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HomeMy WebLinkAboutRes1997-006 Sponsored by Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION NO. 21:06 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, RATIFYING THE DECISION TO GRANT MICHAEL ENDRES A VARIANCE TO RELAX THE OFF-STREET PARKING REQUIREMENTS FOR THE DEVELOPMENT OF TWO FOUR-PLEXES ON LOTS 5 AND 6, JESSE LEE HEIGHTS SUBDIVISION, ADDITION NO.3 WHEREAS, Michael Endres applied to the Seward Planning and Zoning Commission for a variance to relax the off-street parking requirements in order to construct two four-plexes on Lots 5 and 6, Jesse Lee Heights Subdivision, Addition No.3; and WHEREAS, an application meeting the requirements of Section 15.10.325 (B), was submitted and received on March 12, 1997; and WHEREAS, a duly advertised public hearing, meeting the requirements of Section 15.01.040 was held by the Commission on April 2, 1997; and WHEREAS, the following findings of fact and conclusions of law represent the Commission's determination based on the petitioner's application and commission discussion. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. The Commission identified the following findings of fact: A. Lots 5 and 6, Jesse Lee Heights Subdivision, Addition No.3, are zoned Multi- Family Residential (R3). B. The Zoning Code, Land Uses Allowed Table (SCC Table 15.10.225) allows a multi-family dwelling in the R3 District by Conditional Use Permit (CUP). C. A CUP was issued to Michael Endres on November 6, 1997 for the construction of two four-plexes on Lots 5 and 6, Jesse Lee Heights Subdivision, Addition No.3. D. According to the Zoning Code, parking requirements (SCC ~ 15.10.215), the proposed development is required to provide a total of 16, 9 x 20 foot, off-street parking spaces (8 for each 4-plex). "a;:mt!pt!A t! JJUHUt!lJJ 10J SpUnOlJJ palap~SUO::l aq lOU nt!qs P~llS~p aql U~ql~M SamPnIlS 10 asn put!I JJU~UllOJUO::lUOU laqlO oa::lut!pt!A t! 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A variance shall be the minimum variance necessary to permit the reasonable use of the land or structure. 7. A variance shall not be granted which will permit a land use in a district in which that use is otherwise prohibited. Section 2. Based on the above findings of fact, the Commission made the following conclusions: A. The proposed action is consistent with all of the general conditions required for a conditional use permit. In Resolution No. 96-18, the Commission found that all of the general conditions required for a conditional use permit had been met and granted a conditional use permit for the development of two four-plexes on Lots 5 & 6, Jesse Lee Heights Subdivision, Addition No.3, subject to eight conditions. B. Special conditions and circumstances exist which are peculiar to the land or structures involved and which are not applicable to other lands and structures in the same district. The original plat and zoning code requirements allowed for the development of multi- family dwellings on these lots. The property is currently zoned R3 for multi-family development. Lot 6 is a nonconforming lot because it does not meet the minimum buildable lot size of 9,000 square feet for multi-family (3-4 units) development. There are two other lots in the subdivision which fail to meet the minimum lot size for multi-family development. Of particular circumstance in this case is the fact that the applicant is moving the location of the buildings away from the rear utility easement in order to accommodate the City. This action reduces the usable area of the property and resulted in the loss of at least three off-street parking. C. The special conditions and circumstances have not been caused by actions of the applicant. The subdivision was approved by the Borough in 1986 and recorded in 1989. Since the applicant just bought the property last year, he was not responsible for the fact that Lot 6 is nonconforming. The original site plan identified all of the 16 required off-street parking spaces. It was only after the conditional use permit was granted, that the developer discovered that the buildings needed to be located further east of the rear 10 foot utility easement to accommodate the city. The street light at the front of the property was placed in its current location prior to the applicant purchasing the property. Both of these reductions in the usable area of the property were not caused by actions of the applicant. D. Financial hardship or inconvenience is not a reason for granting the variance. The primary issue in this case is that the developer does not have enough space for parking because of the location of the city utilities. The surrounding area is predominantly multi-family residential uses. Denial of the variance would deny the petitioner rights to develop the property in the same manner that adjacent and surrounding property has been developed. 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P!.I1S!P aq1 U!lfl!A\. sampn.l1S .10 asn PUB) ~U!W.lO)UO:>UOU .Iaq10 03 "UOIPTIllSUO::l M::lU pUll pUlll JO lSO;) l(J5!l( ~l(l 01 ~np ~{q!Sll~J AHll;)!WOUO;)::l ~q 10U PlnoM (lU::lwdOI~A::lp AHWllJ-mnw) All::ldOld 17 ::llllld 90-L6 "ON uOllnlos::l"M uOIssIlUlUo::> llUIUOZ pUll lluluullld plllM::lS Seward Planning and Zoning Commission Resolution No. 97-06 Page 5 2. locating a garbage dumpster in a location approved by the City Solid Waste Contractor 3. locating propane or fuel storage tanks in a location approved by the City Fire Department C. Contingent upon approval from the city solid waste contractor, the permittee is only required to provide one dumpster for both of the four-plexes. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 7th day of May, 1997. THE CITY OF SEWARD, ALASKA ~~ Blaine Bardarson, Chairman AYES: NOES: ABSENT: ABSTAIN: Bardarson, Carpenter, Darling, Griswold, Martin, Niebrugge None Kincheloe None ATTEST: (City Seal)