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2007-01-10 Planning & Zoning Packet
COMMISSION CHAIR REPORT January 10, 2007 REGULAR COMMISSION MEETING CHANGES TO THE AGENDA REQUESTED BY: ADD: 11d 200b Building Permit Report Administration ^ ^ 0 0 N o ~ o 00 ~.+ o •- o M L ~' .~ .~. m O 4 d' 0 r 00 Building Permits Value for 2006 Permit #: Owner Address Valuation R/C B42S1 Juan A. Rodriquez 10672 Kenai Spur Hwy. $44,004 C 84252 Caro! McKenzie 4520 Kenaitze CL $16,D00 R B4254 Xian Biao Huang 10224 Kenai Spur Hwy. $6,000 C 84255 Denali Commercial Management In 11312 Kenai Spur Hwy. #42 $125,000 C B42S6 Denali Bio Technologies 94896 Kenai Spur Hwy. $63,04D C B4257 City of Kenai 9775 Kenai Spur Hwy $SOD C 89258 Bruce & Lorene Hall 1012 Channel Way $10,000 R B4259 L&J Enterprises -Three Bears 10575 Kenai Spur Hwy. $20,OD0 C 84260 Gary Foster 849 Riverview Dr. $8,000 R 84261 Schilling Alaska-Adult Probation 124 Trading Bay Rd. #290 $68,D00 C 84262 Thomas N. Netschert 808 Set Net Dr. $195,400 R B4263 DG Smith Builders 1217 Channel Way $183,406 R B9264 LRJ Enterprises -Three Bears 10575 Kenai Spur Hwy. $25,400 C 84265 Michael Koob 10899 Kenai Spur Hwy. $4,000 C 84266 Hall Quality Buildiers 1603 Twilight Way $198,000 R B4267 Jersey Subs (Fallon & Musick} 106 S. Willow St. $125,000 C 84268 Leon Quesnel 1103 Inlet Woods Dr. $384,000 R &4269 Hall Quality Builders 1515 Windward Dr. $284,OD0 R 84270 James Dunn 66D Tern Place $30,006 R B4271 James ~ Kathleen Slone 603 Cedar Dr. $3,000 R 84272 KPHA Lucky-Puck Pulitabs & Bingo 205 S. Willow St. $2,000 C 84273 Hall Quality Builders 1606 Twilight Way $180,OD0 R B4274 Hall Quality Builders 990 Salmon Run Dr. $165,000 R 8427$ Ernest Hunt 419 Cinderella St. $1,500 R 84276 Mark Howell 310 Highbush Ln $7,500 R 84277 Richard McCartan-Foundation Only 10976 Kenai Spur Hwy. $4D,604 C 84278 Bruce & Shelby Richards 1326 Chinook Dr. $361,400 R DS January, 2DD7 Pale I oj4 Permit #: Owner Address valuation R/C 84279 Smith Carpentry Inc. 615 SetNet Dr. $250,000 84280 Todd Harsha 413 >=vergreen St. $139,000 84281 Chuck McCrory 509 Ash Ave. $50,000 B4282 LeRoy Chaffin 635 Dolchok Lane $500 B4283 Gregory Andersen 1110 Angler Dr. $277,000 B4284 Don ~ Loretta Pearce 155 Richfield Dr. $40,000 B42$6 Hall Quality Builders 1215 Channel Way $248,000 84287 Tony Doyle 206 Susieanna Ln $11,000 B4288 lfniversal Airlines Inc 413 N. Willow 5t. $2,400 84289 Cily of Kenai 6001601 S. Spruce 5t. $25,000 84290 Vickie Roberts 521 Ash Ave. $2,500 84291 Gary Whiteley 212 Susieana Lane $1,700 84292 Alaska Digitel 6480 Kenai Spur Hwy $60,000 B4293 Richard Alexander 2855 Watergate Way $37,000 B4294 Rick Luebke 601 Highbush Lane $125,000 B429S Rick Luebke 1509 Bumblebee St. $80,000 84296 Inlet Fish Producers, Inc. 2040 Columbia St $29,000 B4297 Frontier Physical Therapy 260 Caviar St. $15,000 84298 Halt Quality (or Bernard Doyle 407 Evergreen St. $156,000 B4299 Reubin Payne 2535 Watergate Way $34,000 B4300 New Castle Builders 7402 Fourth Ave. $80,000 84301 Habitat (or Humanity 206 Cottage Ci. $5,000 84302 Russell W. Sonberg 412 Cinderella St. $360,000 B4303 W. Scott Anderson 2855 Watergate Way $10,004 84304 Dennis Barnard 335 Dolchok Lane $2,000 B4305 Ted Titus 63t3a Kenai Spur Hwy. $20,000 B4306 Habitat for Humanity 246 Cottage Ci $142,000 89307 Dennis Leckwee 405 Birch St. $24,000 B4308 Richard McCarten 10976 Kenai Spur Hwy. $150,000 R R R R R R R R C C R R C R R R C C R R R R R R R R R R C OS January, 2007 Page ~ of 4 Permit #: Owner Address Valuation R/C B4309 Paul Quade 508 Japonski Dr. $110,OD0 R 84310 Criterion General inc. {Aurora Vista 104 N. Gill St. $150,000 C B4311 Criterion General Inc. (Aurora Vista 308 Birch 5t. $5D,ODD C 84312 Criterion General Inc. (Aurora Vista 203 Walker Lane $50,000 C B4313 Criterion General Inc. (Aurora Vista 205 Walker Lane $50,OD0 C 84314 Ron & Ginger Pitts 1514 Tundra Rose Lane $29,DOD R 84315 Bryan Lowe 411 Eadies Way $162,ODD R 84316 Jarred & Leann Daniels 305 Hutto 5t. $267,000 R 8431 ~ Phillip L. Draheim 410 Highbush Lane $6,000 R B4318 Shauna Bryers 315 Ames Rd $1,800 R 84319 John Evanson 1104 Inlet Woods Dr. $180,000 R 84320 Virginia Hunter 209 Walker Lane $200 R 84321 Carrs Gottstein Properties 11312 Kenai Spur Hwy #39 $275,000 C 8432 Kevin Myers 3840 Wildrose Ave. $55,000 R B4323 Jesse Wade 103 Linwood Lane $46,000 R 84324 David Schilling 130 S. Willow 5t. $90,000 C 134325 Greg Geiser 2755 SetNet Ct. $3,500 R B4326 Thomas J. Tomrdle 904 Cook Ave. $50,000 R 84327 Wendell Fowler 1504 Barabara Dr. $15,000 R 84328 James & Peggie Huff 1107 Colonial Dr. $5,000 R B4329 Hall Quality Builders 1213 Channel Way $191,000 R 84330 Hal! Quality Builders 1411 Julie Anna Dr $149,500 R 84331 Conrad Peters 203 Linwood Lane $8,000 R 84332 Dick Kelm 910 Salmon Run Dr. $39,000 R .84333 Michael Kissee 2420 Watergate Way $2,500 R B4334 Allan Norville-Cellular One-Unit 106 10672 Kenai Spur Hwy. $4,000 C 84335 Ted Titus fi384 Kenai Spur Hwy $175,000 C 134336 Bfll Richmond 309 James St. #3 $91,000 R 84337 Hall Quality Builders 1806 Julie Anna Dr. $143,000 R OS January, 2007 Page 3 oj4 Permit ~: Owner Address Valuation R/C 8433$ Amundsen Educational Center 1112 Inlet Woods Dr. $360,000 R 84339 Johannes Rodland 8400 Kenai Spur Hwy. $3,000 R B4390 Ted Benson 2305 VIP Dr. $25,000 R 84341 HaII Quality Builders 11D1 Leeward Dr. $170,OD0 R 84342 Eric Beeman 10D4 3rd St. $87,000 R B4343 Thomas Wagoner 4025 Forget-me-Not Rd $125,D04 R 84344 Marathon Oil Company 500 Childs Ave $870,000 C 84345 Alfonso Lamendola 115 Bidarka St. $23,000 C 84346 Dustin J. Vasicek 252D VIP Dr. $9,fi00 R 84347 Pat & Sharon Reilly 1813 Aliak Dr. $154,000 R 84348 Dave Dempster 1121 Bridge Access Rd $8,DD0 C B4349 Indcam Properties, LLC-foundation 100 N. Willow St. $36,D00 C 84350 Tracy Jones 1021 First St. $139,000 R 84351 Lucile Barton 434 Rogers Rd. $24,D00 R 84352 Kenai Fellowship 8333 Kenai Spur Hwy $7,400 C B9353 Bryan Lowe 1230 Angler Dr $50D R B435S Alfonso Lamendala 115 Bidarka St $375,000 C B4356 George O'Guinn 408 Eadies Way $323,51]0 R 84357 George O'Guinn 410 Eadies Way $323,500 R 84358 George O'Guinn 412 Eadies Way $323,50D R B43S9 Charles Versaw dba ZYX Holdings I 135 N. Willow 5t. $40,000 C 84360 New Castle Builders 108 Linwood Lane $181,000 R 84361 Carolyn L. Pirak 1125 First 5t. $700 R 84362 Hall Ouality Builders 1005 Inlet Woods Dr. $182,500 R B4363 John Parker 140 Main Street Laap $2,84D C B4364 Ona Bacon 1D07 Atiak Dr. $1,500 R 84365 Laura Ganshow (The Family Table, 509 Overland Ave. $2,000 C Grand Total °~ $1I,I12,60Q 00 OS January, 1007 Page 4 of 4 CITY OF KENAI PLANNING & ZONING COMMISSION AGENDA CITY COUNCIL CHAMBERS January 10, 2007 - 7:00 p.m. CALL TO ORDER: a. Roll Call b. Election of Chair & Vice Chair c. Agenda Approval d. Consent Agenda *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. *December 13, 2006 3. SCHEDULED PUBLIC COMMENT: 4. CONSIDERATION OF PLATS: S. PUBLIC HEARINGS: a. PZ07-O1 -Rezone - A application to rezone Tract C, Gusty Subdivision Na. 2 & Tract B, Shadura Subdivision from General Commercial to Central Commercial. Application submitted by James & Phyllis Bookey III, P.O. Box 326, Kenai, Alaska. b. PZ07-02 - A resolution of the Planning and Zoning Commission of the City of Kenai, Alaska, supporting amendment of KMC 14.25 to include four ar more dwellings in the landscaping/site plan requirements of the Kenai Municipal Code. c. PZ07-03 - A resolution of the Planning and Zoning Commission of the City of Kenai, Alaska, recommending to the Council that KMC 14.20.250, Off-street Parking and Loading Requirements, be amended. 6. OLD BUSINESS: 7. NEW BUSINESS: 8. PENDING ITEMS: 9. REPORTS: a. City Council b. Borough Planning c. Administration 10. PERSONS PRESENT NOT SCHEDULED: Agenda January 10, 2007 11. INFORMATION ITEMS: a. 2006 Resolutions Report b. Zoning Bulletin {12110106 & Special Issue & 12124106} c. Commissioner Wells & Bryson Reappointment Letters 12. COMMISSION COMMENTS & QUESTIONS: 13. ADJOURNMENT: Work Session Immediately Following Regular Meeting "Proposed Central Mixed Use Rezone" Page 2 „. j I/i~fa e wct~t a Past, Gi wct~t a F ~~,~,~~_ 210 Fidalgo Avenue, Kenai, Alaska 99611-7794 ~ __ ___.~~ Telephone: 907-283-75351 FAX: 907-283-3014 ~If ~~~ _-= '_ _-_ - -~ 1992 the Gi o ~f KENA1~ SKA ^ ^ TO: Planning & Zoning Commission FROM: Marilyn Kebschull, Planning Administrator DATE: December 6, 200fi SUBJECT: Election of Officers -Role of the Chair Attached is an except from Chapter 3 of the "Alaska Planning Commission Handbook." This information is being provided to help you prepare for the election of officers. Please review this information and consider it when nominating your officers. A Commissioner who assumes the responsibility of the Chair should remember the following: "The chair is somewhat "removed" from the meeting in that he or site may not participate as fully in the meeting as the other members. Since it is the chair's job to preside over the meeting in a neutral manner, he or she does not normally become involved in the commission's deliberations, except to lead the group toward making a decision." hope this information is helpful. If you have questions about the responsibilities of the officers, don't hesitate to call me at 283-7535. Attachment .~ d 0 .~ E v C . 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Consent Agenda *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 na 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. *November 8, 2006 3. SCHEDULED PUBLIC COMMENT: 4. CONSIDERATION OF PLATS: a. PZ06-80 -Preliminary Plat -Baron Park 2007 Replat. Plat submitted by Integrity Surveys, S 195 Kenai Spur Highway, Kenai, Alaska. b. PZ06-83 -Preliminary Plat -General Aviation Apron Subdivision No. 4. Plat submitted by McLane Consulting, Inc., P.O. Box 468, Soldotna, Alaska. c. PZ06-86 -Preliminary Plat -Lot 14A, Cook Inlet Industrial Air Park. Plat submitted by Rodney P. Kinney Associates, Inc., 16515 Centerfield Drive, #101, Eagle River, Alaska. 5. PUBLIC HEARINGS: a. PZ06-82 - An application for a Conditional Use Fermit for BusinesslConsumer Services (Commercial kitchen with off-site catering and on-site meal preparation sessions) for the property known as 509 Overland Avenue (Lot 4, Block 5, Original Townsite of Kenai). Application submitted by Laura Ganshow, The Family Table, LLC, 1611 Aliak Drive, Kenai, Alaska. 6. OLD BUSINESS: a. PZ06-74 - An application for a variance for minimum lot size for the property described as Lot lA, Block 6, Redoubt Terrace Bluff View Addition (portion of S01 W1/2 of Sec 6 & NE1/4 of Sec 1 All Lying North of Cook Inlet & Excluding All Redoubt Terrace Subs}, Kenai, Alaska. Application submitted by F. DeWayne Craig, P.O. Box 1613, Kenai, Alaska. (Postponed from November 13, 2006 meeting.) b. Proposed Rezone of Angler Acres area _ Discussion. 7. NEW BUSINESS: a. *PZ06-81 - An application for a home occupation for a daycare for the property known as 2620 VIP Drive {Lot 10, Block 2, VIP Ranch Estates), Kenai, Alaska. Application submitted by LaRae Selfridge dba Happy Hearts Child Care, 2620 VIP Drive, Kenai, Alaska. b. PZ06-84 (PZO1-11) -Transfer of Conditional Use Permit- Hotel {Short-term Recreational Rentals) from Bryan Lowe, Hi-Lo Charters to Hal Westbrook, Member of Blue Heron Land Company, LLC for the property known as Lot 1, Block 2, Angler Acres Subdivision No. 1 (1230 Angler Drive}, Kenai. Application submitted by Hal Westbrook, Member, Blue Heron Land Company, LLC, 560 Curry Road, Roseburg, Oregon. c. PZ06-85 {PZOS-26) -Transfer of Conditional Use Permit- Hotel, Guide, & Boat Parking from Bryan Lowe, Hi-Lo Charters to Hal Westbrook, Member of Blue Heron Land Company, LLC for the property known as Lat 6, Angler Acres Subdivision Part 3 (1105 Angler Drive), Kenai. Application submitted by Hal Westbrook, Member, Blue Heron Land Company, LLC, 560 Curry Road, Roseburg, Oregon. d. Ordinance No. 2200-2006 -Repealing the Existing Title 22 of the Kenai Municipal Code and Replacing it With a New Title 22 Entitled, "General Fund Lands." Discussion. 8. PENDING ITEMS: 9. REPORTS: a. City Council b. Borough Planning c. Administration 10. PERSONS PRESENT NOT SCHEDULED: 11. INFORMATION ITEMS: a. "Zoning Bulletin" (11110/06 & 11125106) 12. COMMISSION COMMENTS & QUESTIONS: 13. ADJOURNMENT: CITY OF KENAI PLANNING 8G ZONING COMMISSION DECEMBER 13, 200b - 7:00 P.M. KENAI CITY COUNCIL CHAMBERS VICE CHAIR PHIL BRYSON, PRESIDING MINUTES ITEM 1: CALL TO ORDER 1-a. Roll Call Vice Chair Bryson callec confirmed as follows: Commissioners present: Commissioners absent: Others present: A quorum was present. the meeting to order at approximately 7:QG p.m. Roll was J. Jenckes, P. Bryson, T. Lewis, R. Wells, R. Fullinck, and J. Twait. S. Rornain City Planner M. Kebschuli, Department Assistant N. Carver, City Clerk C. Freas, Council Member R. Ross 1-b. Agenda Approval Chair Bryson requested the following items be added to the meeting packet: ADD TO: Item 6-a, PZ06-74/Craig Application for Variance -- Letter from Bob Friend, President/Bluff View Cando Association. Item b-a, PZOb-74/Craig Application for Variance -- Written Statement by Susan Anderson. ADD AS: Item 7-e, Discussion/Code Amendment, KMC 14.20.250 -- Off- Street Parking and Loading Requirements. ADD AS: Item 7-f, Discussion/Code Amendment, KMC 14.25 -- Landscaping/Site Plan Regulations. ADD TO: Item 9-a, 11/21/Ofi Council Meeting Action Agenda. MOTION: Commissioner Twait MOVED to approve the agenda and include the lay down items as listed and requested UNANIMOUS CONSENT. Commissioner Jenckes SECONDED the motion. There were no objections. SO ORDERED. 1-c. Excused Absences -- None. 1-d. Consent Agenda MOTION: Commissioner ~illinck MOVED to approve the consent agenda as presented and Commissioner Jenckes SECONDED the motion. There were no objections. SO ORDERED. ITEM 2: APPROVAL OF MINUTES -- November 8, 2006 Approved by consent agenda. ITEM 3: SCHEDULED PUBLIC COMMENT -- None. ITEM 4: CONSIDERATION OF PLATS 4-a. PZ06-80 -Preliminary Plat -Baron Park 2007 Replat. Plat submitted by Integrity Surveys, 8195 Kenai Spur Highway, Kenai, Alaska. City Planner Kebschull reviewed the staff report included in the packet and noted, the plat, as submitted, met the City's zoning requirements, no installation agreement would be required, and staff recommended approval. The floor was opened to public hearing. There being no one wishing to speak to the issue, the public hearing was closed. There was no Commission discussion. MOTION: Commissioner Jenckes MOVED to approve PZ06-80 and Commissioner Wells SECONDED the motion. VOTE: There were no objections. SO ORDERED. 4-b. PZ06-83 -Preliminary Plat -General Aviation Apron Subdivision No. 4. Plat submitted by McLane Consulting, Inc., P.O. Box 468, Soldotna, Alaska. Vice Chair Bryson reported he would abstain from voting on PZ06-83 and PZ06-86. Bryson passed the gavel to Commissioner Twait. Kebschull gave an overview of the staff report included in the packet noting the plat would reconfigure two parcels on the Kenai Airport, vacate a 50-foot right-of--way and would dedicate a 50-foot right of way; through this, access to lease lots will be provided and the development of a parking lot; water/ sewer is available; the plat, as submitted, would meet city requirements; and approval was recommended with the requirement the vacated right-of--way must be dedicated as a utility easement. PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 2 The floor was opened for public hearing. There being no one wishing to speak to the issue, the public hearing was closed. MOTION: Commissioner Lewis MOVED to adopt PZ06-83 and Commissioner Wells the motion. There were no Commission comments. VOTE: There were no objections (one abstention). SO ORDERED. The gavel was returned to Vice Chair Bryson. 4-c. PZ06-8fi -Preliminary Plat -Lot 10A, Cook Inlet Industrial Air Park. Plat submitted by Rodney P. Kinney Associates, Inc., 16515 Centerfield Drive, # 101, Eagle River, Alaska. Kebschull reviewed the staff report included in the packet noting, the plat would remove the interior lot lines to create one large lot from three; the resulting lot would meet development requirements far the General Commercial zone; the courthouse was built across the interior lot line between Lots 11 and 12; removing the interior lot lines would eliminate anon-conforming structure; the plat was being processed to allow for a planned addition to the structure; without the removal of the lot lines, a building permit could not be issued; water/ sewer serve the parcels; and, an installation agreement would not be required. Kebschull reported staff recommended approval with a required removal of "Beaver Loop Road" on the plat and replacement with the correct street name "Main Street Loop.° The floor was opened for public hearing. There being no one wishing to speak to the issue, the public hearing was closed. ~ ~'~ [~3w ~ ~~]_iF Commissioner Jenckes MOVED for the approval of PZ06-86 including staff recommendations on the name correction. Commissioner ~llick SECONDED the motion. There were no comments of Commission. VOTE: PLANNING 8~ ZONING COMMISSION MEETING DECEMBER 13, 2005 PAGE 3 There were no objections (one abstention). SO ORDERED. ITEM 5: PUBLIC HEARINGS 5-a. PZ06-82 - An application for a Conditional Use Permit for Business/Consumer Services (Commercial kitchen with off-site catering and on-site meal preparation sessions) for the property known as 509 Overland Avenue (Lot 4, Block 5, Original Townsite of Kenai). Application submitted by Laura Ganshow, The Family Table, LLC, 1611 Aliak Drive, Kenai, Alaska. Kebschull reviewed the staff report included in the packet, noting the criteria for issuing a conditional use permit; the applicant leased the building to relocate a catering business to the building; a Conditional Use Permit is required to operate the kitchen from the building; the use is consistent with the purpose of the TSH Zone; the value of the adjoining property and neighborhood would not be significantly impaired; the proposed use would be in harmony with the comprehensive Plan; public services and facilities would be adequate to serve the proposed use; the proposed use would not be harmful to the public safety, health or welfare; an agreement has been made to use adjacent properties for parking overflow and snow storage; if the Conditional Use Permit is approved, and, a building permit would be issued for alterations to the building to allow the commercial-type kitchen. .Kebschull noted staff recommendations included all off-street parking to be located at 509 and 513 Overland Avenue or at public parking along Overland Avenue; commercial deliveries to the business may not block Overland Avenue; a copy of a current State of Alaska business license must be on file with the City; verification from the Kenai Peninsula Borough that the business is in compliance with sales tax reporting requirements; and, a Certificate of Occupancy must be issued by the Building Official. The floor was opened to public hearing. Laura Gartshow, 1611 Aliak Drive, Kenai -- Ganshow (applicant) explained her business is "The Family Table"; she believed the business would fit into and enhance the Townsite Historic Zone; other businesses in the area have stated their non- objection to her business; and, she read into the record a letter from Diane Hurst of "The Burger Bus." Discussion followed in which comments included: • She would be amenable to the requirement the permit would be contingent upon the parking area being on adjacent property; she was given written permission from the adjacent property owner; her business is by appointment and parking can be controlled. • She has athree-year lease and has received a guarantee from the adjacent property owner that during the lease, permission will continue for use of the property for a parking area. PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2000 PAGE 4 • She does not expect additional parking needs for her off-site catering business as the food would be prepped in the kitchen and taken elsewhere to be cooked. She usually has one delivery a week and a delivery door was available. There being no others wishing to speak to the issue, the public hearing was closed. MOTION: Commissioner Fullinck MOVED to approve PZ06-$2 and Commissioner Wells SECONDED the motion. Commissioner comments included: • The business would fit into the area without causing problems with existing uses. • A document was on file from the owner of the adjacent property owner related to use of the property for parking and snow storage. • With public parking at 509 Overland, there should be sufficient parking available. MOTION TO AMEND: Commissioner Lewis MOVED to amend by including the recommendations listed in the report provided by city administration. Commissioner Jenckes SECONDED the motion. VOTE ON AMENDMENT: There were no objections. SO ORDERED. VOTE ON MAIN AMENDED MOTION: There were no objections. SO ORDERED. Kebschull noted all decisions of the Commission were subject to appeal; appeals must be submitted within 15 days from the action; and, appeals are required to be in writing on city forms and submitted to the City Clerk. ITEM 6: OLD BUSINESS 6-a. PZ06-74 - An application for a variance for minimum lot size for the property described as Lot 1A, Block 6, Redoubt Terrace Bluff View Addition {portion of SO 1 W 1 /2 of Sec 6 & NE 1 / 4 of Sec 1 All Lying North of Cook Inlet & Excluding All Redoubt Terrace Subs}, Kenai, Alaska. Application submitted by F. DeWayne Craig, P.O. Box 1613, Kenai, Alaska. (Postponed from November 13, 2006 meeting.} PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 5 Kebschull explained, the public hearing on PZ06-74 had been postponed from the Commission's November meeting and noted the two letters submitted by Bob Friend and Susan Anderson written in opposition to the variance request (added to the packet at the beginning of the meeting) . Kebschull reviewed the staff report included in the packet, and noted the parcel was below the minimum lot size required for the Conservation Zone; the plat to subdivide the parcel from a larger parcel was filed as the result of a legal action; because the applicant did not have the opportunity to create a larger lot, staff felt it met the criteria for a variance; there is an issue with access to the lot and it was recommended access must be provided either by dedicating an extension of the South Forest Drive right-of- way or recording an access easement far the parcel; if the variance is not approved, the applicant could attach the property to Lot 1, which would require a Cade amendment; and, a copy of the Borough Planning Commission comments were also included in the packet as well as comments from individuals from the November public hearing. The floor was opened for public hearing. Susan Anderson, P.O. Box 1093, Sterling, Alaska -- Read the statement previously submitted (and added to the packet at the beginning of the meeting) into the record which noted her opposition to approval of the variance. She also reported she had made a formal request to the applicant to remove his application. Discussion followed which included the following: • Anderson was aware of the status of the underlying property (Lot 1, Block 6) and noted, the Borough records indicated the Craig's as the owners. • The structures on the lot are condominiums (Bluff View CondominiumsJ, • The adverse possession lawsuit between Craig/Loftstedt came up on the title report when she was in the process of buying her condominium; the report noted the lawsuit referred to the front Conservation-zoned iat; Craig commented he was acquiring the lot so nothing would be able to be built in front of the condominiums. • It would be a legal question to learn if the structures were a part of the condominium complex and if the property would be in common ownership by the condominium owners. • Anderson found, on borough records, the property lying under the condominium complex awned by the Craig's and not the condominium association name. • Her major concern is the subject property would be platted as a separate piece, sell it, and the possibility something could be built in front of the condominiums, • She was told by another condo owner, in a recent telephone conversation, Craig indicated his intention to build on the subject property himself. PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 6 • She opposes the granting of the variance to create a lot smaller than the minimum size; the court stated it should be one lot, not make it a separate lot; and, the lot should not violate city lot size limits. Bob Friend, 406 South Forest Drive, # 1, Kenai -- Friend introduced himself as the President of the Bluff View Cando Association. Friend indicated there were five units; he bought his condominium more than a year ago; the court had made its declaration long before he bought his unit; he was told only that the property was zoned Conservation; he would find it difficult to believe the Commission would go against a court order; the 90-day issue does not hold water; Craig knew about the issue far several years; and, Craig sold the five condominium units. • As president of the Association, he was not familiar with the Horizontal Regimes Act (related to jointly and separately-owned property on single tracts); and, he thought the Association owned the land beneath the complex as a unit, but knows now it is nat. Barbara Smith, Kenai -- Smith reported she owns a condominium in Bluff View Condominium complex at 406 South Forest Drive; she is a member of the Bluff View Homeowners Association; she stated her support and complete agreement with the statements of objection presented by Friend on behalf of the Association and Anderson; any change made to the property would negatively impact the complex property, the adjacent homeowners' property on the bluff and, and the stabilization of the bluff property itself. Heather Petro, Kenai, -- Petro stated she was opposed to the variance; she bought her condominium for the view and did not think anyone could build in front; and, she agreed with what Friend and Anderson stated in their letters. There being no one else wishing to speak to the issue, the public hearing was closed. MOTION: Commissioner Jenckes MOVED to approve PZ06-74 and Commissioner Fullinck SECONDED the motion. Commission discussion followed with comments including: • Action on the variance and plat would be two separate actions. • If the variance is approved, the applicant could file the final plat and the property would remain. zoned Conservation. To develop the property as allowed by the Land Use Table would require a conditional use permit. • The Borough recommendation stated either the plat would need to be made a part of the adjacent parcel or access would have to be dedicated. • Before combining the two pieces of property, a rezone of the Conservation zoned property would have to take place. • Whether the underlying complex property should be owned in common with the Association was a legal question; the city attorney reviewed the court order PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 7 and indicated the court did not have authority to bind the city because the city is not a part of the lawsuit. • This is the only lot in the subdivision that would meet the below- minimum lot size zoned Conservation. The majority of lots in the subdivision are zoned Suburban Residential. Bryson stated he did not feel the proposed variance met the conditions listed in Item 2 of the staff report; it was directly represented in the court order the subject property is to become part of the larger tract; if the subject property is not a part of the larger tract, it was a situation caused by the applicant's attempt to create a separate parcel; and, he would oppose the variance request. Jenckes stated he agreed with Bryson, the condominium owners, the impact that could occur to the condominium owners; the valuation of their property based on what may transpire with the subject property, including the access issues, the character and nature of the area, bluff concerns; and, would oppose the issuance of the variance. Wells stated he agreed with Jenckes and Bryson and would oppose the issuance of the variance. He noted, he believed if the variance would be granted, it would go against the court order (knowing the order was not binding to the city), and, felt there were compelling arguments of the residents there could be devaluation to their property. Lewis noted, a vote in favor of the issuance of the variance would not change any usage or zone of the property; he has serious concerns with the request, including the access; this Commission action would not give the applicant the ability to build on the property, automatically combine the subject lot with the adjacent lot or zoning; and, would go against the court order. It was noted, the applicant could gain access to the property from the adjacent lot; acquire an easement from Loftstedt/Near group, or acquire aright-of--way from the Loftstedt/Near group. VOTE: Jenckes No Romain Absent B son No Lewis No We11s No ~.illinck No Twait No MOTION FAILED UNANIMOUSLY. Bryson noted the appeal process and that appeals would need to be received in writing by the City Clerk within 15 days of the action. BREAK TAKEN: 8:06 P.M. BACK TO ORDER: 8:13 P.M. PLANNING 8v ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 8 6-b. Discussion -- Proposed Rezone of Angler Acres area. Kebschull reported property owners of Angler Acres and South Ames Road were sent information and asked if they were interested in a rezone of their areas; responses from Angler Acres were generally in support of a rezone, however Ames Road residents were against any rezone; and, Kebschull requested direction as to whether to bring the rezone forward or close the file. A brief discussion followed and comments included; • Consideration of a rezone should be closed until a petition is received from the property owners. • With a large amount of the lots in Anglers Acres possessing condition use permits, it seemed like the area is incorrectly zoned. There are no limits to the amount of conditional use permits allowed in axz area. MOTION: Commissioner Twait MOVED to proceed with a rezone of Anglers Acres and Commissioner Jenckes SECONDED the motion. VOTE: Jenckes No Romain Absent B son No Lewis No Wells No Fullinck No Twait No MOTION FAILED UNANIMOUSLY. ITEM 7: NEW BUSINESS 7-a. PZ06-81 -- An application for a home occupation for a daycare for the property known as 2620 VIP Drive (Lot 10, Block 2, VIP Ranch Estates), Kenai, Alaska. Application submitted by LaRae Selfridge dba Happy Hearts Child Care, 2620 VIP Drive, Kenai, Alaska. Approved by consent agenda. 7-b. PZOb-84 (PZO1-11) -Transfer of Conditional Use Permit- Hotel (Short- term Recreational Rentals) from Bryan Lowe, Hi-Lo Chazters to Hal Westbrook, Member of Blue Heron Land Company, LLC far the property known as Lot 1, Block 2, Angler Acres Subdivision No. 1 (1230 Angler Drive), Kenai. Application submitted by Hal Westbrook, Member, Blue Heron Land Company, LLC, 560 Curry Road, Roseburg, Oregon. PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 9 Kebschull reviewed the staff report included in the packet and the floor was opened to public hearing. There being no one wishing to comment on PZ06-84, the public hearing was closed. MOTION: Commissioner Jenckes MOVED for the approval of PZ06-84 and Commissioner Wells SECONDED the motion. VOTE: There were no objections. SO ORDERED. 7-c. PZ06-85 (PZ05-26) -Transfer of Conditional Use Permit--Hotel, Guide, & Boat Parking from Bryan Lowe, Hi-Lo Charters to Hal Westbrook, Member of Blue Heron Land Company, LLC for the property known as Lot 6, Angler Acres Subdivision Part 3 (l 105 Angler Drive), Kenai. Application submitted by Hal Westbrook, Member, Blue Heron Land Company, LLC, 560 Curry Road, Roseburg, Oregon. Kebschull reviewed the staff report information included in the packet and the floor was opened to public hearing. There being no one wishing to comment on PZ06-85, the public hearing was closed. MOTION: Commissioner Wells MOVED for the approval of PZ06-85, the transfer of a conditional use permit anal Commissioner Fullinck SECONDED the motion. VOTE: There were no objections. SO ORDERED. 7-d. Discussion -- Ordinance No. 2200-2006 -Repealing the Existing Title 22 of the Kenai Municipal Code and Replacing it With a New Title 22 Entitled, "General F~znd Lands." Kebschull reported council requested the Commission to review the proposed changes to Title 22, which would replace the existing Title 22 related to General F~.tnd Lands. Council Member Ross noted KMC 22.05.040(c) would affect the Commission. He noted, the wording included a change from "will" to "may" related to lease proposal processes because the Cornrnission would be advisory and the "will" wording would have conflicted with city code. The Cornrnission took no action. PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 10 7-e. Discussion -- Code Amendment/KMC 14.20.250 -- Off-Street Parking and Loading Requirements. Kebschull reported a public hearing was planned to be scheduled for January 10 related to code amendments to KMC 14,20.250. The amendment would clarify and update the existing code. Commission stated no objections to the scheduling of the public hearing. 7-f. Discussion -- Code Amendment/KMC 14.25 -- Landscaping/Site Plan Regulations. Kebschull reported a public hearing was planned to be scheduled for January 10 related to code amendments to KMC 14.25 and if the amendments are approved, would require development of residential property consisting of four or more family dwellings to be required to fulfill landscaping requirements of KMC 14.25. Commission stated no objections to the scheduling of the public hearing. ITEM 8: PENDING ITEMS -- None. ITEM 9 • REPORTS 9-a. City Council -- Council Member Ross reviewed the action agenda of the November 21, 2006 City Council meeting and noted the ordinance brought forward related to requiring four-stroke engines only an the Kenai River from below the Warren Ames Bridge. He noted the issue was brought forward to initiate discussion and keep the city at the table. 9-b. Borough Planning -- Bryson reported the minutes of the last meeting were included in the packet. 9-c. Administration -- Kebschull reported she planned to schedule a work session to identify an area to be considered for the mixed use zone. Commission had no objections. ITEM 10: PERSONS PRESENT NOT SCHEDULED -- None. ITEM 11: INFORMATION ITEMS 11-a. "Zoning Bulletin" (11/10/06 8~ 11/25/06) ITEM 12: COMMISSION COMMENTS Sb QUESTIONS Wells -- No comments. Fullinck -- No comments. Twait -- Reported he would be absent from the January 10, 2007 meeting. Jenckes -- Wished all happy holidays. PLANNING & ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 11 Lewis -- No comments. ITEM 13: ADJOURNMENT MOTION: Commissioner Fullinck MOVED to adjourn and Commissioner Lewis SECONDED the motion. There were no objections. SO ORDERED. There being no further business before the Cornrnission, the meeting was adjourned at approximately $:45 p.m. Minutes prepared and submitted by: Carol L. Freas, City Clerk PLANNING 8~ ZONING COMMISSION MEETING DECEMBER 13, 2006 PAGE 12 s~. STAFF REPORT To: Planning & Zoning Commission Date: December 91, 2006 Res: PZ07-01 GENERAL INFORMATION Applicant: James & Phyllis Bookey III 283-4227 or 252-1466 P.O. Box 326 Kenai, AK 99611 Requested Action: Rezone - General Commercial (CG) to Central Commercial (CC) Legal Description: Tract C, Gusty Subdivision No. 2 & Tract B, 5hadura Subdivision { A portion of Bookey's Replat -Preliminary Plat) Street Address: 11535 Kenai Spur Highway & 496 Overland Avenue KPB Parcel No.: 04716003 & 04703007 Existing Zoning: General Commercial Current Land Use: Land Use Plan: ANALYSIS General Information: The applicant is processing a preliminary plat that combines seven (7) tracts of land into one parcel. Five of these tracts are zoned Central Commercial (CC} and two are zoned General Commercial (CG). This application will rezone these two parcels from General Commercial to Central Commercial and eliminate a possible split-zone situation as result of the plat. The requirement to apply for the rezone was a recommendation by the City of Kenai's Planning & Zoning Commission when the preliminary plat was reviewed. KMC 14.20.270 describes amendment procedures. Section 2 states, "Amendments to the official Zoning Map shall be considered only if the area to be rezoned contains a minimum of one (1) acre (excluding street or alley rights-of-way) unless the amendment enlarges an adjacent district boundary." The area of this rezone enlarges an adjacent boundary. City Engineer: No issues. 0701 Comment.doc Page 2 Building Official: No building code issues. RECOMMENDATfONS City staff when reviewing the preliminary plat far Bookey's Replat recommended this rezone and the Planning & Zoning Commission concurred. This rezone is required so the preliminary plat may be recorded. This rezone will eliminate a possible split- zone situation. Recommend approval. ATTACHMENTS: 1. Resolution No. PZ07-01 2. Application 3. Drawings r . <-~,~ i~~_ CITY OF KENAI PLANNING AND ZONING COMMISSION -. ~~ ~ RESOLUTION NO. PZ07-0I lhecilyo~ REZONE PERMIT KENA~ SKA A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDING APPROVAL TO THE KENAI CITY COUNCIL OF THE REQUESTED REZONING SUBMITTED BY NAME: James & Phvllis Bookev III ADDRESS: P.O. Box 326 Kenai Alaska LEGAL: Tract C, Gusty Subdivision No. 2 & Tract B, Shadura Subdivision (A portion of Bookey's Replat -Preliminary Plat) , ___ PARCEL #: 04716003 & 04703007 WHEREAS, the Commission finds the following: 1. The subject property is currently zoned: CG -General Commercial 2. The present land use plan designation is: Mixed Use 3. The proposed zoning district is: CC -Central Commercial 4. An appropriate public hearing as required was conducted on January 10, 2007 That the following additional facts have been found to exist: Proposed rezone will eliminate a possible split-zone situation. 6. Applicant must comply with all Federal, State, and local regulations. NOW, THEREFORE BE IT RESOLVED, by the Planning and Zoning Commission of the City of Kenai that the petitioned REZONING of Tract C, Gusty Subdivision No. 2 & Tract B, Shadura Subdivision (A portion of Bookey's Replat -Preliminary Plat) is hereby recommended to the Kenai City Council. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, JANUARY 10, 2007. ~° CHAIRPERSO ATTES . REZONING APPLICATION ~~~~~i~~ ~~~~ t 1 CirYOFKF'~1.;{ PLAf~fVPNr., oFt~.3c;~,..~.._. ._ ~ ~ IY ~~~AX,kiiyy-k~k..~~.~~~14~ei~ ~ ~~q~~ lr lf,Y Y,5 ~ 35 " F ~~mS ajY 4 ;C`i ~ ~~~ y 5+' we,y~, ac l t11JD111_:SS T ~ 0 r (} ~ x ~ *..~- ~O ~ ~fJ7~- ~ /;~ r`t_.. ~~~L`°1 '~~ PHONE _ ~' ' M ~~ ~ r~ ~ ~ ~ ~ I t1 ~ ~ LEGAL DESCRIPTION ~ ~~.~c /~ ~ PRESENT ZONE ~ ~ ~/ ~ ~'- PROPOSED ZONE e ,~ ~ ~-~.4- ~~. (intended Use and/or Reason for Rezoning: r~ .5"'~ ~~AS~~ ~ t`/~ ~ ~ °~-' ~` V ' fr/~ !~ f ~ ~ ~~ SC)1~ 7-y /~ /~ ~- L J Jy/ /~t_ V / J"T~I ~~~Y N"` ! ~l ~,~ ,~,:1 ~ w7,) .~~ ~v G ~~ t~lA 5 .s ~~~ ~ i2 v~-,~/J,~CJ c//~ / ~~ ~~7/~i'~"~- Section 14.20.270 Amendment Procedures governs any amendment to the Kenai Zoning Code and Officia] Map. PLEASE READ THE FOLLOWING, COMPLETE THE Bi,ANKS AND Il~IITIAL THE SPACE AFTER THE ITEM NUMBER TO INDICATE TH.A YOU HAVE READ AND UNDERSTAND THESE CONDITIONS. 1. Amendments to the Kenai Zoning Code and Official Map may be initiated by petition by a majority of the property owners in the area to be rezoned; ar, a petition bearing the signatures of fifty (S0} registered voters tivithin the City of Kenai to amend the ordinance text; or, submission of a petition as provided by the Home Rule Charter of the City of Kenai. r r 2. Amendments to the. Official Zoning Map shall be considered only if the area to be rezoned contains a minimum of one (1}acre (excluding street or alley right-of-vray) unless the au-nendment enlarges an adja:.ent district boundary. !~ r --- ~~~ A Public Notification and Hearing is required before the issuance of this ;~ permit. A $105.00 non-refundable deposit/advertising and administrative services fee is required to cover these notif cation costs. Depending on the .rezone location, an Affidavit of Posting may also be required. Rezoning 1~pplication Page 2. A proposed amendment to the zoning ordinance which is substantially the same as any other proposed amendment submitted within the prcvio~as nine (9) months and which was not approved shall not be considered. ~, ~titioner's Signature ~_~' AT S xEZONI1vG c~cxLlsT: a. MAP b. SIGNATURES ~'~%vU CHA PERSON c. DEPOSIT/ADVERTISJNG FEE ($105) d. APPLICATION FORM OR LETTER e. AFFIDAVIT OIL POSTING v GUSTY DN. 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B4 A~~ a° ~ ~ ~ n ,moo >>$ ~ ~ ~~ ~~G~ goy z ~. ~ 4 9 0 3 6 S a 3 f 9~4 6 9 a 8 8 8, 5 y, ~ ~~ zy T ~a9 ~r ,6'~' S ~ ~ PENINS~J $ .~ _ s , '°~, ~> C y°b e`y 1" ~y zo,`~r , a 'LJ%, ~O~e r '< ~ f ~./ J _Z J ~--' w Off/ VV d 3 ~ ~0~ ~ ~ m ~ ~ ~~ ~~5 Niy~ r .-, v J~ ~ V ! ~++ r~ v ~ ry ul iA p V d ^ M ~y~ ~ ~~-' ~ ^ ~ ~ ~ a N a -- ~ m~ z °~ w ti~ ~6 ^~ O ~y U s`~ ~ a Q CD ~ ~ v l~ ~vtv~v 0aS Z05 605 r r N ~~Y^ . ,~6~6 is ^N~dn ~ m zas bos soy h ~~y~ r a . °' N ~~ „6'~ '~ O ~yA ~ W N ~ ~ r N £1s O~ ~p ~ °~ Q /~ v Sas rn - p5 (~!} Z Q ~ W p ~ z Q ~ c~ o = C~ C~ / T~ _~___, ,o ~ N 2~ ^pp~ ~pp1 ~ F~' ,~- M m ,~ ~r r- ?/~ SOS pp6 ~ a ^po~ Or 7p cos \~~~ U) s~ ~ vl .~O E, .~O ~S C'7 60~ ~S N~~SS~W P ., ~ a05 ~ ~ 8qo 1 ^pp m Q A~~ s~ s p6 ~~` ~,py ~ls, 6~S' a .n N m W Q $ ~ o ~ Q o0 _Z Z w a -~ N ~ ~ E E E~ ~'~ y~ ffi ffi a o N m~~~~~_~~~~~~~Y~ NI~Q~1111011~1~~ V ~v ~ ~ps,~- \OG~P ti~~ ~~ oy 1 b9~~~Ob ~s Mp~~~M k`~'Oro s a a a z w x Suggested by: City Council Substitute CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ07-02 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, SUPPORTING AMENDMENT OF KMC 14.25 TO INCLUDE FOUR OR MORE DWELLINGS IN THE LANDSCAPING/SITE PLAN REQUIREMENTS OF THE KENAI MUNICIPAL CODE WHEREAS, KMC 14.25 provides for landscaping/site plan requirements for commercial and industrial development within the City of Kenai; and WHEREAS, residential property is currently exempted from the landscaping requirements in the city code; and WHEREAS, development of residential property consisting of four or more family dwellings should be required to fulfill the landscaping requirements; and WHEREAS, because the impact of concentrated uses due to the increased lot utilization; and, WHEREAS, it is in the best interest of the City of Kenai to include four or more family dwellings ("multi-family development") in the landscaping/site plan requirements of the Kenai Municipal Code. NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION RECOMMENDS THE COUNCIL OF THE CITY OF KENAI, ALASKA AMEND KMC 14.25 AS SHOWN ON ATTACHMENT A. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 10th y o anuary, 2007. C ATTEST: sb Suggested by: City Council CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ07-02 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, SUPPORTING AMENDMENT OF KMC 14.25 TO INCLUDE FOUR OR MORE DWELLINGS IN THE LANDSCAPING/SITE PLAN REQUIREMENTS OF THE KENAI MUNICIPAL CODE WHEREAS, KMC 14.25 provides for landscaping/site plan requirements for commercial and industrial development within the City of Kenai; and WHEREAS, residential property is currently exempted from the landscaping requirements in the city code; and WHEREAS, development of residential property consisting of four or more family dwellings should be required to fulfill the landscaping requirements; and WHEREAS, it is in the best interest of the City of Kenai to include four or more family dwellings ("multi-family development") in the landscaping/site plan requirements of the Kenai Municipal Code. NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION RECOMMENDS THE COUNCIL OF THE CITY OF KENAI, ALASKA AMEND KMC 14.25 AS SHOWN ON ATTACHMENT A. PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this 10th day of January, 2007. CHAIRPERSON: ATTEST: Chapter 14.25 LANDSCAPING/SITE PLAN REGULATIONS 14.25.010 Intent. {a) Site Flans. 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 andlor the retention of natural vegetation in conjunction with commercial [AND] industrial and multi- farrtily 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, multi-family development means a four or more family dwelling. 14.25.015 Landscaping/site plan. For property covered under this chapter, submittal of a preliminary landscapinglsite plan and approval by the Administrative Official is required prior to any land clearing andlor tree cutting where such removal will result in less than fifteen percent (15%) of the lot area having existing trees, shrubs, or natural vegetation cover. 14.25.020 Application. This chapter shall apply to all commercial [AND] industrial and multi-family development within the City of Kenai and shall apply to both the landscaping and site plans. "Commercial [AND] industrial and multi-family development" and "ail development" shall be defined as any improvements requiring a building permit for new construction or any improvements of twenty thousand dollars ($24,000) or more, which adds square footage, and is: 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} amulti-family development in an,, z~ or ~ 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 multi-family dwellings} are exempt from this chapter with the following exception: [1] Structures identified as a commercial occupancy in Title 4 of the Kenai Municipal Code located in residential or mixed use zones requiring a building permit for new construction ar any improvements of twenty thousand dollars {$20,000) ar more, which adds square footage ar a change of use as required in KMC 14.20.250 (a}. Resolution PZ07-02 Attachment A Page 1 of 4 14.25.030 Landscaping/site plan-Submittal requirements. One copy of the landscaping/site plan (eleven inches (l 1 ") by fourteen inches (14") size) shall be submitted for 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 landscapinglsite 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 ar 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 ofnon-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 criteria. (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 wil! provide the best results. Perimeter, interior, street right-of- way, and parking lot landscaping should be included as components of the overall landscaping plan. {b) PerimeterlBuffer 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 maybe 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. Landscaping adjacent to residential zones shall have landscaping beds that meet all of the following minimum standards: 1. Landscaping beds -Minimum of 10 feet in width along all property lines, which adjoin residential zones, exclusive of driveways and other ingress and egress openings. A 6-feet high wood fence or masonry wall may be used in place of 5 feet of the required bed width. 2. Ground cover - 140 percent within 3 years of planting and continuous maintenance so there will be no exposed soil. Flower beds may be 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 Resolution PZ07-02 Attachment A Page 2 of 4 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 alI of the following minimum standards; except where properties are adjacent to State of Alaska rights-af- 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 10 feet 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 - 100 percent ground cover of the landscaping bed within 3 years of planting and continuous maintenance so there will be no exposed soil; 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 landscapinglsite plan as originally approved. 14.2S.04S Site plan----Performance criteria. {a) Objectives. An effective site plan 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 shall list any special permits or approvals which maybe 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 jWHEN] for "commercial development" including amulti-family development requiring a building permit valued at one hundred thousand dollars ($100,000) or more for new construction, or any improvements which adds square footage valued at one hundred thousand dollars ($ 100,000) or more, and the property is located between Evergreen Drive and McCollum Drive/Tinker Lane as shown in the map marked Appendix 1 to this chapter. 2. Exception to this requirement: {i) Properties zoned Heavy Industrial 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. (~ Dumpsters. Dumpsters must be screened with asight-obscuring structure made of wood or concrete. The Administrative Official may approve other construction materials. Resolution PZ07-02 Attachment A Page 3 of 4 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 plan. All required landscaping as presented in the approved landscaping plan shall be installed within one year after issuance of the Certificate of Occupancy. 14.25.065 Completion-Site plan. 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 years after issuance of the Certificate of Occupancy. 14.25.070 Modif;cations. 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 ordinance impractical and that the modification is in conformity with the intent and purposes of this ordinance. 14.25.080 Expiration. if construction of the project has not started within one year of approval of the landscapinglsite plan, the approval shall lapse unless extended for good cause. 14.25.090 Penalties. Penalties for non-compliance with this chapter shall be as set forth by KMC 14.20.2ti0. 14.25.100 Definition---Landscaping. "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. Resolution PZ67-02 Attachment A Page 4 of 4 Suggested by: Administration CITY OF KENAI PLANNING AND ZONING COMMISSION RESOLUTION NO. PZ07-03 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, RECOMMENDING TO THE COUNCIL THAT KMC 14.20.250, OFF- STREET PARKING AND LOADING REQUIREMENTS, BE AMENDED. WHEREAS, KMC 14.20.250 contains the off-street parking and loading requirements for the City of Kenai; and WHEREAS, the off-street parking and loading requirements in KMC 14.20.250 are outdated; and WHEREAS, it is difficult for city administration and property owners to determine if the requirements are being complied with; and WHEREAS, modernizing and clarifying the requirements will make them easier to understand and comply with; and WHEREAS, modernizing and improving compliance with the off-street parking and loading requirements in the Kenai Zoning Code is in the best interest of the City of Kenai. NOW, THEREFORE, THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI RECOMMENDS THE COUNCIL OF THE CITY OF KENAI, ALASKA AMEND KMC 14.20.250 AS SHOWN IN ATTACHMENT "A". PASSED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF KENAI, ALASKA, this l 0th day of lanuary 2007. HAIRP RSON: A EST ~ ~~ ~4.20.25U Off-street parking and loading requirements. (a) For commercial development, there shall be provided at the time of construction of any main building or at the time of the alteration, enlargement, or change in use of any main building, permanently maintained off street parking facilities for the use of occupants, employees, or patrons of such building. It shall be the joint and several responsibility of the owner and/or occupant of any main building or structure to provide, and thereafter maintain, minimum free offstreet parking facilities as required below. (b} No existing parking area and no parking area provided for the purpose of complying with the provisions of this chapter shall hereafter be relinquished or reduced in any manner below the requirements herein established. {1} Site Plan Submission. A site plan showing all parking and loading areas shall accompany all applications for building permits. Said plan shall show dimensions of spaces, curb cuts, and other information necessary to determine compliance with the provisions of this chapter. The administrative official shall approve or reject the site plan on the basis of compliance with the requirements of this chapter. No certif cote of zoning compliance and building permit shall be issued unless the parking site plan is approved. {2) Joint Parking Areas. Where there is more than one {1) use in a single structure or on a site (e.g., doctor, attorney, and retail grocery) or two (2) or more separate instances of the same use, offstreet parking requirements shall be the sum of the requirements for the various uses: provided however, that where two (2) or more uses provide a single joint parking area, and their total required spaces totals twenty {20} or more, the minimum requirement will be seventy-five percent (75%) of the sum of the requirements for the various computed separately. (3) Location of Parking. Any parking space provided pursuant to this section shall be on the same lot with the main use it serves ar on an adjoining lot except that the Commission, by a conditional use permit as specified in this chapter, may allow parking spaces on any lot if it is determined that it is impractical to provide parking on the same or adjoining lot. {4) Design Standards. {A} All parking lots shall be provided with a durable, well-drained, and dust-free surface and shall have appropriate bumper guards where needed; {B) Parking areas and front yards as defined in 14.20.320(b), which includes the required parking spaces, in commercial use areas shall not be used for storage, repair work or any purpose other than parking, landscaping, signage, or sales displays. Anon-conforming use of parking areas and front yards prohibited by this section shall be made to conform to this section within a period of one (1) year after adoption of this ordinance. Exception: Semi-trailers or containers may be parked in these areas for no more than thirty (30} consecutive days to facilitate unloading. Trucking terminals and bona fide construction sites are exempt; {C) Any lighting of parking lots shall be arranged to reflect away from public rights-of- way and from any adjoining residential areas; (D} Curb cuts shall be located so as to avoid traffic hazards and shall be approved by the administrative official; (5} Interpretation of Space Requirements. {A) If a use is not specifically mentioned in this section, the administrative official shall determine the most similar use which is specifically mentioned. Parking requirements shall be the same as for that use; (b} Exception to this Section-Public Parking Lots. Notwithstanding other provisions of this section, when a use is located within three hundred {300} feet of an existing or Resolution PZ07-03 (Attachment A) Page 1 of 6 planned public lots, the off-street parking requirements of this chapter may be met if under the procedures specified in this chapter, the Commission issues a conditional use permit stating that the following conditions have been met: (A} The public parking lot exists within reasonable distance of the use, or plans for the public parking lot are sufficiently advanced to give reasonable assurance that the lot wilt be in use within one (1) year of the time of issuance of the conditional use permit; (B} The owner and/or occupant of the use in question shall sign a covenant agreeing to join an assessment district to pay for the public parking lot; {C) The public parking lot has or will have sufficient capacity to accommodate the use in question plus other parking needs of existing and potential uses within a reasonable distance of the lot. The Commission shall use the off-street parking requirement as cited above to estimate the parking spaces needed within a reasonable distance of the lot. (7) Off~Street Loading: Every building or structure used for business, trade, or industry and normally requiring truck loading or unloading with respect to the use, shall provide space as herein indicated for the laading and unloading of vehicles off the street or public alley. Such space shall have access to a public alley, or, if there is no alley, to a street. Off- street loading and unloading space shall be in addition to and not considered as meeting a part of the requirement for off-street parking space. Off-street loading and unloading space shall not be used or designed, intended, or constructed to be used in a manner to obstruct or interfere with the free use of any street or adjoining property. The minimum off street loading and unloading space required for specific uses shall be as follows: (A} Retail business and service establishments shall provide one off-street loading and unloading space at least ten (l0) feet wide and thirty-eight (3 S) feet long with a fourteen foot height clearance per building; (B) Industrial plants shall provide one of#=street loading and unloading space for each twenty thousand (20,000) square feet of gross floor area. Each loading space shall be minimum of twelve (12) feet wide and fifty (50) feet long with a fourteen (14) foot height clearance; (C) Trucking terrninals shall provide one off-street loading and unloading space far every five thousand (5,000) square feet of total floor area used for storage, warehousing, and shipping. Each loading space shall be a minimum of fourteen (14) feet wide and sixty- five (b5) feet long with fourteen (14} foot clearance. (8) Off-Street Parking Require-ments: Resolution Pz07-03 {Attachment A) Page 2 of 6 DWELLING AND LODGING MINIMUM NUMBER OF PARKING SPACES REQUIRED Lodges, rooming/boarding houses, dormitories, One {1) per principal dwelling unit and one bed & breakfast, and other structures containing (1) per guest room or one for every two (2) sleeping rooms other than, or in addition to beds whichever is greater. dwelling units Mobile Home Parks Two {2) per mobile home. Motels, Hotels and Cabin Rentals One (1}per unit plus two spaces. Multiple-family dwellings, retirement homes and One (1) per efficiency unit; and two (2} per other places containing multiple dwelling units other units. Single-family dwellings, two-family dwellings Two {2} per dwelling units. and child care homes INSTITUTIONS, PUBLIC MINIMUM NUMBER OF PARKING USESICOMMERCIAL SPACES REQUIRED Aircraft Hangers One (1}per one thousand (1,000) square feet of gross floor area. Assembly with fixed seats: Auditoriums, One (1) per four {4) seats in the principal churches, funeral chapels, sports arena and assembly area. The width of a seat or a theaters bench or pew shall be considered twenty- two (22) inches. Assembly without fixed seats: Churches, civic One (1) per two hundred {200) square feet clubs, convention centers, dance halls, exhibition of grass floor area. halls, skating rinks and similar uses Assembly without fixed seats: Art galleries, One (1) per five hundred (500} square feet communitylsenior centers, museums and of gross floor area. municipal buildings Automotive Servicelrepair and/or sales One (1}per four hundred (400) square feet of gross floor area of sales room and four (4) for each auto service stall. Banks, mortgage and loan companies One {1) per three hundred (300) square feet of gross floor area. Bowling alleys Four (4) per alley. Resolution PZ07-03 (Attachment A} Page 3 of 6 INSTITUTIONS, PUBLIC USES/COMMERCIAL MINIMUM NUMBER OF PARKING SPACES REQUIRED Care Facilities: Day nurseries, adult care One {1}space per four hundred (400) square facilities and kindergarten feet of gross floor area, and ane {1) additional space reserved for pick-up and delivery of people per eight hundred (800) square feet of gross floor area. Care Facilities: Hospitals, nursinglassisted One {1}per every two {2) beds. living facilities and similar institutions Care Facilities: Medical/Dental clinics, health One {1}per two hundred fifty (250) square services feet of gross floor area. Cell phone/communication sites Two (2) spaces. Courthouse Based on typical occupancy, 80% of the sum of the following: One (1) per four {4) fixed seats plus five (5) per courtroom plus one (1) per ffty (50) square feet gross floor area in jury assembly rooms plus one {1}per four hundred (400) square feet of gross office space. Drive-thru only: Burger, espresso establishments Two (2) spaces. Fitness Centers One (1}per one hundred (100) square feet of gross floor area plus five (5} for patron parking. One {1}per five hundred (500) square feet of gross floor area plus five (5) for patron Laundry establishments -self service parking. Libraries One (1) per four hundred (400) square feet of gross floor area. Manufacturing /industrial, research and One (1) per five hundred (500) square feet laboratories of gross floor area plus three (3) for patron parking. Nurseries and greenhouses One {1) per five hundred (500} square feet of gross floor area. Offices: Business and professional One (1) per four hundred (400) square feet of gross floor area. Offices: Veterinarian/animal clinics and kennels One (1}per five hundred (500) square feet of gross floor area. ResoEution PZ07-03 {Attachment A) Page 4 of 6 INSTITUTIONS, PUBLIC USESICOMMERCIAL MINIMUM NUMBER OF PARKING SPACES REQUIRED Pool/Billiard Halls One (1}per three hundred {300) square feet of gross floor area. Restaurants, cafes, delicatessen, eating and One (1) per each two hundred-(200) square drinking establishments, clubs, nightclubs and feet of gross floor area or one (1}per four lodges, etc. (4) seats, whichever is greater. Services: Household and trades such as One (1) per four hundred (400) square feet carpentry, electrical servicing, plumbing and of gross floor area. heating shops, paper hanging, painting, furniture upholstering, decorating shops, and other similar services Services: Printing, publishing, welding, One (1) per five hundred (500) square feet blacksmith shops, bakeries, dry cleaning, dyeing of gross floor area plus five (5) for patron plants and similar services parking. Services: Beauty and barber shops One (1) per two hundred fifty {250} square feet of gross floor area. Services: huel dispensing stations/convenience One (1) for each two (2) gas pumps plus one stores {1) per three hundred (300} square feet of gross floor area. Services Misc. Personal: Message therapy, One {1) per fve hundred (S00} square feet art photo studio, dress maker/taylor of gross floor area plus one (1) for patron parking. Schools One (1}per classroom plus three (3) for every classroom in those schools where students are permitted to drive to school. Schools with auditoriums shall provide one {l) parking space for every four {4) seats or one (1}space for every fifty {50) square feet of gross floor area in assembly rooms without fixed seats, whichever is greater. Schools: Trade, business, music, dance studios One (l) per five hundred (S00) square feet and other private schools and colleges of gross floor area. Stores: Grocery, drug/pharmacy One { 1 }per two hundred fifty {250} square feet of gross floor area. Resolution PZ07-03 (Attachment A) Page 5 of b INSTITUTIONS, PUBLIC USES/COMMERCIAL MINIMUM NUMBER OF PARKING SPACES REQUIRED Stores: Retail and wholesale sales of non-bulky One (1) per three hundred {300) square feet items of grass floor area. Stores: Retail and wholesale sales of bulky items One {1) per five hundred (500) square feet (e.g. furniture and major appliances} of gross floor area. Tanning Salon One (1) per four hundred (400) square feet of gross floor area plus three (3) far patron parking. Taxicab companies One {1) per taxi operated by the company plus one { 1) extra space. Truck terminals, lumber yards etc. One (1) per five hundred {500) square feet of gross floor area plus five {5) for patron parking. Warehouses: Wholesalelretail, and commercial One (1}per two thousand {2,000) square storage feet of gross floor area, but a total of no less than four (4) spaces Resolution PZ07-03 {Attachment A) Page b of 6 ~Q AGENDA KENAI CITY COUNCIL -REGULAR MEETING DECEMBER 20, 2006 7:00 P.M. KENAI CITY COUNCIL CHAMBERS http: / /www. ci.,kenai. ak. us ITEM A: CALL TO ORDER 1. Pledge of Allegiance 2. Roll Call 3. Agenda Approval 4. Consent Agenda *All items listed with an asterisk (*) are considered to be routine and non- controversial by the cauncil and will be approved by one motion. There will be no separate discussion of these items unless a council member sa 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 Qrders. ITEM B: SCHEDULED PUBLIC COMMENTS (10 minutes) ITEM C: UNSCHEDULED PUBLIC COMMENTS {3 minutes) ITEM D: REPORTS OF KPB ASSEMBLY LEGISLATORS AND COUNCILS ITEM E: PUBLIC fIEARINGS (Testimony limited to 3 minutes per speaker.) Ordinance No. 2200-2006 -- Repealing the Existing Title 22 of the Kenai Municipal Code and Replacing It With a New Title 22 Entitled, "General Fund Lands." (Clerk's Note: Drdinance No. 2200-2006 was substituted, amended and postponed to December 20, 2006. The motion to adopt is active.) ~~~~,~-e,rG -~- a. Substitute Ordinance No. 2200-2006 -- Repealing the Existing Jp~~ u , Title 22 of the Kenai Municipal Code and Replacing It With a New Title 22 Entitled General Fund Lands. 2. Ordinance No. 2202-2006 -- Amending KMC 11.05.090 Entitled "Use of Launch Ramp and Float," by Adding a Subsection Limiting the Use of the City of Kenai Boat Launch, Located at the Municipal Harbor, to Vessels and Boats Powered by Four-Cycle or Direct Trajection Two-Cycle Engines. (Clerk's Note: Ordinance No. 2202-2006 was substituted and introduced at the December 6, 2006.) ~ ~- ~by~~~d ~' a. Substitute Ordinance No. 2202-2006 -- Amending KMC o~ ~ 11.05.090 to Limit the Use of the City of Kenai Boat Launch, y~i~7 Located at the Municipal Harbor, to Vessels and Boats Powered by Four-Cycle or Direct injection 'l~vo-Cycle Engines. .Jl.~~d 3. Resolution Na. 200fi-67 -- Directing the Continuation of the Project ~~,~u. Entitled "McCollum-Aliak-Japonski Assessment District" and Designating What Improvements are to be Included in this Project. ~,~~ ~. 4. Resolution No. 200fi-68-- Adopting the City of Kenai FY 2008 Capital ~~u, Improvements Plan (CIP) Priorities for the City of Kenai. ITEM F: MINUTES 1. *Regular Meeting of December 6, 2006. ITEM G: UNFINISHED BUSINESS ITEM H: NEW BUSINESS ~~~ 1. Bills to be Ratified ~,~ 2. Approval of Purchase Orders Exceeding $15,000 3. *Ordinance No. 2203-200fi --Amending KMC 1.15.1.30 Entitled, "Telephonic Participation" to Emphasize Responsibilities of the Council Member{s) Requesting Telephonic Participation of a Council Meeting. ~~,~~~ ~k. Approval -- Conunission/Con-uruttee Term Renewals ITEM I: COMMISSION/COMMITTEE REPORTS 1. Council on Aging 2. Airport Coiruiussion 3. Harbor Commission 4. Library Commission 5. Parks & Recreation Comnssion 6. Planning & Zoning Commission 7. Miscellaneous Commissions and Committees a. Beautifcation Committee b. Alaska Municipal League Report ITEM J: REPORT OF THE MAYOR ITEM K: ADMINISTRATION REPORTS 1. City Manager 2. Attorney 3. City Clerk ITEM L: DISCUSSION 1. Citizens (five minutes} 2. Council EXECUTI~TE SESSION -- None Scheduled ITEM M: ADJOURNMENT AGENDA IiwENAi CITY COUNCIL -~ REGULAR MEETING JANUARY 3, 2007 7:U0 P.N.[. I~ENAI CITY COUNCIL CHAMBERS http:l[www.ci. kenai.ali. us ITEM A: CALL TG QRDER 1. Pledge of Allegiance 2. Roll Call 3. Agenda Approval ~. Consent Agenda `All items listed with an asterisk ('~) are considered to be routine and non- controversial by the council and will be approved by one motion. There will be na separate discussion of these items unless a cpuncil 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. ITEM B: SCHEbULED PUBLIC CGMMENTS (l0 minutes) 1. Molly IYighland -- Alaska Fire'l~aining Facility (PR15M)/Use Alternatives ITEM C: UNSCHEDULED PUBLIC COMMENTS (3 minutes) ITEM D: REPORTS (?F KPS ASSEMBLY LEGrISLATQRS .AND COUNCILS ITEM E: PUBLIC HEARINGS (Testimony limited to 3 minutes per speaker.} ~~ ~ 1. Q~rdinance No. 2203-200fi -- Amending I~TVIC 1.15.130 Entitled, ~y~~ "Telephonic ]?articipatinn" to Emphasize Responsibilities of the Council Member(s) Requesting Telephonic Participation of a Council Meeting. 2. *Application far Liquor License Rene~ral -- The Rainbow Bar/Beverage Dispensary. ITEM F: MINUTES 1. *December l3, 2006 Work Session Notes 3. *Reguiar Meeting of December 20, 2006. ITEM G: UNFINISI[~D BUSINESS ~~ ~. ~ ~~~~y~' ~~ ITEM H:i7~/ W S 5 ~ ~ ~4~~"~~ 1. Bills to be Ratified N/.~~ 2. Approval of Purchase Orders Exceeding $15,000 ~j~/~Y~ 3. Approval ~~ Airport Terminal/Nom.-Exclusive Restaurant Concession Contract -- Sherry McBride and Teen McBride, d/b/a Kenai Cafe. ITEM I: COIVIMISSION/COMMITTEE REPORTS 1. Council on Aging 2. Airport Commission 3, Hariiar Commission 4. Library Commission 5. Parks & Recreation Camrnission 6. Planning & Zoning ComFnissian 7. Miscellaneous Commissions and Committees a. Beautification Committee b. Alaska Municipal League Report ITEM J: REPORT OF THE MAYOR ITEM K: ADMINISTRATION REPORTS 1. City Manager 2. Attorney 3. Gity Clerk ITEM L: DISCUSSION 1. Citizens (five minutes) 2. Council -- None Scheduled ITEM M: ADJOURNMENT 9b KENAI PENINSULA BOROUGH PLAT COMMITTEE ASSEMBLY CHAMBERS BOROUGH ADMINISTRATION BUILDING 144 NORTH BINKLEY STREET r ~~~• SOLDOTNA, ALASKA ,~~~~r~"~ 6:3D p.m. JANUARY 8, 20D7 i 1 ~%i;, ~`~ (Please Note Time Change!) ,, p~~N ~~~, Tentative Agenda °`~4,,,0~:,~^ MEMBERS Paulette Bokenko- Carluccio F'C rv EiTibci City of Seldovia Term Expires 2009 Mari Anne Cross PC Member Southwest Borough Term Expires 2008 William Hutchinson PC Member Ridgeway Term Expires 2007 Brent Johnson PC Member KasiloflClam Gulch Term Expires 20D9 Flay Tauriainen PC Member Northwest Borough Term Expires 20D8 ALTERNATES Philip Bryson Kenai City Term Expires 2007 Blair Martin PC Member Kalifornsky Beach Term Expires 2009 A. CALL TO ORDER "\ / B. ROLL CALL 1. Election of Officers C. APPROVAL OF AGENDA, EXCUSED ABSENCES, AND MINUTES 1. Agenda 2. MemberlAlternate Excused Absences a. Paulette Bokenko-Carluccio, Seldovia City 3. Minutes a. December 11, 2006 D. PUBLIC COMMENT (Items otherlhan those appearing on the agenda. Limited to live minutes per speaker unless previous arrangements are made.) E. SUBDIVISION PLAT PUBLIC HE=ARINGS 1. Wright Subdivision KPB 2007-001 [5egesserNllright] Location: City of Kenai 2. Corr Homestead Tracts (Revised Preliminary) KPB 24D4-126 [McLane/Corr] Location: Poppy Ridge Road in 5oldotna 3. Paradise Heights Subdivision Cobb Replat KPB 2007-D04 [AbilitylCobb] Location: City of Homer 4. Kasilof River Vista No. 2 KPB 2007-D05 [JohnsonlMaitby] Location: East of Cohoe Loop Road on Kasilof River j:~ ~.. J.O.H. Subdivision KPB 2007-006 [JohnsonlJackinsky, Okkonen, HuebschJ Location: West of Kalifornsky Beach Road in Kasilof F. FINAL PLAT PUBLIC HEARING G. MISCELLANEOUS INFORMATION -- NO ACTION REQUIRED H. ADJOURNMENT NEXT REGULARLY SCMEDL3LED MEETING The next regularly scheduled Plaf Committee meeting will be held January 22, 2007 in the Assembly Chambers, Borough Administration Building, 144 Nor#h Binkley Street, Saldotna, Alaska at 5:30 p.m. PLANNING DEPARTMENT Phone: 907-714-2200 Phone: toll free within the Borough 1-800-47$-4449, extension 2200 Fax: 907-714-2378 e-mail address: glanninq a{7,borouph.kenai.ak.us web site: www.boraugh.kenai.ak.uslglannin~dept KENAI PENINSULA BOROUGH PLANNING COMMISSION BOROUGH ADMINISTRATION BUILDING 144 NORTH BINKLEY STREET SOLDOTNA, ALASKA 99669 1 January 8, 2007 - 7:30 P.M. ~ .'~~'~~ ./ '~-'~ ,~~, ,..~ Tentative Agenda A. CALL TO ORDER ~ ~"~~""y~/~ Philip Bryson ~~~~F"~p Chairman Kenai City B. ROLL CALL Term Expires 2407 Paulette Bokenko- C. APPROVAL OF CONSENT AND REGULAR AGENDA Carluccio All items marked with an asterisk (') are consent agenda items. Consent agenda items are considered PC Member routine and noncontroversial by the Planning Commission and will be approved by one motion. There will City of Seldovia be no separate discussion of consent agenda items unless a Planning Commissioner so requests in which Term Expires 2009 case the item will be removed from the consent agenda and considered in ifs normal sequence on the regular agenda. Vacant if you wish to comment on a consent agenda item or a regular agenda item other than a public hearing, Anchor Pointl please advise the recording secretary before the meeting begins, and she will inform the Chairman of your Ninilchik Term Expires 2007 wish to comment. Dr. Rick Foster "1. Time Extension Requests -None PC Member Homer City *2. Plats Granted Administrative Approval Term Expires 2{707 Mari Anne Gross "3. Plats Granted Final Approval (20.04.070} -None. PC Member Southwest Borough *,q. Plat Amendment Request -None Term Expires 2008 Bonnie weimbuch *5. Coastal Managemen# Program PC Member Soldotna City a. Conclusive Consistency Determinations Received from DGC Term Expires 2o0B William wutchinson b. Administrative Determinations PC Member Ridgeway c. Current Reviews Term Expires 2007 James (sham "6. COmmi5510ner EXGUSed AbSenC2S PC Member sterling a. Paulette Bokenko-Carluccio, Seldovia City Term Expires 2009 Brent Johnson "7. Minutes PC Member KasiloflClam Gulch a. December 11, 2006 Piat Committee Minutes Term Expires 2009 Blair Martin b. December 11, 2006 Planning Commission Minutes Vice Chairman Kalifornsky Beach D. PUBLIC COMMENTIPRESENTATIONS/COMMISSI0NER5 Term Expires 2009 (Items other than those appearing on the agenda. Limited to five minutes per speaker unless previous arrangements are made.) Todd Petersen PC Member East Peninsula 1. Appointment to the Planning Commission Term Expires 2007 a. Thomas D. Smith, City of Seward E. UNFINISHED BUSINESS Thomas Smith PC Member City of Seward Term Expires 2008 Ray Tauriainen PC Member IJorthwest Borough Term Expires 2008 Max J. Best Planning Director John Williams Borough Mayor F. PUBLIC HEARINGS Vacate a 50-foot public access easement along the south and west boundary of Government Lot 13 and Vacate 20-feet of khe 50-foot public access easement along the east boundary of Government Lot 13 per Patent as recorded in Book 36 Page 70A of the Kenai Recording District; within Section 34, Township 8 North, Range 11 West, Seward Meridian, Alaska; and within the Kenai Peninsula Borough. KPB File 2007-002 Note: A 30-foot public access easement will remain along the east boundary of Lot 13. Petitioners: Roger L. & Sandra L. Groth of Nikiski, Phillip H. Clay of Homer and Trust Land Office of Anchorage, Alaska; Location: On Daniels Lake in Nikiski G. ANADROMOUS STREAM HABITAT PROTECTION (KPB 21.18) Resolution 2007-02; A Conditional Use Permit Pursuant to KPB 21.18 for a total of 54-foot by 4-foot new elevated light-penetrating (ELP) access gratewalk to the river with 22-foot by 4-foot ELP gratewalk along the river and two sets of 4-foot by 8 steps of ELP stairs into the river. This work will occur along the left bank of the Kenai River at River Mile 17.4 adjacent to Lot 313, Block 2, Jokes Estates Subdivision, Berg Addition, Section 30, T5N R10W, S.M., AK, (KPB Parcel ID: 055-370-39). Petitioner: Randy 8~ Ron Berg, 266 Redwood Court, Soldotna, AK 99669 2. Resolution 2007-03; A Conditional Use Permit Pursuant to KPB 21.18 for a 48-inch wide by 260-foot elevated ADA tram rail sys#em attached to a 6-foot by 24-foot elevated light-penetrating (ELP) gratewalk along the river and at an up river location a 38-inch wide by 1D-foot ELP access gratewalk attached to a 5-foot by 16-foot floating dock. This work will occur along the right bank of the Kenai River at River Mile 32.5 adjacent to Lot B-1, Block 3, Pine Bluff Subdivision, Number Four, Section 22, T5N R9W, S.M., AK, (KPB Parcel iD: 063-150-71). Petitioner: McLane Consulting, PO Box 468, Soldotna, AK 99669, for William Petrell, Owner. H. VACATIONS NOT REQUIRING A PUBLIC HEARING -None SPECIAL CONSIDERATIONS Reconsideration of the October 23, 2006 Plat Committee Conditional Preliminary Approval of Tract A Seward Long Term Care Facility Subdivision KPB Fiie 2006-268; [SenteclScha#er]; Loca#ion: City of Seward SUBDIVISION PLAT PUBLIC HEARINGS The Pla# Committee will review 5 preliminary plats. K. COASTAL MANAGEMENT PROGRAM CONSIDERATIONS L. OTHERINEW BUSINESS M. ASSEMBLY COMMENTS N. DIRECTOR'S COMMENTS 0. COMMISSIONER COMMENTS P. PENDING ITEMS FOR FUTURE ACTION Q. ADJOURNMENT MISCELLANEOUS INFORMATIONAL ITEMS NO ACTION REQUIRED RESOLUTION SN 2007-01: RENAMING CERTAfN PUBLIC RIGHTS-0F-WAY WITHIN SECTION 1, T6S, R13W; SECTION 7, TSS, R11W; SECTION 9, T55, R12W; SECTIONS 22 & 27, TSS, R12W; SECTION 25, T35, R11W WITHIN EMERGENCY SERVICE NUMBER {E5N} 202; NAMkNGIRENAMING CERTAIN PUBLIC RIGHTS-OF-WAY WITHIN SECTION 17, T5N, R9W; SECTION 17, T5N, R8W; SECTION 22, T5N, R11W; SECTIONS 21 & 23, T2N, R12W; SECTION 35, T5N, R10W WITHIN EMERGENCY SERVICE NUMBER (ESN) 302; NAMING CERTAIN PUSt_iC RIGHTS-OF-WAY WITHIN SECTIONS 23, 24, 25 & 26, T4N, R7W WITHIN EMERGENCY SERVICE NUMBER (ESN) 303; NAMINGIRENAMING CERTAIN PUBLIC RIGHTS-0F-WAY WITHIN SECTION 8, T3S, R14W; SECTION 26, 74S, R14W; SECTIONS 34 & 35, T4S, R15W WITHIN EMERGENCY SERVICE NUMBER (ESN) 401; RENAMING CERTAIN PUBLIC RIGHTS-OF-WAY SECTIONS 6 & 7, T2S, R13W; SECTION 12, T2S, R14W; SECTION 15, T2S, R12W WITHIN EMERGENCY SERVICE NUMBER (ESN) 451; NAMING A CERTAIN SECTION LINE EASEMENT WITHIN SECTIONS 5 & 6, T9S, R14W AND SECTIONS 32 & 33,~ TBS, R14W WlTHlN EMERGENCY SERVICE NUMBER (ESN} 826; RENAMING CERTAIN PUBLIC RIGHTS-OF-WAY WITHIN SECTION 26, T3S, R11W; SECTION 31, T1S, R13W WITHIN EMERGENCY SERVICE NUMBER {ESN} 901 2. KPBPC Resolution SN 2007-02: Naming the Unnamed NorthlSouth Private Road along the Western Boundary of Parcel 131-460-11 within a Deed Parcel Shown as Status on Lake Land Subdivision No. 3 (KN 2002-115} and the EastlWesl Private Road on the Southern Boundaries of Parcels 131-460-02 and 131-460-05 within Section 22, T4N, R11 W, Seward Meridian, Alaska; Located north of Tote Road, Soldotna Area, within Emergency Service Number (ESN} 302, as approved December 11, 2006 FUTURE PLANNING COMMISSION MEETING PLANNING COMMISSION MEETING The next regularly scheduled Planning Commission meeting will be held January 22, 2007 in the Assembly Chambers, Borough Administration Building, 144 North Binkley, Soldotna, Alaska at 7:30 p.m. ADVISORY PLANNING COM[VIISSION MEETINGS Advisory Meeting Location Date Time Commission Anchor Point Anchor Point Chamber of January 16, 2007 7:OD p.m. Commerce Cooper Landing Cooper Landing Communit Hall January 10, 2007 7:00 p.m. The Kachemak 13ay 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 the advisory planning commission chairperson. Chairperson contact information is on each advisory planning commission website, which is linked to the Planning Department website. CONTACT INFORMATION KENAI PENINSULA BOROUGH Pt,ANNING DEPARTMENT Phone: 907-714-2200 Phone: toll free within the Borough 1-SDO-478-4441, extension 2200 Fax: 907-714-2378 e-mail address: plannina(~borough.kenai,ak.us web site: www.borough.kenai.ak,uslplanningde~t .~ _~ d ~~ .~ 0 N ._ O 0 0 N d, G N~~A 7 ;fiG- a a~ s~ ~~4 4p~ed, ~'b4o J a~ ~4 ~~j ~~ a~ `°4,~ r~~ G~~ Or as '~~`s/a a~ ~!~ ,so ~a 4~~ ~~ ~~ a~ J ~,~a~ ~01ti G~~ °ti s, ~!~/a ~oJ,~~ as ~~~ 40 ~~~ ~~''°~a ~ ~°v ~~ a a~ s,~ i~ 4 4o~a o~~A ~a+ 4oJ 3a'~~~ ~~ '~4 /a ~4f ~'°6 ~vr r ou~ooo~no M N N ~ ~ PZ resolutions foY the Yeas 2006 ~ . -..~ _..-~ ~.. x,...~.~Y:.w TYPE OFPERMIT Resolution # TYPE MEETING DATE ACTION Administrative Exemption Amend Canditianal Use Permit Amend KMC Conditional Use Permit 200622 .5-Feel Rear Encroachment 031D712D06 Approved 200671 Commercial Kitchen 10125!2006 Approved 200605 Land Use Table footnote #19 01/11/2046 Approved 200611 14.20.290 -Appeal 02/08/2006 Approved 200612 14.22.010 -Footnote 10 02/22/2006 Approved 200613 14.25 Landscape/Site 02I22/20D6 Postponed 200640 14.20.150 -Conditional Use Permit 06/14/2006 Approved 200651 Establish CMU Zone 07/26/2006 Approved 20D668 Central Mixed Use Zone 10/11/2006 Approved 200669 14.20.240© Mobile Homes 1 011 112 0 0 6 Approved 200602 Cabin Rentals/Guide Service 01/11/2006 Failed 200608 Qff-Site Catering Business D112512006 Removed 200609 Off-Site Catering Business 02108!2006 Approved 200623 Extraction of Natural Resources-Drilling Permi 04!12!2006 Approved 200634 Cabin Rentals 05/24/2006 Failed 2D0641 CafelCateringlBBB 06!1412006 Approved 204644 Taxidermy-Retail Business 06128!2006 Approved 200664 Cabin Rentals 09/2712D06 Approved 2D0665 Cabin Rentals 1 011 112 0 06 Approved 200675 Bed & Breakfast 11/08/2006 Approved 200682 Commercial Kitchen On-sitelOff-site Catering 1 211 312 0 0fi Approved 28 December, 2006 Page 1 of 4 TYPE OF PERMIT Resolution # TYPE MEETING DATE ACTION Encroachment Permit Home Occa~pation Permit ~,andscape/Site Plan 200606 Side Yard Setback 11-feet 01/25/2006 Failed 200632 2-foot Front Yard Encroachment 0 511 012 0 0 6 Approved 204638 2-Front Yard Setbacks 0 611 412 0 0 6 Approved 200654 Front Yard Setback 08/09/2006 Approved 200656 Fronl 8 SideYard Setback 08/09/2006 Approved 200604 Daycare 0 111 112 0 0 6 Approved 200635 Quilting Business 05/24/2006 Approved 200639 Home Hair Care Salon 4612$12006 Approved 200648 Daycare D712612006 Approved 200650 Sign Design & Production 07/26/2006 Approved 200660 Daycare 48I0912D06 Approved 200681 Daycare 1 211 312 0 0 6 Approved 200616 Kenai Church of God 4212212D06 Approved 200625 Restaurant 03/30/2006 Approved 200636 Kenai Veterinary Hospital 051161200$ Approved 200642 Alaska Digitel 175-foot lattice tower 06!09!2006 Approved 200645 Peninsula Powersports 06/28/2006 Approved 24D649 Commercial Development 07/05/2006 Approved 200652 Commercial Development 07113!2006 Approved 200655 Commercial Developmeni 07/27/2006 Approved 200666 Commercial Development 09/26/2006 Approved 200672 ZYX Holdings, Inc. 10/06/2006 Appraved 18 Deeemher, ZOOb Page 1 of 4 TYPE OF PERMIT Resolution # TYPE MEETING DATE ACTION Preliminary Plat Rezone 240603 Baron Park 2005 Replat 01111!2006 Approved 2D0610 Spruce Shadows SD-Merritt Addn. 02/08/2006 Approved 200614 McKinley SD #2 02/22/2006 Approved 200621 Baron Park 5D #2 03/22/2006 Approved 200630 Sungate Park SD 5chweiizer Addition 44/26/2006 Approved 200631 General Aviation Apron 5D #5 04/26/2006 Approved 200833 Original Townsite of Kenai-Vozar Addition 0511D12006 Approved 200637 Thompson Park Meyers Replat 05/24/2006 Approved 200646 Carl F. Ahlstrom -Goff Replat 0 711 212 0 0 6 Approved 200647 Five Iron Heights Block 3 Resub. 07!1212006 Approved 200653 Coyie's Landing -Miller Replat 07I2612DD6 Approved 200657 Inlet View SD Beauchamp Addn. SD #2 08109!2006 Approved 200658 Smiih Ridge SD 081091200fi Approved 200659 Amada Walker SD Harris Addn. OS/p912406 Approved 200661 Bookey's Replat 08/23/2006 Approved 200662 Original Townsite of Kenai - Tomrdle Replat 08123!2006 Approved 200667 State of Alaska Surve No 20D5-7 10/11/2006 Approved 20D673 Redoubt Terrace Bluff View 1 412 512 00 6 Approved 200676 Baron Park SD #3 L1 B3 $ 1 B4 11108!2006 Approved 200677 Wright SD 1 110 812 0 0 6 Approved 200678 Illiamna View 5D -Massie Replat 11/08/2006 Approved 244879 Stawberry Fields Forever Addn. #2 11108120D6 Approved 200680 Baron Park SD 2007 Replat 1 2/1 312 4 0 6 Approved 200683 General Aviation Apron SD #4 12!13!2006 Approved 2DD686 Lot 1 DA, Cook Inlet Industrial Air Park 12/13/2006 Approved 200601 Thompson Park Rezone to RR & CG to LC 01!11/2006 Approved 200607 C to TSH 01/25/2006 Approved 200615 RR to R 03/22/2006 Approved 200624 iL and GC to GC 04!1212008 Approved 18 December, 2006 Page 3 of 4 TYPE OFPERMIT Resolution # TYPE MEETING DATE ACTION Transfer Conditional Use Permil Variance 200617 Retail Business/Of(icelHotel & Guide Service 03/22!2006 Approved 200618 Hotel ~ Guide Service 03/22/2006 Approved 20D619 Wotel ~ Guide Service 03/22/2006 Approved 200620 Food 8 Guide Service 03!2212006 Approved 200626 Lodging and Guide Service 04/12/2006 Approved 200626 Lodging and Guide Service 04/12!2006 Approved 200627 Cabin Rentals 04!1212006 Approved 200627 Cabin Rentals 04/12/2006 Approved 2D0627 Cabin Rentals 04/12/2006 Approved 200628 Cabin Rentals 04112l2D06 Approved 200629 Cabin Rentais 04/12/2006 Approved 200670 The Family Table 1 011 112 0 0 6 Withdrawn 200664 Hotel (Short-term Recreational Rentals} 12/13/2006 Approved 200685 Hotel, Guide Service & Boat Parking 12!1312006 Approved 200643 Free standing sign 06/28/2006 Approved 200663 Principal Structure 09127/2D06 Approved 200674 Minimum Lot Size 1 211 312 0 0 6 Failed 28 December, 2006 Page 4 of 4 ~~ ~~ ~~ •M N N ,-.~ r~ ~ ~n ~ r oo Q. 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R v ~ y C cd N ~ 7] > ^ O Q. y '~ ~p C ~ vj cr ~ Q ar `n .. . ~ ~ ~ N ~ id y •. y a 'l7 . . - £" R1 C ~' .d Q '[5 Q. ~ ~., v ~ tl a C .~ O C cv a U u ~ a`i ~ O ~ v> ~ o •o ~ °A o ~ °~' o ~ x ?+ ~ ~ ~ i'. a ~ 0 3 c '~ u a. 3 0 ~ '~ ° „ ° a i v u 4. y 3 ~ _ aJ v • m ~d G '~ q0 V •t7 ~ ~ a i ~~ O N a C F" , y .~ ~, N .~ , ~ ~ L a.> ~ ^. ca 0 v' V N p ~ ~ a~ ~ G C m '~ ~. d a m ~i ~ u ~ ~ ~' ~ " O ~ U .o u N y . '' R ° `~ ~ Ca.. . ^ 'D ~ ~ v A ' CA d ~ . _ U Y ti y .` a i C. ~, G ev "G ~ ~ ~' '~ ~ ° ~ y O X a i ~°. ~ ~ `'~ ~ ~ ~ c ~ ~ ' ° ~ ~ ~ -U c o ~ v on . ° ' c`a ~ a a c v C ~, °: " = u d ° C ° a ~ b t y ~ ~ .~a as Q G'' a ~ F "~ 'u ~ C ~ . v G a. ~ ~ ~ C ?, *~ ~ ~' O L ~ c i u ~ ~.n ~ N . y •p ~.. o~ p ~ x. C ) ,ti ,9 T} ~ ~` .A ° v N V U .O ~rJ ~ ~ 7 ~ V L s" ~ cC A G ~ C ~ O C 3 G 4 ~ ~ .. .a u C a pp R 0\ O C y C ,.: ~ u y ro p '4 y ai ~ ~ R L ~ ~ 3 a~ o ~ O ' . o ~ ~ ,~ ~ m C ' ~ •` • ~ , C . G v on ~O o Q" ¢ i o G G v O ~, ~ O N N ~ 0 V ~ . ~ L ~ .~" ~ ° ~ ~ m CC 67 i~'., U v ~ ~ j ° J G i .~ ~ ~ ~ a ~ ~6 C ro O v p ., ~ ., o u y Cd ~+ ~ ~ _a, ~ ~ v p . ~ ~, D „ O ~ ~ -~ b 3 "; 'v~ Q. oo a. v ." -d ~ ass ' Y ~ ~ °a. Z .c .r o •° -° x' G e w o aC . ~ ~ R ~ o ' C^ c v v v ' v a. ~ y ~ -_ - v u al G cd r 4J ~~ ;~ o CJ ° O u ar , ~ ~ I ~ ~; cU ~_ ~ "" '~ v R o G R ~ _p v° g o 3~ -' ~ 'D ~ q ~ b ~ ~ v 3 v ~ ~ ti ,, '~' Tt ~ ~ y- • h c~ b ~ "' v c C ~ m s`~ b ~n ~ ~' t c as .~ ,~ Q R , ~ d O N ~ 'n ' u ~ u 'v, ~ w Ct C CS L w as ~ O i .~ a ~ E~ tl1 x ~ ~ E-" , s. V E--' a u o ~ o ro . o ~ o y ~ °6 ~ ~ `~ ' ~ ° ~ -~ o~ x n o ~ A . . , . 3 p p. ~ ~ G ~a ~ . Cl y O ~ ~ o •-~ ~ u~ u '~ om H L y ~ n ~ ° ~ ~ ~ y G ~ o G y ~ ~ ~ ~ ~ u ... ~ ~ ~ 3 ~ N . 3 ~ v • p R . ,;_ -° q ^o ^ o v ao v w ~ U ~ y ~ cV ~ c~ cd O 'O ~ w 'p G O ~ ~ a] i 3 c~ U `~ .0. `'~ O u p 0 ~~ U C ~ ~ •u. L ~ buA '~ G C 0 O W . ~ w F" ~ .`a U ~ R ~ ° O C .r ~ ~ td ~ ~ N N of ea u ~. O ° _ ~" O C *~ cn u R ~ ~ T S 00 E w n. c`C ~ ~ ~ .C ca p ,~ ~ ~ N ~ .~ ^ r. ~, ~ ~ m O C ~. m G p ; ~ ~ C 0 G .C R C V L L O G S ' R 0 0~' ~ ti .n y 4 ~ c _. „ O R 3 c ~ ~ ~ p ~-' O G y w " o ~ ~ " v y QS. ~ y . ~ o ~ ~ o ~ cC ' ~ o d i -0 3 a 3 ou ~ op ~ O y L ~ Y _ c ~ • ~.. u O N ~ v ~ r U O V a] T .~ cn .~ C .G ~ O " " O ~ ~ "" ~ O D ~ m ~ .~ b N ~ al ` ~ G 3 ~ ~ ~ by O d5 y ~ c v o o~ 3 °7 ~ v, V ~ ~ 3 ~ 3 ~ ~ ~ ~ ~ ~ `~ ~ `° 3 °' o ~ °' o .~ °~' ;; o°n a~ n°i '° . ~ ° 3 A c ~ d C QQ O S. N y,_, U d] ~ . p{y y ~ ~ ~ 4] d U ~ sC R ~ U fl. ~ R L]. ~ O. ~ ~ ~ ~ C N ..-. U ~ w ~ tiA ^ ~ U E~ y i.., w ~ C ~ ~ ~ 0 ~ '7 O •n ~.c a' ~ . C .~ ~ 7 ~-o 'ars a.o o ~, 3 N.Q ? G c~ R'~ 8 p •~ ~ vs ~ ~[ y C ~ ? p ~ m •K ~ C C aGi aUi ~ ~ ~ ea ~ O. R ~ .~. n. y °G° ~ ~ ~ ~ C p ~ 'y c °~ C , ~ R O `° m °' ~ ~ ~ ~ .o you ~ ~ ~ ~ c ~ -Y ° Y U h ~C ° ~ °' by ? V 3 .~ ~ Q] ... c~ ~' •~ ~ r ~ U y _ ~'" 'b ~n L]. ~ C ~.. cd O y ~, i.. ~n C1, C '4., ~' ~ c _ s.. O 'D 'b O ~ R y O L iV R ~ y. 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Q' y ' 7 C 4-. _ , F ~ > ~ c a . ~ ~ `~ c L y ~ v ~ bll R ~ ~ ~A ~ .U ' 3 ~ ~ ~ ~ o v ~ '~ U 0 ~' o ' c ° a~ M , C O ' ai v m v c ° z ~, ~ 3 cz. 3 °' ~ c ~ ° ' ~ x ' u ~ o ~ ¢ o ~ 0 ~: ~, v - ~. ~ 0 3 ~ ~ ~ ~ o ~ ~ ~ ;, c v •p ~ -~ ~ ~ a ~ cos y °i ° c w o 3 a ; ~ a. ~ o ~ ~ ° -c ~ ~ -c ~ w '~ ~ a '~ `~ o ~ y is O ° ~ •~ = a ~ .~ . ~ , E-' b •o y N c . ~ .~ ~ ~ [-~ (.} c , ~ !A F~ .~, ~ H u 3 >,.~ `«. °' ~ .~ ~ 0 ~ ~ 00 O U ~ C7 ~ v ° ~ ~ a -o ~ GO n, U ~ ° G~ ° o ~ ~ ~ ~ o .5 3 ~ ~n v W v N N G ro W T X w 61 3 G4 ai •p ~ on v c c on ~- '~ v v ~ ~- ~, o y, c~ .c ;° c .~ o~ c c o es o .~ ~ v ~~; v 3 c N~ •p ~° L o~ ~~ o~ o~~ c 3~ E v v a`~i v ~, G o v y- > ~ ~ c ~~. v a v ~ ~^ ~ N x ~~ .~ o ~° ; v o ~ 3~ v~ o~~ ~ °' ~ v o U ~L ^ ~J ~ ~ C ~ .^ C O c7 p ~ ~ u0 'O cv ~ ~ ~ ~ N ~ '~ b F a~ v O '6 ~ H c b -Y ~ .~ G ~ v J~ `° cn o 4-: ~ o ~ ~ • ~ ~ •~ ~ ~ ~ o ~ ~ ~ ~ o ~ o ~ o ~ ~ 3 a~ _.~ M ,n ~ .~ p ~ n, y man ~' ~ ,~ ~ ~ ~ ~ '~ ~~ ai' ~ •o .~ a. ~ ~ ~in L ~ T ar ° ~ c o p a a~ .o S u v ~. 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O O ~ t ,~ ~ v ~ b ~ ~ on O ca cs ~ ~ ° an ~ O O N .C ~ ~ ~ °' c '° a~i o ~° .c -°' c .~ ° ~ h v o ~ o. 3 0 -~ ~ '~ ~ n. a•6i v • ~ ~ ~ ~ v R v `° u ~.. a a~ ~ ~. `~ v o .n A~ U c U a .~ ° c oA x~ v c v U a o~ ~ oA C v ~~ v o w ° w ~ p ~ ~ p ~ ~ 3 ~ N W ~ ~ -fi ~ ~ y ~ ~ f~" ~ "u ~« O ~ X ~~ ~ ~, .n u0 ~ ~u a~i ~ b 'O y ~ O v ° ~ rd n ''~' ~` d\ ~ .~ .b '~ • ~ O ° R+ v 'p ~ > ~ u ~ ~~ v~ o~ w . y ~~~ ~ GO ~. . fi L~ O~ O i7 O ~ cV u C r. T O b G v O O cn ~. ~ .`~ v ° v y ~ ~ .~ '~ N C •W ~ U .~ ~ ~ ~ 'C O ~ ~ O N U ~ nS .`~ _ ~j ~ O 'G T'd `~ v ~, ~" ~ id N L ~ ~ ~ ~ N 'D 43 ~ ~7 L4 .~ w ~" .y' y ~, [d v~ 3 `" ~ ~ p Y ° ~ cV ~ .d c° .c ~• 4' .n ~ > ~ ~a. o °" '~ Q. ~ .: v°r ~ ~ 'u m '~ p, ~ ~ °~ ~ h p at ~ ~ c ~ L ~ o s a ~ tl O O ~ ~ E ~ u a ~ ~ G • [ b °) ~ a~i u 'c ~ 3 °°., 3 °' ° ~ ~ 3 v you °w' ~' U U © o ~ o ~ ~ a3, ~ ~ o ~ ~ a. ~ v ~ o .~ ate. ~ ~ o C ~ fi +~` W G O T GU "~ ~ ~n G' ~ y, w w y v v '-' °~° ~ ~ ~ C ~ a so ~, ~ ~ N d `~ ~, y a+CC-i o y ~ . e v v . ~ ~ v d w •L. 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