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
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