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Home My WebLink AboutRes2014-009 PULLED ** Pulled By Applicant him Sponsored by: Applicant CITY OF SEWARD,ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2014-09 A RESOLUTION OF THE SEWARD PLANNING AND I NING COMMISSION OF THE CITY OF SEWARD, ALASKA, G ' 'TING A CONDITIONAL USE PERMIT TO SEWARD LODGING, LL P, DBA THE MARINA MOTEL TO OPERATE A 2 UNIT AP, 'TMENT / BUNKHOUSE, ON LOT 4, CLEARVIEW MANOR, U► UBDIVIDED, LOCATED AT 1603 SEWARD HIGHWAY, WIT THE AUTO COMMERCIAL ZONING DISTRICT WHEREAS, Seward Lodging, LLC dba Marina Motel ,'.s applied for a Conditional Use Permit(CUP) operate a two (2) unit employee bunkhouse, wi n the on-site managers apartment on Lot 4, Clearview Manor,unsubdivided; and i WHEREAS, the property fronts the Seward j hway, just north of the intersection of Phoenix Road, within the Auto Commercial Zoning r strict(AC); and WHEREAS, in accordance with the L. 4 Uses Allowed Table (15.10.225), employee bunkhouses are allowed within the Auto Com I>'ercial Zoning District (AC) by Conditional Use Permit(CUP); and WHEREAS, having complied w. the public notification process; on July 1, 2014, the Seward Planning and Zoning Commis. on held the required public hearing on the Conditional Use Permit application. NOW, THEREFO' BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. In accordanc-; ' ith SCC § 15.10.320 (D), the Planning and Zoning Commission has reviewed the applican '. request for a CUP to operate a 2-unit employee bunkhouse on Lot 4, Clearview Manor, u . bdivided, and made the following Findings of Fact: 1. The use '. consistent with the purpose of this chapter (the Seward Zoning Code) and the pur oses of the zoning district Fi l ing: This condition has been established or shall be through the conditions. he property is located within the Auto Commercial Zoning District (AC). Employee bunkhouses are allowed in the Auto Commercial District by Conditional Use Permit. Seward Planning and Zoning Commission Resolution No. 2014-09 Page 2 of 5 identify •. The site plan and the application fY the bunkhouse will meet all of the zoni mai development requirements including: 34 foot maximum building height; setbacks , d maximum lot coverage. The Zoning Code does not have a specification for parking for bunkhouse which is probably due to the scarcity of bunkhouses. This degree of flexibility all. s for site- specific projections, based on the historical use patterns of the applicant. • ratio of one parking space to four (1 to 4) occupants at maximum capacity has bee •roposed by the applicant and should be sufficient, based on current and historic 'ehicle usage for bunkhouse residents. 2. The value of adjoining property will not be significantly impair d Finding: This condition has been established or shall b through the conditions. The neighboring properties are a mix of residential an• commercial uses. The two acre parcel to the west, Phoenix Road, is owned by CIRI • ka Tourism Corp. and includes a 16-room employee bunkhouse. The parcel to t•- north, which is owned by GCI Communication Corp., includes a commercial bu' ding. The parcel to the east across the Seward Highway, the location of Sailing Inc., '. also zoned Auto Commercial. There is no indication the development will negativ 'y impact the value of any of adjoining properties. mdi 3. The proposed use is in harmony with t e Seward Comprehensive Plan. Finding: This Condition has •-en met. There is an identified commu ' need for seasonal housing in Seward, and development of a bunkhouse for seasonal , ployees is consistent with the Seward Comprehensive and Strategic Plans. In order to improve t appearance of Seward throughout the city, the Comprehensive Plan and Strategic ' an recommend continuing to require landscaping plans as part of conditional use pe its, where feasible. Seward 2020 Como l ensive Plan(approved by Council,2005) The Comprehensiv Plan promotes commercial development within the city of Seward in accordance with ••mmunity values. Section 3.3.1. supports a range of housing choices that meet the needs of people in various income and ge groups (page 22). Section , Community Values, Community Appearance encourages landscaping "Continue to require andscaping plans for conditional use permits as feasible (page 11)." Sec '.n 2.2, Community Values, Economic Base, "Promote expansion and development of local orb e •epreneurial businesses (page 16)." Seward Planning and Zoning Commission Resolution No. 2014-09 Page 3 of 5 Strategic Plan (1999) The Strategic Plan encourages the expansion and availability of affordable, diverse, y' -round housing. (page 18) • Seward has a wide range of housing alternatives to meet the varied need of Seward's long term and seasonal residents. The Strategic Plan also promotes residential and commercial development in 's e the City Limits (page 9). • Encourage construction of residential and seasonal housing at all •rket levels. The Strategic Plan also recommends encouraging citizens as well as e 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 t"e proposed use. Finding: This condition has been establishe,'or shall be through the conditions. Water, sewer, and power are available to the •roperty within the adjacent Rights-of-way. The developer has met with and continue to work with City staff on the development needs of the property. Adequate fire,. •olice and solid waste disposal services are available to the property. City code . so requires that every building or building site within the City must provide contain, s suitable for refuse collection (SCC 14.05). All containers shall be watertight with . animal-proof lid. All construction waste and debris must be removed weekly and upo• completion of construction. 5. The proposed use will not be ,armful to the public safety, health or welfare. Finding: This condif•n has been established or shall be through the conditions. There is no evidence e bunkhouse development will cause any additional concerns to public safety, health +r welfare. The construction shall meet all current building and fire code requirements d be reviewed through the building permit process. Adequate fire, police and solid 'aste disposal services are available to the property. A parking plan has been provided • a rate of one space per each motel room and two spaces for the two unit bunkhouse. 6. Any and all specific conditions deemed necessary by the commission to fulfill the above- entioned conditions shall be met by the applicant These may include but are not li ited to measures relative to access, screening, site development, building design, ope ation of the use and other similar aspects related to the proposed use. ased on the above findings and conclusions, approval of the CUP shall be subject Seward Planning and Zoning Commission Resolution No. 2014-09 Page 4 of 5 .iiito the followin g conditions: 1. Use is subject to the definition of a bunkhouse, §15.10.140, Bunkh t se. A building used as living quarters for people such as cannery w• kers or construction laborers where shower and sanitary facilities are sharer/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 rovided 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 requiredjpgrades to the public utilities if needed. i 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 ej 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 P ing and Zoning Commission finds the proposed use, subject to the above conditions s sfies the criteria for granting a conditional use permit, and authorizes the administration to` sue a conditional use permit to Seward Lodging LLC dba Marina Motel to construct and o►-rate a two-unit employee bunkhouse subject to the above conditions. / Section 3. The Planning and Zoning Commission finds that adherence to the conditions of this pe ; is paramount in maintaining the intent of Seward City Code Section 15.10.320; Condit.,nal Use Permits, and authorizes the administration to issue a conditional use permit. Addi.'onally, the administration shall periodically confirm the use conforms to the standards of eijits •proval. Seward Planning and Zoning Commission Resolution No. 2014-09 Page 5 of 5 Section 4. This resolution shall take effect 10 days following its adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission thi• 1st day of July, 2014. THE CITY OF S ' ARD Cindy Ec und, Chair AYES: NOES: ABSENT: ABSTAIN: VACANT: ATTEST: Johanna Kinney, CMC City Clerk (City Seal)