HomeMy WebLinkAboutRes2009-008Sponsored by: Applicant
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2UU9-UK
A RESOLUTION OF THE SEWARll PLANNING AND 7.ONING
COMMISSION OF THE C[TY OF SEWARU, ALASKA, GRAN'1'INC A
CONDITIONAL USE PERMIT TO ICICLE SEAFOODS TO ALLOW
MODIFIED CARGO CONTAINERS USED AS TEMPORARY
STRUCTURES TO SERVF, AS EMPLOYEE LIVING-
QtIARTERS/BUNKHOUSES WITHIN THE EXCSTING EMPLOYEE
CAMPGROUNDS ON LOT 2, BLOCK 3, LEIRER INDUSTRIAL.
SUI3DiVISION WITHIN'1'I1E INDUSTRIAL ZONING DISTRICT
WHEREAS, Blaine Bardarson, for Icicle Seafoods, Inc. has applied for a Conditional
Use Permit from the Seward Planning and Zoning Commission to allow modified cargo
containers used as temporary structures to serve as employee living quarters/bw~khouses within
the existing employee campgrounds on Lot 2. Block 3, Leircr [ndttstrial subdivision; and
WHEREAS, the existing employee campground is located within the Industrial Zoning
District on the north cud of the parcel leased by Icicle Seafoods, Inc. just to the west of
Northwestern Circle; and
WHEREAS. according to the Seward City Code, Land Uses Allowed Table 15.10.225,
bunkhouses and employee campgrounds are allowed in the Industrial Zoning District by
conditional use pci~nit; and
WHEREAS, many seasonal employees can not afford conventional housing during the
seasonal work months: and
WHEREAS, the temporary living-quarters/bunkhouses are intended to provide a
cleaner/safer housing option for employees and will improve sanitation, public safety and health
in the area: and
WHEREAS, the modified cargo containers used as temporary bunkhouses are intended
to provide three (3) housing units within each container; and
WHEREAS, the exact location and site plan for the modified cargo containers has not
yet been determined; however the site plan shall be reviewed and approved during the temporary
building permit process; and
WHEREAS, the bunkhouse which had been permitted to Icicle Seafoods, Inc. by CUP
2006-0 l in January 2006 was not constructed as a bunkhouse due to lack of funding; and
Seward Planning and 7.oning Commission
Rcsulution No. 2009-08
Page 2 of 5
WHEREAS, in place of the planned bunkhouse a structure containing kitchen, dinning,
laundry and showcr/bath facilities was built as accessory use to the main plant; and
WHEREAS, having complied with the public notification process, on April 7, 2009 the
Seward Planning and Zoning Conunission held the required public hearing on the Conditional
Use Permit application.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission that:
Section 1. According to SCC 15.10.320.1)-, the Commission shall establish a finding that the
use satisfies the following conditions prior to granting a conditional use permit:
A. The use is consistent with the purpose of this chapter (the Seward Zoning Cade) and
the purposes of the Zoning district.
Finding: This condition has been met or shall be by required conditions. The
property is zoned Industrial (1). The Industrial Zoning District provides an area for
business, manufacturing, processing, fabricating, repair, assembly, storage, wholesaling
and distributing operations, which may create some nuisance and which are not properly
associated nor compatible with residential land uses. It is intended to provide
environmental safeguards for people employed in or visiting the district. Some visual
amenity is expected in this district to make it compatible with adjoining residential or
business districts, SCC 15.05.025- (b) (10). Residential housing in an industrial gone is
not pcnnitted outright due to environmental hazards and other nuisances. However,
housing in an industrial gone within a bunkhouse or employee campground is allowed by
Conditional Use Permit.
B. The value of adjoining property will not be significantly impaired
Finding: 'this condition has been met or shall be by required conditions. The
existing employee campground is located in an area of mixed commercial and industrial
uses. The property to the north contains a hardware store/boat repair and storage facility.
Properties to the east contain a storage facility and a bulk fuel tank farm- Properties to
the west contain a bulk propane tank and a large lot containing a bunkhouse, kitchen,
dinning and bath house facility and other uses of the Icicles Seafoods plant. Properties to
the south contain a rental car agency and a warehouse- The use of the proposed
temporary structures to serve as employee living quarters/bunkhouses would improve the
living conditions and the visual appearance of the exiting employee campground. There
is no indication the development will negatively impact the value of any adjoining
properties.
C. The proposed use is in harmony with the Seward Comprehensive Plttn.
Seward Planning and 7,oning Commission
Resolution No. 2009-08
Page 3 of 5
Finding: The proposal is in harmony with the Seward 2020 Comprehensive Plan
(2000 and Strategic Plan (1999) in that both plans encourage growth of year-round
business and both support the need for housing at all economic levels.
Seward 2020 Comprehensive Plan (20051
•The Comprehensive Plan promotes commercial development within the City of Seward in
accordance with community values. Section 3.3.1.1 supports a range of housing choices that
meet the needs of people in various income and age groups (page 22).
Strategic Plan (1999)
Promote Residential and Commercial Development Inside the City. (First Bullet) Encourage
construction of residential and seasonal housing at all market levels. (page 9)
D. Puhlic Services arrrl facilities are arleyuate to serve the proposed ecse.
Finding: This condition has been met or shall be by required conditions. Water.
sewer, telephone and electrical service are available within the area, as well as adequate
emergency services. Garbage dumpsters arc available onsite. The employees housed
within the current employee campground site use the kitchen, dinning and bath house
facility located within the Icicle Seafoods structure to the West.
E. The proposed use will not be harmfirl to the pttblic safet~~, health or welfare.
Finding: This condition has been met or shall be by required conditions. There is
an identified need for seasonal housing in Seward, particularly for low income
employees. The modited cargo containers used as temporary structures to serve as
employee living quarters bunkhouses will require a temporary building permit.
Temporary structures are allowed for a maximum of ]80 days. The existing employee
campgrounds require an inspection by the City Fire Chief each year, for life safety issues.
Adequate fire hydrants exist within the required distances to the employee campground.
And adequate police and life safety service are available.
The Zoning Code does not have a specification for parking for bunkhouses or employee
campgrounds, which is probably due to the scarcity of these facilities. This degree of
flexibility allows for site-specific projections, based on the historical use patterns of the
applicant. A ratio of one parking space to ten (1 l0 10) occupants at maximum capacity
should be sufficient, based on current and ]tistoric usage. Providing adequate parking for
the employees will mitigate parking concerns in the area.
Use of the modified cargo containers used as temporary structures to serve as employee
living quarters bunkhouses will facilitate in the removal of camper shells and other non-
permanent structures front "Tent City".
F. Any and all specific conditions deemed necessary by the commission to fulfill the
above-mentioned conditions s/rat/ be met by the applicant. These may include but are
not limited to nteasures• relative to access, screening, site development, huilding design,
operation of the use and other similar aspects related to the proposed use.
Seward Planning and Toning Commission
Rcsulution No. ?009-08
Page 4 of 5
1. The modified cargo containers used as temporary structures to serve as employee
living quarters/bunkhouses mast meet the current building code requirements
each year as adopted by the City of Seward.
2. Placement on site of the modified cargo containers used as temporary structures to
serve as employee living quaricrs/bunkhouses must meet all zoning and land use
requirements of the Seward City Codc.
3. The required parking shall be provided in accordance with SSC§15.10.21
Parkin~~ to incorporate required parking by code or Conditional Use Permit for
existing structures, and existing employee campground at not less than a ratio of
one parking space to ten (1 to 10) occupants at maximwn capacity.
4. The use of modified cargo containers used as temporary structures to serve as
employee living quarters/bunkhouses is subject to the definition of a bunkhouse,
SCC'~~ 1 x.10.1-10, 6unkhouse..A building iceed as living ~luarlers far people such as
cannery workers or consh~uciiort laborers where shower arul sanitilry.facilities
care shared by severer/ morns aril in wltieh there are no individual cooking
f crcil it ies~.
5. I'he use and placement of the modified cargo containers used as temporary
structures to serve as employee living quarters/bunkhouses shall meet the
requirements of the Seward City Code. Article 6, Employee Campgrounds,
8.15.610 through 8.15.630.
6. Any off site storage, within the City Limits, of the modified cargo containers used
as temporary structures shall meet the Planning and band Use Regulations ol~Title
15.
7. Modification of tinal approval of a conditional use permit may, upon application
by the permitee_ be modified by the Planning attd Zoning Commission:
A When changed conditions cause the conditional use to no longer conform to
the standards (or its approval.
I3. Tn implement a different development plan conforming to the standards for
its approval.
C. The modification plan shall be subject to a public hearing and a filing fcc set
by City Council Rcsolutiun.
Section 2. The Planning andZ,oning Commission t7nds that the proposed use, subject to the
about conditions satisfies the criteria for granting a conditional use permit provided the
conditions listed on Section 1, Subsection F arc met by the applicant and/or the agent, and
authorizes the administration to issue a conditional use permit to the Icicle Seafoods to allow ,~,
Seward Planning and 7,oning Commission
Resolution No. ?009-08
Page ~ of
modit7ed cargo containers used as temporary structures to serve as employee living
quarters/bunkhouses within the existing employee campgrounds nn I,ot 2, Block 3, Leiner
[ndustrial subdivision at Lots 4 and 5, Block 3, Leiner Industrial Subdivision, subject to the
above conditions. "
Section 3. The Manning and Zoning Commission finds that adherence to the conditions of
this permit is paramount in maintaining the intent of Seward City Code Section 15.10.320.
Conditional Usc Permits, and authorizes the administration to issue a conditional use permit.
Additionally, the administration shall periodically confirm the use conforms to the standards of
its approval.
Section 4. Chis resolution shall take effect 10 days following its adoption.
PASSEU ANU APPROVED by the Seward Planning and Zoning Commission this T~ day of
April, ?009.
THE CI"I'Y OF SEWARU
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Sandie Roach'. Chair
AYES: Heinrich. McClure, Morgan, Roach', Stauffer
NOES: I?cklund
ABSENT: None
ABSTAIN: None
VACAN'P: One
ATTEST
`C _ ?~ lr
.lean Lewis,
4 r;,flrafk, Clty Clerk
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