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HomeMy WebLinkAbout2008-02-27 Planning & Zoning PacketCITY OF KENAI PLANNING & ZONING COMMISSION AGENDA CITY CQUNCIL CHAMBERS February 27, 2008 - 7:00 p.m. 1. CALL TO ORDER: a. Roll Call b. Agenda Approval c. Consent Agenda d. *Excused Absences *All items listed with an asterisk {*) are considered to be routine and non-controversial by the Commission and will be approved by one motion. There will be no separate discussion of these items unless a Commission Member so requests, in which case the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda as part of the General Orders. 2. *APPRQVAL OF MINUTES: a. *February 13, 2008 3. SCHEDULED PUBLIC COMMENT: (10 Minutes) 4. CONSIDERATION OF PLATS: S. PUBLIC HEARINGS: a. PZ08-06 - A resolution of the Planning and Zoning Commission of the City of Kenai, Alaska, recommending to the Council that KMC 14.25 Landscaping/Site Plan Regulations be amended requiring approval of plans before clearing any land, requiring buffer separation between commercial and residential uses, extending the completion time to two years and providing that the approval may be revoked with thirty days notice. b. PZ08-11- A resolution of the Planning and Zoning Commission of the City of Kenai, Alaska recommending to the Council that KMC 14.20.200 (Accessory Structures) be amended by 1) Adding a section restricting the use or storage of toner-type structures in the central commercial and residential zones and 2) Requiring accessory structures be built to match the primary building on the lat and 3) Providing for temporary use of conex-type structures during construction projects and incorporating the existing requirement that accessory structures over 120-square feet require a building permit. 6. OLD BUSINESS: 7. NEW BUSINESS: 8. PENDING ITEMS: 9. REPQRTS: Agenda February 27, 2008 a. City Council b. Borough Planning c. Administration 10. PER50NS PRESENT NOT SCHEDULED: (3 Minutes) 11. INFORMATION ITEMS: a. "Zoning Bulletin" -January 25 & February 10, 2008 12. COMMISSION COMMENTS & QUESTIONS: 13. ADJOURNMENT: Page 2 Work Session immediately following regular meeting: Proposed coda amendments -KMC 14.20.200 Accessory Structures - Increasing size of structures allowed in setbacks; KMC 9.10.015 Screening of Dumpsters CITY OF KENAI PLANNING & ZONING COMMISSION AGENDA CITY COUNCIL CHAMBERS February 13, 2008 - 7:00 p.m. 1. CALL TO ORDER: a. Roll Call b. Agenda Approval c. Consent Agenda d. *Excased Absences *All items listed with an asterisk (*) are considered to be routine and non-controversial by the Commission and will be approved by one motion. There will be no separate discussion of these items unless a Commission Member so requests, in which case the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda as part of the General Orders. 2. *APPROVAL OF MINUTES: a. *January 23, 2008 3. SCHEDULED PUBLIC COMMENT: (10 Minutes) 4, CONSIDERATION OF PLATS: a. PZ08-08 --Preliminary Plat -Thompson Park Subdivision Wagoner Addition - A replat of E 112 Lot 11 & Lot 12, Block 6, Thompson Park Subdivision. Plat submitted by McLane Consulting, Inc., P.O, Box 468, Soldotna, Alaska. b. PZOS-09 -Preliminary Plat -Thompson Park Subdivision -Eagles Replat A replat of Lot 3-A, Block One and Lots 4-7, Block One, Thompson Park Subdivision. --Plat submitted by Patrick J. Malone, R.P.L.S., P.O. Box 124, Kenai, Alaska. 5. PUBLIC HEARINGS: a. PZ08-OS - A resolution of the Planning and Zoning Commission of the City of Kenai, Alaska, recommending to the Council that KMC 14.20.160 {b}(8), KMC 14.20.161(b)(5) and KMC 14.20.1'10(b)(8} be amended by replacing the reference to the Horizontal Property Regimes Act in AS 34.0'1 with a reference to the Uniform Common Interest Ownership Act in AS 34.08. G. OLD BUSINESS: 7. NEW BUSINESS: 8. PENDING ITEMS: 9. REPORTS: a. City Council Agenda Page 2 February 13, 2005 b. Borough Planning c. Administration 10. PERSONS PRESENT NOT SCHEDULED: (3 Minutes} 11. INFORMATION ITEMS: a. PZ08-03 -LandscapelSite Plan - Lowe's -Lot A, Baron Park 2006 Replat & Lot 1B_q. Baran Park Lowe's Access (281 Marathon Road & 256 Airport Way) b. PZ08-0~} -LandscapelSite Plan - Wal-Mart -- Tract i, Baron Park 2005 Replat {10096 Kenai Spur Highway) c. PZ08-07 -LandscapelSite Plan -- GLM - FBO Subdivision GLM Addition No. 2, Lot 3A-1, Block 2 (420 N. Willow Street) d. Relocation of Historic Cabins -Kenai Historical Society Rasmuson Foundation Grant Application e. Resignation letter from Commissioner Lewis 12. COMMISSION COMMENTS & QUESTIONS: 13. ADJOURNMENT: CITY OF KENAI PLANNING & ZONING COMMISSION FEBRUARY 13, 2008 7:00 P.M. CITX COUNCIL CHAMBERS CHAIR JEFF TWAIT, PRESIDING MEETING SUMMARY ITEM 1. CALL TO ORDER Chair Twait called the meeting to order at approximately 7:00 p.m. 1-a. Roll Call Roll was confirmed as follows: Commissioners present: T. Wisniewski, S. Romain, R. We11s, J. Twait, P. Bryson, A. Baldwin Commissioners absent: T. Lewis Others present: City Planner M. Kebschull, Council Member R. Molloy (arrived at 7:10 p.m.J A quorum was present. 1-b. Agenda Approval MOTION: Commissioner Bryson MOVED to approve the agenda and requested UNANIMOUS CONSENT. Commissioner Romain SECONDED the motion. There were no objections. SO ORDERED. ].-c. Consent Agenda MOTION: Commissioner Romain MOVED to approve the consent agenda and requested UNANIMOUS CONSENT. Commissioner Wisniewski SECONDED the motion. There were no objections. SO ORDERED. 1-d. *Excused Absences *A11 items listed with an asterisk (*) are considered to be routine and non- controversial by the Commission and will be approved by one motion. There will be no separate discussion of these items unless a Commission Member so requests, in which case the item will be removed from the Consent Agenda and considered in its normal sequence on the agenda as part of the General Orders. Approved by consent agenda. ITEM 2: *APPROVAL OF MINUTES -- January 23, 2008 Approved by consent agenda. ITEM 3: SCHEDULED PUBLIC COMMENT -- None ITEM 4: CONSIDERATION OF PLATS 4-a. PZ08-08 -Preliminary Plat -- Thompson Park Subdivision Wagoner Addition - A replat of E 1 / 2 Lot 11 8v Lot 12, Block 6, Thompson Park Subdivision. Plat submitted by McLane Consulting, Inc., P.O. Box 468, Soldotna, Alaska. Kebschull reviewed the staff report included in the packet, noting approval of the plat would eliminate anon-conforming lot. Twait read the rules of the public hearing process and opened the meeting to public hearing. There being no comments, the public hearing was closed. Commissioner Bryson recused himself due to a conflict of interest. MOTION: Commissioner We1Is MOVED to approve PZO8-O8 and Commissioner Rornain SECONDED the motion. VOTE: Lewis ABSENT Wisniewski YES Romain YES Wells YES Twait YES B son ABSTAINED Baldwin YES MOTION PASSED UNANIMOUSLY. 4-b. PZ08-09 -- Preliminary Plat -- Thompson Park Subdivision -- Eagles Replat replat of Lot 3-A, Block One and Lots 4-7, Block One, Thompson Park Subdivision. -Plat submitted by Patrick J. Malone, R.P.L.S., P.O. Box 124, Kenai, Alaska. Kebschull reviewed the staff report included in the packet, noting there was a non- conforming building on the property, and that if there were any additions or new construction, the building would need to be brought up to code. PLANNING & ZONING COMMISSION MEETING FEBRUARY 13, 2008 PAGE 2 Twait opened the meeting to public hearing. There being no comments, the public hearing was closed. Commissioner Bryson recused himself due to a conflict of interest. MOTION: Commissioner Romain MOVED to approve PZ08-09 and Commissioner Baldwin SECONDED the motion. VOTE: Lewis ABSENT Wisniewski YES Romain YES We11s YES Twait YES B son ABSTAINED Baldwin YES MOTION PASSED UNANIMOUSLY. ITEM 5: PUBLIC HEARINGS 5-a. PZ08-05 -- A resolution of the Planning and Zoning Commission of the City of Kenai, Alaska, recommending to the Council that KMC 14.20.160 (b)(8), KMC 14.20.161(b~(5) and KMC 14.20.170(b)($) be amended by replacing the reference to the Horizontal Property Regimes Act in AS 34.07 with a reference to the Uniform Common Interest Ownership Act in AS 34.08. Kebschull reviewed the staff report included in the packet. Twait opened the meeting to public hearing. There being no comments, the public hearing was closed. MOTION: Commissioner Bryson MOVED to approve PZ08-05 and Commissioner Wells SECONDED the motion. VOTE: Lewis ABSENT Wisniewski YES Romain YES Wells YES Twait YES Br son YES Baldwin YES MOTION PASSED UNANIMOUSLY. PLANNING 8~ ZONING COMMISSION MEETING FEBRUARY 13, 2008 PAGE 3 ITEM 6: OLD BUSINESS -- None ITEM 7: NEW BUSINESS -- None ITEM $: PENDING ITEMS -- None ITEM 9: REPORTS 9-a. City Council -- Referring to the February 6, 2008 council meeting action agenda included in the packet, Council Member Molloy reported on actions and discussions that took place. 9-b. Borough PZanning -- Bryson reviewed the agenda items of the January 28 and February 11, 2008 meetings, noting the Sprucewood Glen plat had been withdrawn by the surveyor. 9-c. Administration -- Kebschull noted the following: • The borough staff report on the Sprucewood Glen matter was not received until Monday. Because the City not agree with the requested public hearings, the City Attorney would be reviewing the documents. • Kebschull noted the Arctic Barnabas building permit packet had been received. • The GLM dumpsters did not meet code and would need to be brought into cozrzpliance. • The storage areas within the airport area across from the GLM lat would be cleaned up and fencing may be required. ITEM 10: PERSONS PRESENT NOT SCHEDULED Kristine Schmidt, 513 Ash Avenue -- Spoke in favor of stronger landscaping ordinances, noting she believed deforestation was contributing to global warming; noted she believed the plat restrictions far Sprucewood Glen could not be removed without an application; and, requested work session materials be included in the regular packet. ITEM 11: INFORMATION ITEMS 11-a. PZ08-03 -Landscape/Site Plan - Lowe's -Lot A, Baron Park 2006 Replat 8s Lot 1B-4 Baron Park Lowe's Access (281 Marathon Road 8~ 256 Airport Way) 1 ].-b. PZ08-04 -Landscape/Site Plan -- Wal-Mart -- Tract 1, Baran Park 2005 Replat (10096 Kenai Spur Highway) PLANNING & ZONING COMMISSION MEETING FEBRUARY 13, 2008 PAGE 4 11-c. 11-d. 11-e. ITEM 12: ITEM 13: MOTION: PZOS-07 -- Landscape/Site Plan -GLM - FBO Subdivision GLM Addition No, 2, Lot 3A-1, Block 2 (420 N. Willow Street) Relocation of Historic Cabins -Kenai Historical Society Rasmuson Foundation. Grant Application Resignation letter from Commissioner Lewis COMMISSION COMMENTS & 4UESTIONS -- None ADJOURNMENT Commissioner Bryson MOVED to adjourn and Commissioner Romain SECONDED the motion. There were no objections. SO ORDERED. There being no further business before the Commission, the meeting was adjourned at approximately 7:35 p.m. Meeting summary prepared and submitted by: Corene Ha11, Deputy City Clerk PLANNING 8~ ZONING COMMISSION MEETING FEBRUARY 13, 2008 PAGE 5 Suggested by: Admini~__ _. __ _ __ CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ08-OG A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, RECQMMENDING Tp THE COUNCIL THAT KMC 14.25 LANDSCAPING/SITE PLAN REGULATIONS BE AMENDED REQUIRING APPROVAL OF PLANS BEFORE CLEARING ANY LAND, REQUIRING BUFFER SEPARATION BETWEEN COMMERCIAL AND RESIDENTIAL USES, EXTENDING THE COMPLETION TIME TO TWO YEARS AND PROVIDING THAT THE APPROVAL MAY BE REVOKED WITH THIRTY DAYS NOTICE. WHEREAS, 14.25.015 currently requires submittal of a preliminary landscaping/site plan and approval prior to land clearing of only property covered under this chapter; and, WHEREAS, 14.25.040{b) currently does not set forth any provisions that a visual separation between commercial and residential uses be required, and WHEREAS,14.25.060 currently permits one year from receipt of a certificate of occupancy to complete approved landscaping, and; WHEREAS, completion should be one year from approval of landscaping/site plan; and WHEREAS, 14.25.080 currently provides that if construction has not started within one year that the approval shall lapse rather than provide the Administrative Officer's discretion on whether the permits should lapse. NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDS THE COUNCIL OF THE CITY OF KENAI, ALASKA AMEND KMC 14.25 is amended to read as presented on Attachment A of this resolution. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 27th day of Februar,~. CHAIRPERSON: ATTEST: Chapter 14.25 LANDSCAPING/SITE PLAN REGULATIONS __. 14.25.010 Intent... 14.25.015 LANDSCAPING/SITE PLAN. 14.25.020 Application. 14.25.030 Landsca In site I n-Submittal re uirements. 14.25.040 Landscapina plan--Performance criteria. 14.25.045 Site plan-Performance criteria. 14.25.050 Approval. 14.25.060 Completion-Landscapingphn. 14.25.065 Completion-Site plan. 14.26.070 Modifications. 14.25.080 Expiration. 14.25.090 Penalties. 14.25.100 Definition-Landscaping, 14.25.010 Intent. (a) Site Plans. It is the intent of this chapter to provide for orderly and safe development of the City commensurate with protecting the health, safety and welfare of its citizens, and adequate and convenient open spaces, light and air, in order to avoid congestion of commercial and industrial areas. (b) Landscaping Plans. It is the intent of this chapter to provide for landscaping and/ ar the retention of natural vegetation in conjunction with commercial industrial and multifamily development within the City of Kenai. The general purpose of landscaping is to visually enhance the City's appearance, provide attractive and functional separation and screening between uses and reduce erosion and storm runoff. (c) For purposes of this chapter, multifamily development means a four or more family dwelling. 14.25.015 LANDSCAPING/SITE PLAN FOR LAND CLEARING. [FOR PROPERTY COVERED UNDER THIS CHAPTER,] [S]Submittal of a preliminary landscaping/ site plan and approval by the administrative official is required prior to any land clearing and/or tree cutting where such removal will result in less than fifteen percent [(15%)] 25% of the lot area having existing trees, shrubs, or natural vegetation cover as determined by the administrative official. 14.25.020 Application. This chapter shall apply to all commercial, industrial and multifamily development within the City of Kenai and shall apply to both the landscaping and site plans. "Commercial, industrial and multifamily development" and "a11 development" shall be defined as any improvements requiring a building permit for new construction or any improvements of twenty thousand dollars (20,000.00) or more, which adds PZO8-06 Landscapinglsite Plan Regulations Page L of 6 Attachment A square footage, and is: (1) located on properties within the Central Commercial (CC), General Commercial (CG), Limited Commercial (CL), Heavy Industrial (IH], Townsite Historic (TSH), Light Industrial (IL) and Education (ED) zoning districts; or (2} a multifamily development in any zone; or (3} a change of use as required in KMC 14.20.250 (a). It is unlawful for any person to construct, erect or maintain any structure, building, fence or improvement, including landscaping, parking and other facilities on property requiring alandscape/ site plan unless such improvements are constructed or reconstructed in a manner consistent with the approved plan. Properties zoned residential (except multifamily dwellings) are exempt from this [CHAPTER] subsection with the following exception: (1) structures identified as a commercial occupancy in Title 4 of the Kenai Municipal Cade located in residential ar mixed use zones requiring a building permit for new construction or any improvements of twenty thousand dollars ($20,000.00] or more, which adds square footage or a change of use as required in KMC 14.20.250 (a}. 14.25.030 Landscatpin~/site t~lan-Submittal requirements. One copy of the landscaping/ site plan (eleven inches { 11 ") by [FOURTEEN] seventeen inches [{ 14")] L'7~ size] shall be submitted far approval to the Administrative Official prior to the issuance of a building permit. If approved, a zoning permit shall be issued and on file in the Planning Department and the Building Official will be notified. The landscaping/site plan shall be prepared at a minimum scale of one inch { 1 "} equals twenty feet (20') and shall include the following information: (a} Scientific or common name or type of planting materials to be used in the project; (b) Typical planting details; (c) Location of all planting areas and relationship to buildings, parking areas and driveways; (d) Identification and location of existing vegetation to be retained; (e) Identification and location of non-living landscaping materials to be used; (f} Identification of on-site snow storage areas; (g) Drainage patterns; {h} Description of buildings, including building height and ground floor dimensions; (i) Physical features of the property including location of all buildings, ingress and egress, any unusual features of the property which may restrict development or drainage. 14.25.040 Landscaping_plan-Performance criteri_a_, (a) Objectives for Landscaping Plan. An effective landscaping plan should utilize a variety of techniques for achieving the intent of this section. The appropriate placement or retention of vegetation in sufficient amount will provide the best results. PZ08-Q6 Landscaping/site Plan Regulations Page 2 of 6 Attachment A Perimeter, interior, street right-of way, and parking lot landscaping [SHOULD] must be included as components of the overall landscaping plan. (b} Perimeter/Buffer Landscaping. Perimeter/buffer landscaping involves the land areas adjacent to the lot lines within the property boundary. This buffer landscaping serves to separate and minimize the impact between adjacent uses. Buffer landscaping may be desirable along the perimeter of the property to shield vehicular or building lights from adjacent structures and to provide a visual separation between pedestrians and vehicles and commercial and residential uses. Landscaping adjacent . to residential zones shall have landscaping beds that meet all of the following minimum standards; 1. Landscaping beds -Minimum of ten feet (10'} in width along all property lines, which adjoin residential zones, exclusive of driveways and other ingress and egress openings. Asix-foot (6'} high wood fence or masonry wall may be used in place of five feet (5'} of the required bed width. 2. Ground cover -- One hundred percent (100%) within three (3} years of planting and continuous maintenance so there will be no exposed soil. Flower beds maybe considered ground cover. 3. Trees and/or shrubs appropriate for the climate shall be included in the landscaping beds. (c) Interior landscaping involves those areas of the property exclusive of the perimeter and parking lot areas. Interior landscaping is desirable to separate uses or activities within the overall development. Screening or visual enhancement landscaping is recommended to accent or complement buildings, to identify and highlight entrances to the site, and to provide for attractive driveways and streets within the site. Landscaping may include landscaping beds, trees, and shrubs. (d} Parking Lot Landscaping. Parking lot landscaping involves the land areas adjacent to or within all parking lots and associated access drives. Parking lot landscaping serves to provide visual relief between vehicle parking areas and the remainder of the development. It also is desirable for the purpose of improving vehicular and pedestrian circulation patterns. (e) Street right-of way landscaping softens the impact of land uses along street rights-of way, but does not obscure land uses from sight. Landscaping beds must meet all of the following minimum standards; except where properties are adjacent to State of Alaska rights-of--way, the Administrative Officer may approve alternatives, which meet the intent of this section but protect landscaping from winter maintenance damage. 1. Landscaping beds -- Minimum of ten feet (10') in width along the entire length of the property lines which adjoin street rights-of--way, exclusive of driveways and other ingress and egress openings; 2. Ground cover -- One hundred percent (100%} ground cover of the landscaping bed within three (3} years of planting and continuous maintenance so there will be no exposed soil; PZ08-06 Landscapinglsite Pian Regulations Fage 3 of 6 Attachment A 3. Trees and/or shrubs appropriate for the climate shall be included in the landscaping beds. (f~ Review. The Administrative Official may consider plans for amendments if problems arise in carrying out the landscaping/ site plan as originally approved. 14.25.045 Site -plan-Performance criteria. (a) Objectives. An effective site plate should utilize a variety of techniques for achieving the intent of this chapter. The appropriate placement or retention and improvements of buildings, parking lots, etc. should be considered on the site plan. (b) Buildings. A commercial or industrial use housed in the building is to be compatible with the surrounding properties, land use plan, and not be hazardous to the health, safety and welfare of citizens. (c) Special Permits. The site plan sha111ist any special permits or approvals which may be required for completion of the project. (d) Parking Lots. Parking lots referenced on the site plan shall comply with KMC 14.20.250. 1. Paving is required for "commercial development" including a multifamily development requiring a building permit valued at one hundred thousand dollars (~100,000A0) or more for new construction, or any improvements which adds square footage valued at one hundred thousand dollars ($100,000.00) or more, and the property is located between Evergreen Drive and McCallum Drive/Tinker Lane as shown in the map marked Appendix 1 to this chapter. 2. Exception to this requirement: (i) Properties zoned Heavy lndustrial are exempt from the paving requirement. (e) Snow Storage/Removal and Drainage. Snow storage/removal and drainage as referenced on the site plan shall be compatible with the surrounding area. (f} Dumpsters. Dumpsters must be screened with asight-obscuring structure made of wood or concrete. The Administrative Official may approve other construction materials. 14.25.050 Approval. Unless extended for good cause, the Administrative Official shall review and take action on a landscaping and site plan. within fourteen (14) days of satisfactory submittal. The Building Official shall issue a building permit upon approval of the associated landscaping/ site plan providing all of the other requirements for the issuance of a building permit have been met. Any appeal of the action of the Administrative Official shall be in accordance with KMC 14.20.290. 14.25.060 Completion-Landscaping~lan. PZ08-06 LandscapinglsitePlon Regulations Page 4 of fi Attachment A All required landscaping as presented in the approved landscaping plan shall be installed within [ONE (1} YEAR] TWO 2 YEARS after [ISSUANCE OF THE CERTIFICATE OF OCCUPANCY].] alanroval of the landscapingJsite plan. 14.25.065 Com Ietion-Site tan. All requirements as outlined in Section 14.25.045 shall be installed according to the site plan as approved by both developer and the Administrative Official. 1. The required parking lot paving shall be completed within two (2} years after issuance of the certificate of occupancy. 14.25.070 Modifications. Whenever there are practical difficulties in carrying out the provisions of this chapter, the Administrative Official may grant minor modifications for individual cases, provided the Administrative Official finds that a special individual reason makes the strict letter of this chapter impractical anal that the modification is in conformity with the intent and purposes of this chapter. 14.25.080 Expiration., If construction of the project has not started within one (1} year of approval of the landscaping/site plan, the approval [SHALL LAPSE] may be revoked by the administrative Official after providing at least thirt~[30} Day notice.unless extended for good cause. 14.25.090 Penalties. Penalties for non-compliance with this chapter shall be as set forth by KMC 14.20.260. 14.25.100 Definition-Landsc~)in~• "Landscaping" means the treatment of the ground surface with live planting materials, including but not limited to, trees, shrubs, grass, ground cover or other growing horticultural material. Other materials such as wood chips, stone, or decorative rock may also be utilized. PZOS-06 Landscapinglsite Pian Regulations Page 5 of 6 Aftachment A Appendix I m v `~ Paving Required ~ KM~ 74.2~,0~5 (d) PZ08-06 LandscapinglsitcPtan Regulations Fage b of 6 Attachment A Suggested by: Planning and Zoning Commission CITY OF KENAI PLANNING AND ZONING COMMISSION SUBSTITUTE RESOLUTION NO. PZ08-11 (PZ07-24) A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, RECOMMENDING TO THE COUNCIL THAT KMC 14.24.200 (ACCESSORY STRUCTURES} BE AMENDED BY 1} ADDING A SECTION RESTRICTING THE USE OR STORAGE OF CONEX-TYPE STRUCTURES IN THE CENTRAL COMMERCIAL AND RESIDENTIAL ZONES AND 2) REQUIRING ACCESSORY STRUCTURES BE BUILT TO MATCH THE PRIMARY BUILDING ON THE LOT AND 3) PROVIDING FOR TEMPORARY USE OF CONEX-TYPE STRUCTURES DURING CONSTRUCTION PROJECTS AND INCORPORATING THE EXISTING REQUIREMENT THAT ACCESSORY STRUCTURES OVER 120-SQUARE FEET REQUIRE A BUILDING PERMIT. WHEREAS, KMC 14.20.200 (Accessory Structures) sets out the rules for accessory structures in the Kenai Zoning Code; and, WHEREAS, storage or use of conex-type structures for permanent storage in residential zones can cause unsightly conditions leading to reduced property values; and, WHEREAS, storage sheds not built to match the primary structure can cause also unsightly conditions leading to reduced property values; and WHEREAS, it is irk the best interest of the City of Kenai to restrict the use of conex-type structures for storage in the Central Commercial and residential zones, and WHEREAS, a limited exemption should be allowed to provide for temporary storage during construction. NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDS THE COUNCIL OF THE CITY OF KENAI, ALASKA AMEND KMC 14.20.200 by 1) adding subsection (a)(7} incorporating the existing requirement that accessory structures over 120-square feet require a building permit and 2) adding subsection (b) as follows. 1. {7) Accessory structures over 120-square feet require a building permit as set forth in the building code incorporated by reference in KMC 4.32. 2. (b) Storage or use of conex-type structures or storage sheds requiring a building permit in the Central Commercial and residential zones is restricted as follows: (1) Under this section "residential zone" means one of the following zones: Rural Residential Zones, Suburban Residential Zones, Urban Residential Zone, or Townsite Historic Zone. (2) Conex-type structures or storage sheds must be built to the following standards: (a) Shall have all wheeled assemblies removed, be placed on non-rot susceptible blocking or foundation, be roofed and sided or painted to match the primary building on the lot; (b) Shall be roofed and sided or painted within two years of the issuance of a building permit. (3) Conex-type structures may be used in the Central Commercial and residential zones for temporary storage during construction projects. A permit is required for this temporary use and is obtained as part of a building permit. A temporary conex permit is valid for 90 days with renewal necessary for an additional time period as allowed within the discretion of the Building Off cial. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 27th day of February 2008. CHAIRPERSON: ATTEST: Suggested by: Planning and Zoning Commission CITY OF KENAI PLANNING AND ZONING COMMISSION SUBSTITUTE RESOLUTION NO. PZ07-24 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, RECOMMENDING TO THE COUNCIL THAT KMC 14.20.200 (ACCESSORY STRUCTURES) BE AMENDED BY 1} ADDING A SECTION RESTRICTING THE USE OR STORAGE OF CONNEX-TYPE STRUCTURES IN THE CENTRAL COMMERCIAL AND RESIDENTIAL ZONES AND 2) INCORPORATING THE EXISTING REQUIREMENT THAT ACCESSORY STRUCTURES OVER 120-SQUARE FEET REQUIRE A BUILDING PERMIT. WHEREAS, KMC 14.20.200 (Accessory Structures) sets out the rules for accessory structures in the Kenai Zoning Code; and, WHEREAS, storage or use of convex-type structures for permanent storage in residential zones can cause unsightly conditions leading to reduced property values; and, WHEREAS, it is in the best interest of the City of Kenai io restrict the use of convex-type structures for storage in the Central Commercial and residential zones, and WHEREAS, existing non-conforming convex-type structures should have one year to come into compliance with this section of the municipal code; and WHEREAS, a limited exemption should be allowed to provide for temporary storage during construction. NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDS THE COUNCIL OF THE CITY OF KENAI, ALASKA AMEND KMC 14.24.200 by 1) adding subsection (a)(6) incorporating the existing requirement that accessory structures over 120-square feet require a building permit and 2) adding subsection (b) as follows. 1. (6) Accessory structures over 120-square feet require a building permit as set forth in the building code incorporated by reference in KMC 4.05. 2. (b) Storage or use of convex-type structures requiring a building permit in the Central Commercial and residential zones is restricted as follows: (1) Under this section "residential zone" means one of the following zones: Rural Residential Zones, Suburban Residential Zones, Urban Residential Zone, or Townsite Historic Zone. {2) Use or storage of convex-type structures on lots under 20,000 square feet is limited to: (a) One single story convex-type structure; {b) Shall not be larger than 160 square feet; {c) Shall only be allowed in the rear yard (as defined in KMC 14,20.320}; {d} Shall comply with the development requirements in KMC 14.24.010-030 and KMC 14.20.190-200; (e} Shall have all wheeled assemblies removed, be placed on non-rot susceptible blocking or foundation, be roofed and sided or painted to match the primary building on the lot; (~ Shall be roofed and sided or painted within one year of the issuance of a building permit. (3) Use or storage of convex-type structures on lots 20,000 square feet or more is limited to: (a) One single story conncx-type structure; (b) Shall only be allowed in the rear yard (as defined in KMC 14.20.320); (c) Shall comply with the development requirements in KMC 14.24.010-030 and KMC 14.20.190-200. {d) Shall have all wheeled assemblies removed, be placed on non-rot susceptible blocking or foundation, be roofed and sided or painted to match the primary building on the lot; {e) Shall be roofed and sided or painted within one year of the issuance of the building permit. (4} Notwithstanding KMC 14.20.050, non-conforming convex-type structures in the Central Commercial and residential zones shall have one year from the effective date of this ordinance to come into compliance with this section. (5) Convex-type structures may be used in the Central Commercial and residential zones for temporary storage during construction projects. A permit is required for this temporary use and is obtained as part of a building permit. A temporary convex permit is valid for 90 days with renewal necessary for an additional time period as allowed within the discretion of the Building Official. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 12th day of December 2007. CHAIRPERSON: ATTEST: Work Session: January 23, 2008 Public Hearing/Postponed: December 12, 2007 Work Session: November 14, 2007 Work Session: October 24, 2007 Wark Session: October 10, 2007 Work Session: July 25, 2047 Public Hearing Postponed: July 11, 2007 Public Hearing Postponed: June 13, 2007 AGENDA KENAI CITY COUNCIL -REGULAR MEETING FEBRUARY 20,2008 'T:OO I~'.11~. IfENAI CITY COUNCIL CHAMFERS httu: l I www.ci.ke~ai ;ak,u~ ITEM A:. CALL TO ORDER 1. Fledge of Allegiance 2. Rall Call 3. Agenda Approval 4. Consent Agenda *Ail items listed wvith an asterisk (*~ are considered to be routine and nan- caxztraversial by the council and will be approved by one motion. There will be no separate discussion of these items unless a council member so requests, isl vsrhich case the item will be removed from the eor~sent agenda and considered in its normal sequence on th.e agenda as part of the General Qrders, ITE1V1 B: SCHEDULED FUBLIC GOMMENTS (10 minutes) 1, igrid Edgerly, Love INC of the Kenai Pex~.i~asula -- Haxz~elessr~ess an the Kenai Peninsula and Love INC Family I-lope Center Update. ` " ITEM C: UNSCHEDULED PUBLIC COMMENTS (3 minutes) ITEM D: REPORTS OF KPB ASSEMBIaY, I.TwGISLATORS. AN_D_ __ COUNC_Y_LS ITEM E: PUBLIC HEARINGS (Testimony limited to 3 minutes per speaker.) 1. Ordinance Na. 2279-2008 -- Increasing Estimated Revenues and f~~~ ~ Appropriations by X39,238 in th.e General ltund for a Grant far Folice . Equipment and Transferring ~l 1,$31 in the Police Department for the Grant Match. „ „~ ~ 2. Oxdixxanee No. 2280-2008 -- Amending KMC 23.50.010 to Change the ~~'~~ Range of the Pulalic Works Director Position FYorn a mange 24 to a Range 23. 3. Ordinance No. 2281-2008 -- Arrkending K1VIC 8.05 to Adopt the 2006 ~~ lx~ternatianal Fire Code, First Printing. ~~ ~/ 4. Resalt~tian No. 2008-05 -- Setting the Public Hearing Date on the Proposed Thompson Park, Beaver Creek, Alaska, Mack, Valhalla Heights, ~~~~ and Su7ta.set Rinri Subdivisions Faving District. f~, 5. ~ Resolution Na. 2Q08-U6 -- Setting the Time and Place far a Public ~ Improvexnent Special Hearing an the Aliak, McCollum, Japonski Street Assessment District. fi. ~ r Resolution No. 2008-07-- Settixag the Time and Place for a Public ~d~ ~ Hearing on the Set Net Drive Special Assessment Disfxict. GG~ 7. ~ Resolutioa No. 2008-08 -- Setting the Time and Place far a Public ~~ . Hearing an. the Angler Drive Special Assessment District. ~~ 8. Reffiolutfiian No. 2008-09 -- Awarding a Lease to Copper River Seafoods ~ }, for Kenai Dock Stations No. 2 az~d No. 3 Frorn May 15, 2008 to May 1 2011 for the Amount of ~41,OOCl Per Year and Boat Storage Areas No. 2 and. No. 3 Frortx June 1, 2008 to May 14, 2011 for the Azxxour~t of X1,001 Per Month. IT~NI.F: 1. I'I`LM G: -~L~~ 1. ~~~ 2. ~~~~/ITEM I~~ 2. MINUTES *Regular Meeting of Februaxy 6, 2008. UNFINISHED BUSINESS Dis~cussioa -- Schedule Budget Work Sessions Disautsaion -- Council Meeting Videotaping NEW BUSINESS Bills to be Ratified Approval of Purchase Orders Exceeding ~ 15,000 3. *Ordinance Na. 2282.2008 -- Amending KMC 14.20.160 (b}($}, KMC 14.20.161(b)(5) and KMC 14.20.1'70(b}(8) by Replacing the Reference to tine Horizontal Property Regimes Act in AS 34.07 Wit1n a Reference to the Uniforxn~Cornmon Ixa.terest Ownership Act i.n AS 34.08.. 4. *Ordinance No, 2253-2005 -- Increasing Estimated Revenues and Appropriatiozxs by ~7,060.7~ in~ the General Fuxzd tv Pay for Police: Training and patrol Rifles. ~r~~e 5. Discussio~ta. -- Rezone of Airport Property 1~d ITEM I: OMMISSION COMMIT'I'EE REPORTS ].. Council on Aging 2. Airport Commission 3. Harbor Caznzxiission 4. Library Coxnrr~ission 5. Parks & Recreation Coxnxxxission f.~ t. . ' . . ~~ 6, ~ Plaz~x~ing & Zoning Cazxirtxission 7. Miscellar.~eaus Commissions and Committees a. ~ Beautification Committee b, Alaska Municipal League Report c. Mini-Grant Steering Cozxrzz~ittee ITEM J: REPORT OP TILL M1~YOR , ITEM K: ADMINISTRATION REPORTS 1, City Manager 2. ~ Attorney 3. City Clerk ITEM I.; DISGU3SION 1. Citizens (five minutes} 2. Council ITEM M: PENDING LEGi~ISLATION (This item lists legislation which will be addressed at a later date as noted.) Orciinance No. 2269-200'7 -- Enacting Chapter S.4p of the Kenai Mu~xicipal Code Establishing a licensing Procedure for Pawnbrokers az~cl Regulating Homer Pawnbrokers Conduct Business. (Clerk's Note: ordinance No. 2269-2007 was amended by substitution at the February 6, 2008 council meeting. The ordinance was then ~~ ~ postponed to March 5, 2008.) EXECUTNE SESSION -- None Scheduled ITEM M: AD,IOU'RNMENT ~~ KENAI PENINSULA BOROUGH PLAT COMMITTEE ASSEMBLY .CHAMBERS ~y~~V BOROUGH ADMINISTRATION BUIRDING ~ `" •_ _ 144_ -NORTH BINKLEY STREET SOLDOTNA, ALASKA ~~~ " ...... - 5:30 p.m: February 25, 2008 . ~.,~:... ~" ~ Tentative"Agenda ~ ~f~ IVIEMI3ERS: ~• CALL TO ORDER. ..Paulette Bokenko- B. • ROLL CALL - Carluccio Se[dovia City C. APPROVAL QI= AGENDA, EXCUSED ABSENCES,-AND MINUTES Terra Expires 2009 Alice Joanne Collins 1. Agenda Anchor Paintl.Ninllchik Term Expires 20'EO 2. Member/Aftern~te EXCU58d AbSenCeS Mari Anne Grass Southwest ¢o~ough a, . Joanne Collins, Anch:or.Point / Nir~ilchik Term Expires 2006 ~ - Brent Johnson 3. Minutes KasiloflClam Gulch Term Expires Zags a. February 11, 2D08 Plat Committee Minutes Blair Martin D. PUBLIC COMMENT Kalifornsky 13eactt -Term Expires 2009 Qtems other than those appearing vn the agenda. Limited to five minutes per speaker unless pre~iaus arrangements are made.) ALSEF2IVAYES: E. SUBDIVISION PLAT PUBLIC HEARINGS Philip Bryson 1. U.S.S. 3365 Penny Hardy Replat Kenai City Term Expires zo~0 KPB 2008-028 (ClinelHardy, Milker] Location: Lowell Point Road in Seward James Isham Steriing 2. Wau h SubdivlSio.rl No. 4 Term expires 2009 g -KPB 2008-042 [ImhofflHalyerson] Location: East of Sterling Highway in Anchor Point Anchor Point APC 3. Waugh Subdivision No. 5 KPB 2008-051 [ImhofflTrimble] Location: East of Ste-iing Hwy in Anchor Point Anchor Point APC . 4. White Eart~l No. 3 KPB 2008-043 [Imhoff/Bovich] Location: East of Skyline Drive in Homer K-Bay APC ". 5. Catkin Subdivision KPB 2008-044 [Ability/Kilcher] Location` `Southeasterly of East End Road K-Bay APC 6. 'Graham-MiilerSubdivision KF'B 2008-046 [JahnsonlGraham] Location: Mope area . ~ ~ Hope AFC tik £~ ~ e ~~~~`~~~ ~ 7..: Mackey Lakas Sub. Lake House Addition KPB 2008-050 [SwanlBible] Location: On East Mackey Lake In Soldotna F. FINAL PLAT PUBLIC HEARLNGS 1. ROW Map Seward .Highway Mllepost.8-18 Rehabilitation STP 031-1 (25) 52419 KPB 2008-041 [SOAID4T] Location:. Between Kenai Lake and Bear Lake (Contiinued from February 11, 2008} ~" G. MISCELI_f1NE0US INFORMATION -- NO ACTION REQLfIRE6 H: ADJQURNMENT ,..: NEXT REGULARLY SCHEDULED MEETING The next regularly scheduled Plat Committee meeting will be-held March 10, 2008 in the. Assembly Chambers, Borough Administration Building, 144 North 8inkley Street, Soldotna, Alaska at 5:30 p.m. PLANNING DEPARTMENT Phone: 907-714-220D Phone: ~ toll free within the Borough 1-800-478-4441, extension 2200 Fax: 9E}7-2B2-8618 e-mail address: glanningCabboraugh.kenai.ak.us web site: www borough.kenai:ak.us/plannin4dept 2' ti KENAI PENINSULA 80R000H PLANNING COMMISSION ASSEMBLY CHAMBERS BOROUGH ADMINISTRATION BUILDING . 144 NORThI B1NKI..EY STREET SOLDOTNA, ALASKA February 25, 2008.--7:30 P.M. Tentative Agenda Philip Bryson CALL TO ORDER A Chairman . Kenai City . Term Expires 2010 B. ROLL CALL Paulette Bol<enka APPROVAL OF CONSENT AND REGULAR AGENDA C Carluccio . All Items marked with an asterisk ("`} are consent agenda items. Consent agenda PG Member City. of Seldovia Items are GOnSldered fOUtlne and non ContrOVerSlal: by the Planning Commission and Term Expires Zoos will be approved by one ma#ian. There will be na separate discussion of consent agenda items unlass a Planning-~Comr~issioner~ so rsrquests. in which :case..the item Alice Joanne colr+ns wilt be removed from the consent agenda and considered in its normal sequence on' Anohor Points Niniichiic the regular agenda. . Term Expires 2010 If you wish .to comment on a .consent agenda item or a regular agenda item other t7r. Rialc Foster Pc Member ~ than a public hearing, please advise the recording secretary before the meeting Horner city begins, and she will inforrn the Chairman of your wish to comment. Term Expires 20'E 0 Mari Anne Gross *~ . Time Extension Request PC Member Southwest Borough a. V.A. Ellington 2007 Addition Term Expires 2008 KPB Fife 2007-014 [ImhofflStafford, Beachy] Location: North of East End Road in Homer vACAIVT PC Member K-Bay APC 5oldotna Clly Term Expires 2608 b. Tice-Henriksan No, ~ Oracle Paint Addition KPB File 2007-035 [ImhofflSayer] James tsham Pc Member Location: City of Hamer Sterling Term Expires 2009 *2, Plats Granted Administrative Approval Brent Johnson PC Member *3. Plats Granted Final Approval (20.04.070} KasiloflClam Gulch Term Expires 2009 *4, plat Amendment Request Hany Loclcwcod PC Member *5. Coastal Management Program Ridgeway Term Expires 20~ D *g. Commissioner Excused Absences Blair Martin a Anchor Point 1 Ninilchik JoAMe Collins a n vice Chairrr- , . Katifornsiry Beach Term Expires 2009 b. Todd Petersen, Easi Peninsula Todd Petersen Pc Member c. Ray.Tauriainen, Northwest Borough East Peninsula Term Expires 20'!0 d, Vacant, Soldotna City e. Vacant, Seward City *7. Minutes 1 ,..~ _~ Vacant PC Member City bf Seward Term Expires 2006 Ray Tauriainen PC Member Northwest Borough Term Expires 20fl8. Max J. Best Planning L]irecfor John Williams Borough Mayor a. February 11, 2008 Plat Committee Minutes b. February 1.1,2008 Planning Commission Minutes D. PUBLIC COMMENTIPRESENTATIONS!COMMISSIONERS (Items other than those appearing on the agenda. Limited to five minutes per Speaker unless previous arrangements are made.} 1. Water Quality Assessment of the Kenai River Watershed from July 2000 to Jtlly 2006 -Kenai Watershed Forum E. UNFINISHED BUSINESS .. F. ~'UBLIC HEARINGS.: 1. Vacate the 66-foot section line easement: 33-feet on each side of the line . `common toSections 26 and 27, Township 1 North; Range 13 West; as shown on Mead Subdivisioh (Plat HM 2007-140}; Seward Meridian, Alaska; - '''' ~"'~-ariri`witlin'tlie' K~r`faF~.Pe~nitlsula Borough: KPB File 20U8-030; Petitioners: -James H: and Muriel R. Mead of Clam Gulch, Alaska...Location: Clam.Guleh area - 2. Vacate the 40-foot right-of-way easement granted in Book 47R Page 43; with location given as "along the foot of the ridge approximately- north-south": Seward Recording District; within. Sections 21 and 22, Township 1 South, Range 1 West, Seward Meridian, Alaska; and within the Kenai Peninsula Borough. KPB File 200&032 Note: Existing or proposed dedications. encompass most of the existing gravel road. Petitioner:, Penny Hardy Revocable Trust of Seward, Alaska. Location: Lowell Point Road in Seward G. ANADROMOUS STREAM HABITAT PROTECTION (KPB 21.18) H. VACATIONS NOT REQUlR1NG A PUBLIC HEARING I. SPECIAL CONSIDERATIONS. 1. Hanille Subdivision Amended Lot 6.BIk 3 Bldg, Setback Excepiian .:KPB 2008-048 Resofuiion No. 2008-09 Petitioner: Rachael L Seal Location: West of Echo Lake Road an Magic Dragon Ln. J. SUBDIVISION PLAT PUBLIC HEARINGS 1. The Plat Committee is scheduled to review 7 preNminary plats and 1 final plat. K. COASTAL MANAGEMENT PROGRAM CONSIDERATIONS L. OTHERINEW BUSINESS M. .ASSEMBLY COMMENTS N. DIRECTOR'S COMMENTS O. COMMISSIONER COMMENTS P. PENDING ITEMS FOR FUTURE ACTION 2 s t° r Q. Al]JOURNMENT MiSCELLAN~OUS INFORMATIONAL ITEMS NO ACTION REQUIRED 7 . City of Kenai Planning & Zoning Commission Minutes -January 23, 20l}8 _ , , ... . 2. Cooper Landing Advisory- Planning Commission Special Meeting Minutes.{Approved} - January 2, 2008 - January 23, 2l}08 3. Cooper Landing Advisory Planning Commission Meeting (Unapproved) _ February 6, .2008 4. Seward ~Plannirtg Commission Minutes -December 4, 20D7 PLANNING.COMMISSION MEETING the next regularly scheduled Planning Commission, meeting will be held March 10, 2008 in '. 'tttie'°•As''seliribly"Charnbars~;-Borough-Administration Building; 144. North Hinkley, Saldotna, Alaska at 7:311 p.m. . en~ncnRV ai aniN~Nr f:CfMMISSION MEETINGS- Advisory Meeting Location Date Time Commission Anchor Point Anchor Point March 4, 2008 7:00 p;m. Chamber of Commerce Cooper Landing Cooper Landing Communit Hall March 5, 2008 6:D0 m. p~ Hope l Sunrise Hope Social Hal! March 6, 2008 7:00 .m. The Kachernak Bay and Funny River Advisory Planning Commissions are inactive at this time. NOTE: Advisory planning commission meetings are subject to change. Please verify the meeting date,, location, and time with ahe advisory planning commission chairperson. Chairperson contact information is on each advisory, planning commission website, which i5 linked to the Planning Department website. CONTACT 1NFOR~VIATION KENAI PENINSULA BOROUGH PLANNfNG DEPARTMENT Phone: 9D7-714-2200 Phone: toll free within the Borough 1-800-478-4441, extension 2200 - , Fax: 9D7.-714-2328... e-mail address: tannin borou h.kenai.ak.us web site: www.borou h.kenai.ak.usl tannin de # 3 c .~ rn c .~ N ~ Z bA bA bA bA DA H ~U -- N cd a cq S1i td (.~ (~ Ra ctl P-; M ~ v ~ ~ o ~ ~ o ~ . ~ O '~ ~ q ~ ca p aUi ~ O ~,~ v o ~ n ~~ y sa, d N ~' ~ _ s-1 ~ '~ ~ N ~v' p N D ~ .~ ~ ' cd ~ N ~ ~ , ' c ~' ~ d ~ ~ ~ ° N ~ ~ ~!! O v '+ s6 _ ~ .. q e.~ ~ ~ p '~, ~" N "d bA G' eU ti ~ O ~ ~ ~ O N ~ ~ 'd D, " ~ N di SAS ~" ~ ~ ~ ~ v ~ V F + O ~ - ~ fU •,~ .b ~ ~ v N ~ . 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M bA v ~ ~ ~i 'LJ ~ +~ ~ "C9 f-?. v ri ~, ;_, ~ v, O v V +~ G ~ v~. ~, O w ~ O V U~ cd G 'b ~ v v~ V v v p~ v cd o.. v U ~, cd N c~ °} O v ~ O O ciS +' ~ .Li ~ bA :.: ~. ' `1' ~ ~"i" ~' ~ -b ,~ L'' ~ ~ a-' v ~ ~ `i7 r~nn cad ~' '"d 0 c~ N 'CS TS ,~ ~ ~ 'd ~ ,~ ~+ Q' ~ p~ ~•! G' ~ ~ "cn O ~ ctl ~ v w O . •-~ ¢` ,~" v v G W bA '77 w.~` O '-~ c~ O O c~6 '" N sv- "_' ate"' . ~ P-e w ~ U ..~"'. O cn U ~ bA v ' •~ ^" +-' w ~ ~' ~ '~~' O ~ ~' ~ ~ W ~ ~ ~i C.' 'LS ~ ~ ~ cn --~ ~ ,-~ . ~ v ~~' ~ ~-+ N v . ~ V U ~ N ~ bA ~ .a, ~ ~ v ~ ~. ' ~ p -.-.. 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O ~ ~ at T O O p ..C v ~ O ~ O v ~- .~ ~, ,~}~ ~ N U 'y ~ ~' ., Up ~ +~ ,-~~`..~i V DS ~" O ~ 'may ~ O ~ •~~, f~"~ ~ -S~ ~ Zvi ~v+ O tlJ O o -~ n y a~i . ~ C ~ ~ ~ ~n ~ O +.' [-i ~ v s-~ a~ ~ ~ ~' ~ v, ' rd N O ~ ~ ~ ~. '~ r5 h ~ -~ `~ , ~ b.; ,.~ ~ cd O O ~ ai ~ ~ `~ O ~ ~ °} ~ cad ~ ~ `~ ~ ~ ~ ~ ~ ~ U ~ b _ '~ ~ O ~-' u o ~~'bA,~ .;; o,~ o ~ ~,~ ~ aAS,a°' ~„Q ~,° u ~,~, v ~, ,~ O ~ ~.~ oa-~ ~ ~ ~~+ . ~ v, "t3 ~ ~ v ~ ~ ctl ~ ~ G ~ ~ ?? ..~ cn ~ cd . v V ~ '~ ~ O ~ P-~ ~ ~ ~ v d a ~ ~ ~ Q• ~ ~ ro ~ '-~ ~ o ~ v .,.., ~ ~ ~ ca., o u ~ ~ ~ ' ~, '~ ~ ~ '~ bA u ,..-. O o) ° ~. O ~ v . 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O `CCn ~. ~' ~ ~' O ~ ~--~ ~ ~"" n '~-r. ~ ~ ~ ~ ri o ~ ~ On CD w ~ '~ ~ rr ~ ~• ~ ~ ~ x ~ ~ ~k ~ ~ ~ rf ~ hrj ~ CQ ~ O ~Q ;-' W O UQ rr ~-s in vl" ~ Y p TS q ~ '~ O . ~ ~ ''~ ~ ~ U~Q ~' p '3 ~'S O p ~ ~ ~ ~ ~' ~ ~ w~ V' ~ C `~ ~. y . ~ ,.~ ~ ~ '~ p O ~, ~ dQ A.. ~ ~' GQ C~D~ ~ b rt ~ O '~ ~• ~ ~ ,.d O p n ~- qrR F'e' {p y ~ O rb hj ~ O +--3 `~` '~"- ~ ' CfR ~. b ~_ O ~^3' ~ "r7 ..-.. ~-s r~ C1. {p O rr Ca ;v . sa fro ~ ~ ~ O rt ~ C4 ~+, O ~-+ ~ LQ ~-s w ,-r rr p.. '+~ t.y ~ t~ ~•+ ~. D N~ n n ~ ,~~ ,.~ p ~'~' ~ p O O ~' fD ~ P-. ~ ~, '"' ~- r"-.. O ~ ~ ~-, Sri ~. rev ~ Cho c'_ir' ~ O R '~ ~ w. P~ m O ,~._, ~ ~ '"~` [~nv ,..F w ~- ~ n ~ ~ ~ rr a'i, N CD µ ~, rr "U '.~" ~ A- ~ tS' ~" ~ GZ, ta. '~ ~ ~ ;..7" p ro ~ CD (~ ~-^ O ~ _ r-S ,-.~ cp' O ~n° ~ ~ rn ~ O ~ ir' ~ O • Y ~ ro w.. n ~* r~ ~ ry UQ r, ~ n ~ :~, p' ~~, rr O O n ~ rn ~ ~' o ~ fD 4~ii ~ two ~ ~ c~`o ~" ~ w ~ O '~' OrQ h ~.,~ rn ht rr p (D Cp ,-,-, N ~' ~` (D ~ ~ w Co ~ ``F ~-+ ~-' Co ,..r {~- f-r C n ~ C~ `"~~ b '-' O O ~' f9 rr f.U ~ ro ~ '~" M. p ~' H `~ r j rt ~ ~ rs W 'tS' p ~' ~ rr' O ~ ~ ~ ~ fll rl' ~ ~' rt' ~ ~ ~ ~ W fn`~o rat ~ ~ ~' ~' ~ ~'.. ~ ';j ~- ~ w ~ ~ coo ~ O '~ w ~ ~ n ~ n ~ ~ cNe ~• tQ rp c ro` ~° ~ c~ rt r~ k!~y ,-~ ~ ° CD co ~ m YI" ~ ~ ~ O^ ,~~ ~ . 'r, 3 p.. O `~' `[] ~ . '~ -~ (~ '~" ~ l/"f NO '~~' C C1. 'rT' ry ~ ~ O ~' Cho rwr O ~ U"' r,-y '_` i Fs V ~' ~ "~ ~, "~ ~ ~ ~ y~ • vG.-ri ~ Off„ ~ ~ O N ~' ~ . CnD '~ ~ ft ~ ~' O ~ ~ 0'q rC ~ '~ r-.. G w. ~p CY `G ~ ~ W f'S' [~q ~ w `~'' n V r* fIQ ~ ~ ~.' on ''a ro ~ `•' ~ '~' ,..~ p'. ',-' coo O ~ ~'TS ° cti rt ~ ¢ ~ ~ w co N '.~ ~ ~' N ro .cQo' '~ ~ c_. ° ~" ~n jy ov ~ ~ • o ~" ~ ~ ~ w O ~ O ~ ~ ro w y, p., ~ w ro. rt ~ w o~o ro O 7s' ,=, • ~ p, ~o ~ o g~ O ~ '~ ro b h ~. vw, ~.} ¢' ~ ,-h h '.-" O C1. ~y rr ~ M rCS ~ 't3 ~ rr G1.. t~.. r-fi `C v, ,..~ G ~ --~ "~ ~ _~ ~ Ci '~ ~ ~~-, w 'w7"' ~, r-r O~ ~"•h ry, ~: 53.. -'~' N ~ '~ rs ro rw-F ~- n O [° w '..' 6„ r~- ~ ref ~ ~ Q ~ ~ CD ~ w w ~ O rt ro ro w w . ~ n 'C3 ~ co su -~, f~ U~q ~ ~' r~P O ~~.•'CS r-r rr `~". ro G CD fl4 N ~ ''rJ~ ''~ r~•r ~ ~ O g~ ~ p' ~ pwj v' ffl ~ CD '.-1 O ~ ~ `~" O I ~ ~ ~: V ~ '~10' O .'3~" ~ ~ ~ ~ n rT w • ~ o ~ Cs ~ y '~ N O ~ '~' ~ '-~ ~~ n ~ ~.. P-. p N ;-~ A ~ ~ ~ C0 ;C ~ CS" ~ C r~-r ~ . rr 0 R ~-. ~~ ~ , 0 O O O ~ W ~ ~ O~ ~ "'7 ~ `~ ~ ~ `~ r* a- ~. n r-~ O ~ "~ ~ (~ w ~' W ro P~ Q-. " ~ ca~ n. ~ ¢-'-d '"~ ~• ~ r-J~ w w vwi ~ ' ~ " n ~' ~ `° ~' Y: ~ O 'Zf ~ rr ~ ~ ~; ;~% ~, ~ r~ y NO ~_ ro ~ ~ ~ ~ ~ ~- ~ ~ ~ ~, ~ ~ ~ `~ ~ N G '-t ~ Ort ~• `~ _Q t C J O ~ rt '~ ~. O ~ ~.{. w~ G ~ '~ G~ O ~ w f]- '-~ ~ n ,'S" j• `~ p~ m fol.' '~ `~ ~ '1 ;' v' I `~' ~ ~, O ~Oi-, ~ ~ ~ ~ ~. p.. ~i. ~ ~ ~ ~. w n O ~ art-' ~ ~ ~ ~ ~ w ~,-r.. ~' ~ ~ ~ Q- y cr ~ ~` ~ ._,, O rr ~` ~ ~ p C_ CD ~ so ro rr v, p O ~ >C rt rr +-, ". ° '~ ,~~-. ~. to ~ O O ~ " ~ rt ~-. ~ ro `C ro ~ "~ wr ~ ~ n ~' rho '~ ~' 0. ; q ~' ~' ,rt O afro ~ ~ O O ~ cn its 4 ,_..p, `C w^ ~ rn R' ~ w as O ~ ~ c~ R- ~ w ~ w ~ ° n b ~' ~ ~ b w ~ ~ b ~ ~ ~• ~ ti ~ ~ CO w ter, ~ cD C ~ ". y.ti ~ ~• O ~-• ~ rt n ¢' ~ ~' ,~~ [u ~ ~ [n DS` ~ w ~w ~ ~ ~ ~' O `C ~ ~ O ~ "' w ~ ~ ~ ~ ~' ~ ~ 0. ro ~ G~4 cpo ~" rt ~ rob ° ~ ~ rn ~ O ~ O N ~ 0 N v ~ " C7 w ~ O rn ro rt ~ rn ~ N r* r-r c1o• co c~"a ~ tau y ~ ~ [n w ;ti, ~ = ~ d rv O ~ A-. ~. ° ~ Q. ri-, ~ G R. Q- O +-~ '~' '~s''L7 S' ~-* .O .'~ w ~. 'Tv w n ~ f7 ~ lv b S1. ~ `7 .-~'zJ Q. w b ~ : ~ pi ~ co ca ~" M ~ • N-, ~ ''> O `C p w°-, O aq n v ~ cp ~' ; n ro UR ~ O y O ~ O r'_-r' 'y ,~~y ~ ~j O O ° CD ~- f~-y • ~ R. ~ ;~' ~ y ~ ~ .n~-.• ~. ca Q~ ~ ~ O 'c7 ~ ~" ~ Uq ~' O ~' O ~ ~-' ~ ro n O rb ,~-~ w f ~-, p• A ~ O l0 0 ~ • ~ ~ w ~ • ,.~ '~' `-' b `~ `~ co rr O ~' rt. `d Q.. .~`~ b ~ p cn G. ~ ~ • _ O N ~' w b. (D 4) n ~ ro ~~ ~ ~`~ ~'~•~o ~-~ ~ w '-`~° ° ~•o.w~ ~ ~ a~ ° ~ Nom, w ° ~ ~ O ~ A.- `4 ~, CIQ ~.' ~ O CD '~ O -s '`7' ~ O taw, c~ `+' "'"'S' vwi `4 '[7 r° cn rt h n ~ Z N N v 0 0 N Lf1 N w C ra c w m c .~ 0 N U ' ~ " p ~ ~ ~ .~ ~ ~ ~ U Oa ~ O ~ ~ ~ ~1r d ~ N ~ .~ A ~ ~ w ~, 4) ~ O ~ ~ a V ~ ey ~ ~ a O ~ c ~ ..+ a ~+ O ~.: p .-. O d' ~ - O ..,~y ~ s ~ y ~ ~ O O ~ ~ ~ ~ y ~y ~ " ~ ~ ,ti ,~ ~ g ~ ~, ,~ ~ o ~ ~ y ~ ~, o ~ - ~ p ~ on a •.~ cd - c~ m O "' ~ ~ O ~ ~ y .~ ~, ~ ~ ~ ~ ~ N c~ ..p ~ ~ ,..~ . ~ '~ o o u ra, ~, u ~ a~ ~ ~ ~ zi cu ~ ' ~ °' o °~ ~ ~ ~ ~ ~ ~ ~ b „~ ~ P ,..~ ' ~ a~ ~ y O O U ~ ~ ~ ~ O UQ p ~ ~ v' '~ ~ ~ • ~ ~ ~ O ~ -~ ''' y " ~ ~ i ' ~ ~ ~ ~ v' ^'" u0 ~ ° ~ ~ f~ v i • ~' ar ,~ • ~ . id ' ~ `~ ~ ~ ° ~ a b -~ v •~ o ~ ~ ~ ~ ~ ~ ~ ~ y~.~ '~ a .p ~ ~ci ~ ~ 'ice -ti ~ ..ice ' ~ 'd ~ ~ WD ~ ~ y ~ ~ ~ ,.rte ~ ~ ~ ~ ~ o ro ~, ~ ~ ~ 5 -d ~ ~ ~ ~ ~ ~' ~ ~ v, o .~ ,~ , ~ . ~ ~ ~ ~ ~ ~ ~+ U N •~ «' ~;~ O ~ V ~ ~ ~ s-e ~ 'd ~r 0 a~° o y ~ U U tJA ~ ~ O ~ ~ v - o ~ ~ 'b +~ QJ G ~ ~ ~ ~ ~ O F. ~ U ~ .~ ~ ~ o ~ ~ ~ ~ .~ cd ~ a~ ~ ' c}~ ~ ~ •O ~ ~ bA ~ s " , .. ~ p .. , ~ p v cd O ,~ ~ ..~ ^ bA °~ ~ ~ w - Q -d ~ ~ 5 =r1 0 _ ~ ~ ~ U .~ ~ o ~ ~ ~ H pu G ~ h o +, p L; bA , ,.., a~ u J } ~ ~ a~ o ~ ' '~ + a + ,~ ~ cd ~ q) ~ ~'` p+ ~ C~C O , ~ ~ -' ~ + c d ~ ~ ,.~ ~ ~ ~ N ~ ~ G pp ~' 4) O p ~ p O O O ~ O R ~ ~ ~ a 0 R `„pi' 'd w u U °~ ~ °~ ~ "d [ ~ v ~ ` ~ ~ O ~ ~ 9 ~ ~ '-' ~ - ~ ' O ' ~ °~ p ~ u ~ °' ~ ti vw ~ M ~' w ~ r~r c~ '~''~+ ~ R, vii ~ •~~'' ~0 aJ '~ ~ ~ ~ G ~ ~ +' 'L'~ W ~ C V ~' ~` C.` p ~ ~-`~ . C" sn c~ ~ ~ '-~ ~ ~~ a~ O • ~ O ~ O ~ G` ~ p, 0 o O ~ ~ ~ ~ ~ -ti ~' ~ . ~ ~ .~ o , „ ' O w O N cd ~ cd ro ~ .~ ~ ~ y ~ bA ~, ~ ~ .'" ~ ~ ~ ~, ~ ~ u ~ ~, ~ ~ ~ ~ x ~ ° '~ cd +~ ,N ~ ~ ~ o ~, u ~ as o ~ aio ~ ~.,~ ~ ~ ~, ~ ~ ~ • a ~ a °~, ~ -~ ~ o H ~ ~ p a ~d " o ~ a ~ ~ u r 4 3 ~ ~ . ~ R a ~ a ' o - ~ ~ G~ ~ a "b O ~ _~ ~ ~ _o c d '~ cd .~ ~ '~ f , ai ~ ~ ~ °~ 'd VO ~ ~ O s~ v' .~ V '~p0+ ~` ~ O ~ 'C "O ~ p ~ ~ 0 o u ~ ~ o~~ u~ ~, ~ :~ ti~ ~~ o u~ ,~ a~ ~ ~ ~ .~ ~ ~ ~ v ~ Y o a~ o ~ ~ a ~ ~ ' ~ ~ ~ ~ cci u O O '-.+ u ~ ~ ~' ~ ,~ w "tl a.+ as ~ '~ ~ 07 v O `;'` O ai rr!! Q U .~ s..s -[~ ~' ~ ~ ~N-' C'' ~ 4i oa6 U O ~ N . a ~ • ~ ~ b ~ ~ O a~ O ¢~ , ~ 0 ~ '~ ~ w . ~ O Q O O ai ~ ~* 'b N 4 . V 'd ~ `~' ~ 'C ~ [ ~ ~ ' ~ p dom., v s-r ~~".~ ,~ '°C'1 cci p t~ N O r~ y O •}, O ~, ~ u ~ v, p 1) ~ .e • ~ ~ ~cd par ~ . ~ '~ . ~ ~ ~ ~ ~ ~ Q ' ~ ~ ~ ~ ~, - ~ ~ ~ +~~+ ~ a~i ~ ~ ~ ~ 'C3 q~i as '~ O , ~ O bA TN H n~i ~" O .~ ~ ~ +~., ~ y~ O -ry ~ ..a ~„~ '~ G"', ~ .n ~ 'd ~ `~ ~ °~ U :+' rn ~ ~ J, b F'. ~ "a ~ ~ G '~ ~ ~ ~ vVi ~ O u0 .~` "C3 ~ ~ ~ ~ bA O .l" a=+ e-+ vii U ~ ~ +' ~s", V ~ ~ ~ ~' '-'~" ~ +' O `i" ''~ ~+ ..~ U O ~ • ccS cd q~j O O c~'d ~ ~ p ,+, ~ 'b ~ ~ ~ O O ~ ~ "C1 y> ~ ~ ~ a1 ~ ~ °' ~ '~ a{'~ +~ ~ ° •~ ,:_, ~ ~ ~ ~ °~' •° o " ~, ~ ° .~ •~ ~ •~ .~ ~ as ~ ~ °~':~ °,~ ~'~ ~~ ~ N?' o ~ ~'~ ~ ~,~ ~ ~ ~`'" ~ ~ o~ o'er cd +~ O +~ ,~ ^-< ','~ +~ O i~ {-+ V w N a~ ~, [--i cd 'YS ~ '~ ~ `UJ O ~ ~ ~ . 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