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HomeMy WebLinkAboutRes2011-006 Sponsored by: Applicant kr.. CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2011 -06 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO SEWARD WILDLIFE CRUISE, LLC, DBA AS MAJOR MARINE TOURS TO CONSTRUCT AND OPERATE A 12 UNIT BUNKHOUSE, ON LOT 7A, BLOCK 17, FEDERAL ADDITION TOUGAS REPLAT, LOCATED AT SECOND AVENUE AND D STREET, WITHIN THE AUTO COMMERCIAL ZONING DISTRICT WHEREAS, Seward Wildlife Cruise, LLC dba Major Marine Tours has applied for a Conditional Use Permit (CUP) to construct and operate a twelve (12) unit employee bunkhouse on Lot 7A, Block 17, Federal Addition, Tougas Replat; and WHEREAS, the property is located at the southeast corner of Second Avenue and D Street, within the Auto Commercial Zoning District (AC); and WHEREAS, in accordance with the Land Uses Allowed Table (15.10.225), employee bunkhouses are allow within the Auto Commercial Zoning District (AC) by Conditional Use Vim Permit (CUP); and WHEREAS, having complied with the public notification process; on April 12, 2011, the Seward Planning and Zoning Commission 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. In accordance with SCC § 15.10.320 (D), the Planning and Zoning Commission has reviewed the applicant's request for a CUP to construct and operate a 12 -unit employee bunkhouse on Lot 7A, Block 17, Federal Addition, Tougas Replat, and made the following Findings of Fact: 1. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. Finding: This condition has been established or shall be through the conditions. The property is located within the Auto Commercial Zoning District (AC). Employee bunkhouses are allowed in the Auto Commercial District by Conditional Use Permit. The site plan, dated April 5, 2011 and the application identify the bunkhouse will meet all Seward Planning and Zoning Commission Resolution No. 2011 -06 Page 2 of 5 requirements including: J of the zoning development : 34 foot maximum building height; q g setbacks and maximum lot coverage. The Zoning Code does not have a specification for parking for bunkhouses, which is probably due to the scarcity of bunkhouses. 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 four (1 to 4) occupants at maximum capacity has been proposed by the applicant and should be sufficient, based on current and historic vehicle usage for bunkhouse residents. 2. The value of adjoining property will not be significantly impaired Finding: This condition has been established or shall be through the conditions. This parcel was granted a rezone from Single Family to Auto Commercial in 2006. The neighboring properties are a mix of residential and commercial uses. The parcel adjoining to the South is residential and zoned Two Family Residential. The parcels to the West, across Second Avenue are residential and zoned Urban Residential. The parcels to the North, across D Street contain the Seward ambulance barn and single family homes within the Single Family Zoning District. The parcel to the East across the alley contains the Kenai Fjords Warehouse and is zoned Auto Commercial. There is no indication the development will negatively impact the value of any of adjoining properties. 3. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: This Condition has been met. There is an identified community need for seasonal housing in Seward, and development of a bunkhouse for seasonal employees is consistent with the Seward Comprehensive and Strategic Plans. In order to improve the appearance of Seward throughout the city, the Comprehensive Plan and Strategic Plan recommend continuing to require landscaping plans as part of conditional use permits, where feasible. Seward 2020 Comprehensive Plan (approved by Council, 2005) 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). Section 2.2, Community Values, Community Appearance encourages landscaping "Continue to require landscaping plans for conditional use permits as feasible (page 11)." Section 2.2, Community Values, Economic Base, "Promote expansion and development of local Seward Planning and Zoning Commission Resolution No. 2011 -06 Page 3 of 5 entrepreneurial businesses (page 16)." Strategic Plan (1999) The Strategic Plan encourages the expansion and availability of affordable, diverse, year -round housing. (page 18) • Seward has a wide range of housing alternatives to meet the varied needs of Seward's long term and seasonal residents. The Strategic Plan also promotes residential and commercial development inside the City Limits (page 9). • Encourage construction of residential and seasonal housing at all market levels. The Strategic Plan also recommends encouraging citizens as well as the City, to take an active role in beautifying the community. (page 15) • Planting trees, shrubs and wildflowers • Develop landscaping recommendations 4. Public Services and facilities are adequate to serve the proposed use. Finding: This condition has been established or shall be through the conditions. rr Water, sewer, and power are available to the property within the adjacent Rights -of -way. The developer has met with and continues to work with City staff on the development needs of the property. Adequate fire, police and solid waste disposal services are available to the property. City code also requires that every building or building site within the City must provide containers suitable for refuse collection (SCC 14.05). All containers shall be watertight with an animal -proof lid. All construction waste and debris must be removed weekly and upon completion of construction. 5. The proposed use will not be harmful to the public safety, health or welfare. Finding: This condition has been established or shall be through the conditions. There is no evidence the bunkhouse development will cause any additional concerns to public safety, health or welfare. The construction shall meet all current building and fire code requirements and be reviewed through the building permit process. Adequate fire, police and solid waste disposal services are available to the property. Landscaping vegetation and possible platter boxes for undeveloped and non - parking lot areas are intended by the developer. A parking plan has been provided at a rate of one (1) space per each two (2) rooms. Summer bicycle rack areas alternating with winter snow storage areas have also been provided. 6. Any and all specific conditions deemed necessary by the commission to fulfill the above - mentioned conditions shall be met by the applicant. These may include but are not limited to measures relative to access, screening, site development, building design, Seward Planning and Zoning Commission Resolution No. 2011 -06 Page 4 of 5 use and other similar aspects of the u ects related to the proposed use. p Based on the above findings and conclusions, approval of the CUP shall be subject to the following conditions: 1. Use is subject to the definition of a bunkhouse, §15.10.140, Bunkhouse. A building used as living quarters for people such as cannery workers or construction laborers where shower and sanitary facilities are shared by several rooms and in which there are no individual cooking facilities. 2. Construction waste and debris shall be removed weekly and upon completion of construction. 3. Animal / Bird resistant dumpsters / containers shall be provided for all garbage and refuse for the life of the use. 4. The applicant shall continue to work with staff through the building permit process to address and accomplish any required upgrades to the public utilities if needed. 5. The applicant shall make every effort to provide landscaping to all areas not utilized by the structures, parking areas and drive surfaces. Landscaping shall .. facilitate the control of dust and the visual impact on neighboring properties. 6. Exterior lighting shall be approved during the Building Permit process in accordance with SCC§ 15.10.215(h.)(1.) 7. The Planning and Zoning Commission may modify this conditional use permit if changed uses no longer conform to the standards and legal requirements justifying its present approval, or if the permittee applies for a modification to meet a different development plan that conforms to the standards and legal requirements for approval of a conditional use permit. 8. Any proposed modification plan shall be subject to the public notice and public hearing requirements of law, which shall occur only after payment of the filing fee established by resolution of the city council. Section 2. The Planning and Zoning Commission finds the proposed use, subject to the above conditions satisfies the criteria for granting a conditional use permit provided the conditions listed on Section 1, Subsection 6 are met by the applicant, and authorizes the administration to issue a conditional use permit to Seward Wildlife Tours dba Major Marine Tours to construct and operate a 12 -unit employee bunkhouse subject to the above conditions. Section 3. The Planning 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; Seward Planning and Zoning Commission Resolution No. 2011 -06 Page 5 of 5 Conditional Use 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. This resolution shall take effect 10 days following its adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 12th day of April, 2011. THE CITY OF SEWARD Sandie Roach', Chair AYES: Butts, Morgan, Ecklund, Seabury, Heinrich, Roach' i '" NOES: None ABSENT: None ABSTAIN: None VACANT: One ATTEST: ' I . 1 1 ICI Jo anna Kinney, CMC ity Clerk °t 1 @t afi6u •• me p Or NO a ` pro. r .- ` 414 • EA 4 8 i ♦ ti • ° . a • •• v OF ik ° °' tar