, Mr. Labahn answered that it would. MOTION: Commissioner Osborne moved to recommend that the lease applicant meet with administration and work out subdividing lot 1, seconded by Commissioner Smalley. VOTE: Motion passed unanimously. Chairman Lewis asked if this lease application needed to be forwarded back to the Harbor Commission, Mr. Labahn answered that it did not. c. Discussion: City-owned Lands Within Section 31, T6N, R11W, S.M. Mr. Labahn stated that this item was on the agenda for his clarification of the intent of the Commission. The motion was to recommend against negotiating a sale with the applicant, Mr. Sipperly, so the question still remains; was that motion to negate any method of disposal of that property or just to state that it should not be negotiated or should it be disposed of in a competitive sale. KENAI PLANNING & Regular Meeting, Page 7 Commissioner the motion. sale of that ZONING COMMISSION December 14, 1983 Bryson stated that his intent was not clear in The intent was to recommend against having a property. 7. NEW BUSINESS a. Lease Application: Kenny Carver - Unsubdivided City Land Adjacent to Lot 1, Block 5, CIIAP S/D - Expansion of Carver Drilling Company Mr. Labahn explained that since technically the land is unsubdivided this is a concept lease application and is in a preliminary form. The adjacent lot is to be used for parking his equipment and no buildings are planned. Mr. Labahn stated that originally Mr. Carver wanted to have access from Willow Street to his property and advises against it as it would create a "messy situation". The Commission agreed that fencing, particularly slatted fencing should be placed around the lot as required under the code which states "sight obscuring" meaning more than just chain link. Commissioner Bryson asked if this land was released by the FAA, Mr. Labahn stated that it is not and work would have to be done to release it. Commissioner Smalley recommended for the record that no buildings be allowed and a sight obscuring fence be placed on the lot. MOTION: Commissioner Smalley moved to approve the concept lease for Kenny Carver, Lot 1, Block 5, CIIAP, seconded by Commissioner Zubeck. VOTE: Motion passed unanimously. b. Resolution PZ83-77: Preliminary Plat, Basin View S/D Part 3, Amend Lots 3 & 4 Mr. Labahn explained that this plat was before the Commission due to the sale by deed of lot 4 prior to the filing of the plat making this plat necessary to legitimize that sale. The Commission reviewed the plat. MOTION: Commissioner Bryson moved approval of PZ83-77 with the correction of negative findings and include staff comments, seconded by Commissioner Smalley. KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 Page 8 VOTE: Motion passed unanimously c. Resolution PZ83-78: Preliminary Plat Revised, Hayes S/D Mr. Labahn explained that the original subdivision dedicated a 30' ROW and 5 lots. The revision shows a 50' ROW ending in cul-de-sac with 4 lots. This was done at the insistence of the Borough that there would be no way lot 52 could match the 30' ROW. The other consideration would be an existing building somewhere in the subdivision that is still not shown on this plat. MOTION: Commissioner Bryson moved approval of PZ83-78 with correction of negative findings 7,8, & 9 incorporation of staff comments, seconded by Commissioner Smalley. VOTE: Motion unanimously passed. d. Discussion: Recommended Plannin Study Pro'ects 1984 Mr. Labahn informed the Commission that the Borough has agreed to lend the Commission support and consideration. Mr. Labahn is unable to undertake the two main projects alone. Mr. Labahn stated that he would like a consensus from the Commission and then go ahead with a plan of attack for the next meeting. e. Discussion: Topics Suggested by Mayor Wagoner: Assumption of Zoning Powers Consideration of Illegal Businesses NOTE: This item taken verbatim at the request of Mayor Wagoner. The shorter version appears in this document. It was the recommendation of Mr. Labahn to not pursue this issue at this time, the Commission agreed to take no action. 8. PLANNING There will be a joint work session with the Parks & Recreation Commission at their regular meeting January 3, 1984 at 7:00 pm. The topic of discussion will be Section 36. KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 Page 9 Commissioner Smalley asked if with this 100' bluff strip, if the City stipulates a 50°S cutting policy, and dwellings are built, and some time along the line there is erosion and someone has a study and determines that this policy of allowing trees to be cut is the reason for the erosion does that not make the city liable for property loss. Mr. Labahn stated that this is a question for the attorney. Commissioner Bryson stated that if covenants are written for the property, with the city as owner, and the city releases 90°b of the property and holds 10°b as ROW, they may still be interpreted as being a party to the covenants in having responsibility. Commissioner Smalley asked, if the City retains ownership of that bluff, then they could be liable. Commissioner Bryson stated that they are going to have to plat out that area that is part of that tract. (bluff section) 9. REPORTS a. City Council Reoort Councilman Wise reported that an ordinance relative to the float plane basin was postponed until April; the funds appropriating funds for Section 36 development were passed; postponed the acquisition of the 80 acres for the airport. Commissioner Bryson asked Councilman Wise to bring the Commission up to date on the Lowry lease. Councilman Wise stated that the Council did not act on his request which was for revoking his lease and creating 3 leases for the area. Apparently when it was appraised, it was done with the 3 leases in mind. The intent of the 3 leases is to purchase one of those leases. The Council did not understand the immediacy of this request the way it was being handled. Personally, Councilman Wise felt that even though the preliminary plat had been approved, the final plat was somewhat different and there had been discussion by the Commission. Councilman Wise felt that the plat should come back before the Commission for review, consideration and comment. Council did not formally refer the subject to the Commission, simply requested that Jeff present the plat. Chairman Lewis stated that it had nothing to do with the zoning which the Commission had reviewed for Mr. Lowry, Councilman Wise concurred. Commissioner Bryson stated that the plat showed only half of the 4-plex lots platted and that they had not extended the commercial area back to the way that was requested at the last meeting. KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 } Page 10 Mr. Labahn stated that the request was to break down his over-all lease on the whole tract to 3 leases; one being tract b, tract c, and the third being the balance of the property. The major objection was that the plat had been received that day, up until that time administration had no way of describing what that property is. The reason tract f" is not platted out as on the preliminary plat is that he a_s' just installed the improvements .relative to these lots. He will not be able to subdivide and develop any of those lots indicated in tract ~ until he comes in with a replat. Commissioner Bryson stated that it was his understanding the Lowry was planning to leave two or three lots for commercial within that RU zone, the Commission agreed. Commissioner Zubeck asked what happened to Tern Avenue, Mr. Labahn stated that it will remain a half cul-de-sac. Commissioner Zubeck stated that the way its platted now the City could end up having to buy the land to put the rest of the road through, again the Commission agreed. Commissioner Bryson asked why the city couldn't require that Tern Avenue be platted through. Councilman Wise asked if the revised three leases still restrict those 4-plex lots to the RU condition and if sold, will the deed of sale have the same contractual restrictions, Mr. Labahn stated that if Lowry turns around and buys that area, the zone is still commercial. Councilman Wise stated that what the Commission might want to consider is to make a formal recommendation to the Council that you have no objection to the three leases provided that the third lease which is the 4-plex lease carry in it the condition that the RU restriction apply and that in the event of purchase that restriction continue with the deed. If the restriction is not put in, anything can go because the commercial designation is the way it currently exists. Jeff Labahn and Councilman Wise pointed out that Mr. Lowry has made it very clear that he has other plans for those two remaining lots on the block with the 4-plexes so they could very well be gas stations. Commissioner Smalley stated for the record that he felt that the concept of Tern Avenue being put through to Walker Lane be done regardless of whether the land remains leased or purchased or replotted. MOTION: Commissioner Bryson moved to recommend approval of the three leases per the applicant's request contingent upon 1) a-ROW be platted across Tract F along Tern Street alignment, 2) that approval of the lease be contingent upon the applicant supporting the rezoning of Tract F, Blocks 1 & 2 to Urban Residential as a part of the lease, seconded by Commissioner Smalley. KENAI PLANNING & ZONING COMMISSION Regular Meeting, December 14, 1983 ~ Page 11 VOTE: Motion passed by unanimous roll call vote. b. Borouoh Plannin4 Report Commissioner Bryson reported that there was no quorum at the last meeting. c. City Administration Report The recommended alternative for the small boat harbor from TAMS was included for information, and the population estimate for 1983. 10. PERSONS PRESENT NOT SCHEDULED TO BE HEARD a. Mr. Leo Oberts Mr. Oberts spoke to the Commission on the use of the Kenai River and the City taking an active roll in it's management. The river now has problems with numbers of boats and horsepower which is destroying the banks. Mr. Oberts ~ informed the Commission that he plans to develop his river front property. Commissioner Zubeck stated that with the Castaways' 240 lots with access to the river that puts 240 more boats on the river, it's impossible now to fish. 11. INFORMATIONAL ITEMS Included were the items referred to by Mr. Labahn in 9-c. 12. COMMISSION QUESTIONS & COMMENTS None 13. ADJOURNMENT There being no further business, the meeting was adjourned. The next regular meeting of the Commission is Wednesday, January 11, 1984 There will be a joint work session with the Parks & Recreation Commission on Tuesday, January 3, 1984 at 7:00 at the City Hall. e. Discussion: Topics Suggested by Mayor Wagoner: Assumption of Zoning Powers Consideration of Ille al Businesses NOTE: This item taken verbatim at the request of Mayor Wagoner. Labahn - I don't want to get into a long discussion of either of these in fact I'm not sure I want to get into a short discussion to be dirty, but there was some questions at the last meeting, about if we got serious about asking for zoning powers, what type of costs are we talking about, what type of man power are we talking about, and at present the best I can give you is the information that was provided by the City of Homer to me and they really cover some interesting points and, ah, although the City of Homer is considerably smaller than the City of Kenai by population wise, um, you know they are experiencing some fairly rapid growth and ah, you can see what their committment has been since assuming the zoning power. I don't want to make an implication that there would be an equal or ah, um, you know committment that would have to be taken by the City of Kenai you know but it gives you an idea of the types of things that would have to be considered. Bryson - You, you would most likely be that individual anyway that they're referring to. Labahn - that's right, that's right, I I hate to say too much ah, cause it might sound like a conflict of interest or something, but realizing, realizing their situation, ah I think the city under their present you know staffing and committments that they've made to projects ongoing now that um, we'd really be, be out on a limb I think to take it on ah, at this point in time. I think there's some very good reasons to to consider doing it, ah, but as far as jumping into it now and saying, yes, lets take it on, I feel its premature. I would, I would recommend that the commission take no action to recommend pro or con but perhaps some time in the future we might want to take this up again and ah, if - --~~^ peels so inclined to to persue it. We need~a idea what we're talking about. we'll have to go through public hearing -~ k we did have one or two, two that I can last 4 years. e was slot of interest shown but mostly against. Smalley - mostly opposed, four major items that identified and again costs need to be specifically identified, not just initially but long term, ah, what's to stop the good old borough from saying we want them back, ah, its difficult to separate planning from zoning, you know, common ordinary things, you know what about enforcement and all that stuff. Labahn - the other point goes beyond that, essentially lies with the Council, ah does the city council want to take the responsbility for being the authoritative body for making any changes to the zoning ordinance map or or text, ah, with with the blessing of local control you get some of the backlashes of of, getting spitted for itself. That's that's one consideration of that that, you know I would sure recommend to the Council before they took it up to to be aware that that would be an increased responsibility on their shoulders. Now that your aware somewhat of the scope of the issue I guess I'll let it rest on your desk until you'd like to pursue it further. Labahn - As as far as the second topic ah, I talked with the building inspector and also perhaps more importantly talked with the attorney and the attorney has recommended to me verbally that it would be ill advised for the for the city to be in the position of as I understand it, of grandfathering in currently illegal businesses, that would create very very difficult problems. And ah, I would I would recommend not pursuing that concept at this time. The major concern being if you allow ah, any illegal business or operator to come in during a, some type of a so called amnesty period that ah, that really creates an inequity if the city recognizes some but not others. I would strongly recommend not pursuing that that avenue. PLANNING & ZONING COMMISSION Roll Call ~' , ///// Chairman Lee Lewis `~ ,~ `I~ Phil Bryson ~ ~ ~ ~I `f Bob Oleson "`` Ozzie Osborne \ ~ ~-~ (~ Hal Smalley ~ ~~ Bill Zubek _ I_~~- Papa - c~~ ~ ~ ~w~ ~~ , ~~~~. ~. ~ . ~ ~~ ~ ~ Na~.6ar .ten, m~c.~ow. ~ o~ w ,~,o Qo~-o. ~~~~~~ ~ZE~e.~GU~C ~(/prk..~P~adGd~'~ ~-f ~- ~3/~-3 ~' ~6 ~k~.~LQ