HomeMy WebLinkAboutRes1997-018
Sponsored by Staff
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION NO. 21=18
A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMIS-
SION, RATIFYING THE SEPTEMBER 3,1997, DECISION TO GRANT
RESURRECTION BAY SEAFOODS, L.L.C. A CONDITIONAL USE
PERMIT AND A BUILDING SETBACK VARIANCE FOR A SEAFOOD
PROCESSING AND BUNKHOUSE ADDITION AT 200 LOWELL POINT
ROAD, LOCATED WITHIN THE INDUSTRIAL ZONING DISTRICT
WHEREAS, Resurrection Bay Seafoods applied for a conditional use permit to expand
the existing seafood processing plant and construct a bunkhouse at 200 Lowell Point Road, within
a portion of Alaska Tidelands Survey 174; and
WHEREAS, the subject property is zoned Industrial; and
WHEREAS, according to the Zoning Code, Land Uses Allowed Table 15.10.225, a
seafood processing plant and bunkhouse are both allowed in the Industrial District by Conditional
Use Permit; and
WHEREAS, a duly advertised public hearing, meeting the requirements of SCC Section
15.01.040, was held by the Commission on September 3, 1997.
WHEREAS, Resurrection Bay Seafoods also applied for a variance to construct the
proposed seafood processing and bunkhouse addition within the required 20 foot front yard
setback; and
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 conditional use permit (CUP) and made
the following findings of fact and conclusions:
A. The use is consistent with the purpose of this chapter and the purposes of the zoning
district.
Zoning The property is zoned Industrial (I). The Industrial District was established 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 environmen-
:lql UOnUm!S S!ql 01 :lnQ 'P:lSU:lI AIlU:llln:l 10U S! luql pmI P:lUMO Al!::l UO A1H!::lUJ :lql
lliOlJ PUOl :lql SSOl::lU lluppud AIlU:llln:l oSIu:lre S:lp!q:lA 'Sl:lHUll puu SIUP:llUlli 'lU:lllid!nb:l
SnO!reA lSp!llru 'lluWHnq llUnS!X:l :lqlJo S:lp!S qloq UO :lIquHuAu S! lluPlred p:ll!Ul!I AIlu:llln;)
':lsnolplUnq :lqllOJ lluppud IUUOn!ppU :ll!nb:ll 01 :llupdOlddu lU:lddu 10U
S:lOp l! 'lmld llU!SS:l::lOld :lqllU Sl:l)(lOM lOJ llU!Snoq :lP!AOld IHM :lsnolplUnq :lql :lsnu::l:lg
17Z
=
mnnilOIDI S3:lVdS ~NlIDIVd 'lVJ,OJ,
(MOI:lq :llOU :l:lS) 0
9
Z
91
=
SlliOOl 8
OO~ -;- TS 008'Z
s:ll!nb:ll TS OLt:
OO~ -;- TS 000'8
::lsnolplUnq p:lSOdOld
:U:llU llU!SS:l::lOld p:lSOdOld
:U:llU :l::l!JJ0 llUnS!XtI
:U:llU llU!SS:l::lOld llU!lS!XtI
=
=
'lliOOl
lS:lnlll:ld :l::luds 1 :ll!nb:ll siJsnolf iJUlP-ilJoq puv iJU!UJOO.l 'iJU!iiP07
~S:l::luds Z uUql SS:lI 10U lnq 'U:llU
lOO{J :l::lYJo l:lU JO l:l:lJ :llUllbs 00t: q::lU:l lOJ :l::luds 1 :ll!nb:ll siJJUfO
~ S:l::l!JJo lOJ p:ll!nb:ll su lluqlUd :lP!AOld IIuqs :l::luds :l::lYJo lUql
ld:l::lx:l U:llU lOO{J SSOlll JO l:l:lJ :llUllbs OO~ q::lU:l lOJ :l::luds lluqlUd
1 :ll!nb:ll iJunqUJiJSSV puv iJu!.lnpvfnuvUJ 'iJU!ssiJJo.ld '/V!.llsnpUI
: All:ldold :lql uo S:lsn llUnS!X:l
pm p:lSOdOld :lqllOJ llU!)[lUd l:l:lllS-JJO llU!MOIIOJ :lql s:ll!nb:ll :lpO::l llU!llOZ :lql, :luPf.llld
':l::lUUUUA U
p:llS:lnb:ll suq luu::lnddu :lql ')[::luql:lS plUA lUOlJ 100J OZ p:ll!nb:ll :lqll:l:llli 01 sHuJ UOH!Ppu
p:lSOdOld :lql :l::lU!S 'puo~ lU!Od II:lMo'l 01 lU:l::lufpU :lUn All:ldOld lS:lM :lql uo P:llU::lOI
:lq PlnoM uOH!Ppu p:lSOdOld :lql JO l:l:lJ OZ-~1 AI:llUlli!XOlddu uUld :ll!S :lql OlllUWlO::l::lV
'l:llli U:l:lq :lAUq S)[::luql:lS plUA
lSU:l pUU qlnos :lql, 'Al!;) :lql lliOlJ S:lSU:lI spooJU:lS AUg UO!p:lllnS:l~ luql {:l::llud U OlUO
:lU!I AU:ldold :lqll:lAO SSOl::l 'lU:llli:lSU:l :lql JO :lp!S quOU :lql UO 'X:lUUO::l U pUU smA l:lIOO::l
:l:lJqllUql P:lIU:lA:ll AU:ldOld :lql JO uo!p:ldsu! uy 'OlUO S:lSSOD llU!PHnq :lqllUql AU:ldOld
:lql SUMO spooJU:lS AUg UO!l::l:llmS:l~ 'l:lA:lMOH ':lUn AU:ldOld lS:lM :lql l:lAO S:lSSOl::l
AIIUm::lU puu ){::luql:lS plUA lUOlJ p:ll!nb:ll :lqll:l:llli 01 sHuJ llu!PHnq llUnS!X:l :lql, S}f;)llqlas
'l!llil:ld :lSil IUUO!l!PUO;) Aq l::l!llSm IuplsnpuI :lql U!
P:lMOIIU qloq :llU iJsnolf'lung U pm iJu!ssaJo.ld poofViJS ':lIqUl, P:lMOIIY S:ls[l puwl ':lpO;)
:aU!UOZ ;lIIJ 01 :aU!pJO::l;)Y 'l;)P1S!P;lql :aU9!S!A JO U! P;lAOIdlli:l :lIdo;ld JOJ SpJUllll:ljUS IUl
Z :lllUd
rrzo 'oN uOnnlos:l~
UO!SS!llilliO;) llU!UOZ puu llU!UUUld PlUM:lS
Seward Planning and Zoning Commission
Resolution No. 97-18
Page 3
administration has expressed concern over the fact that the proposed building addition will
require more parking.
An inspection of the property identified that the parking areas identified on the site plan
are primarily used for storage of cooler vans, trailers, containers, equipment storage,
gravel/fill material, etc. If the three parking areas identified on the attached Exhibit A.,
were leveled and the storage materials and camper trailer removed, there would be space
for approximately 20 parking spaces. In order to provide all the required parking,
Resurrection Bay Seafoods may need to lease from the city that portion of land on the west
side of Lowell Point Road that they are currently using for parking and dumpster storage.
B. The value of adjoining property will not be significantly impaired. The site is bordered
by Lowell Point Road, Resurrection Bay and Bear Mountain. There is no evidence that the
proposed project will have any significant negative impact on adjoining property, nor make
any change in property values community wide. There is concern regarding an increased
potential of Resurrection Bay Seafoods using Lowell Point Road as a work area and
blocking traffic. At no time should operations at the facility interfere with traffic on
Lowell Point Road.
Although concern has been expressed as to where the existing cooler vans, trailers,
equipment and materials, that are located in the proposed addition site, will go when the
addition is constructed, the applicant has stated that the purpose of the addition is to
provide a covered location for the materials and equipment on the south side of the
building and that the cold storage area in the addition will replace the existing cooler vans.
C. The proposed use is in harmony with the Seward Comprehensive Plan. The proposal is
in harmony with the Seward 2010 Comprehensive Plan as follows:
Land Use Goal: Maintain Seward's Land Use Plan as the primary local tool to ensure
quality community land use arrangements, growth and development to the year 2010.
The Plan states that "Developable Land In Seward Is Scarce Yet There Is A Desire To
Accommodate As Much Projected Demand For Housing As Possible Within the City
Limits In Order To Ensure Sound Community Growth and Development," and
recommends continuing every effort to encourage the development of affordable housing
for Seward's growing housing needs -- including single- and multi-family housing units.
The Plan recommends continuing to require landscaping plans as part of conditional use
permits. However since the property is tidelands a majority of the parcel is water. Since
the space available for landscaping is extremely limited, the administration does not
recommend this as a condition of the CUP.
"l;JUI U;J;Jq ;JAlllfl!UIl;Jd ;JSn
lllUO!l!PUO;) II lOJ p;Jl!nb;Jl SUOmpUO;) ;Jlfl JO Hll llllfl p;Jy!lU;JP! 1 uO!l;);JS "1!UJ.JtJd tJsn Ivuo!1!PUOJ v
.Jof ptJ.J!nbtJ.J suo!1!PUOJ IV.JtJutJa tJIJI fo lIv IJ1!iU. IUtJIS!SUOJ tJq IsnUl UOpJV ptJsodo.Jd tJIJ.L "Y
:SUo!snpUO;) pUll S~U!PU!] ~U!MOHOJ ;Jlfl p;JlfS!{qlllS;J pUll ')Pllql;JS
plllA lUOlJ 100J OZ p;Jl!nb;Jl ;Jlfl U!lfl!M UOmppll ~U!Pl!nq ;Jlfl l;)llllSUO;) Ol ;J;)Ull!lllA II lOJ lS;Jnb;Jl
S,lUll;)!lddll;Jlfl p;JM;J!A;Jl UO!SS!UIUIo::>;Jlfl '~Zt"Ol"~1 S ::>::>S lfl!M ;J;)UllPlO;);)ll uI oz UO!PJS
"UO!l!PPll p;JSOdOld
;Jlfl ;JP!SU! p;Jlll;)Ol lO ;Jl!S ;Jlfl UIOlJ p;JAOUI;Jl l;JlflP ;Jq IHM ~u!PHnq ;Jlfl JO ;JP!S lflnos
;Jlfl uo 'X;JUUO;) pUll SUllA l;JlOO;) ;Jlfl ~u!pnpu! ';J~lllOlS lU;JUId!nb;J pUll Slllp;JlllUI ;JlfL "17
"PllO"M lU!Od II;JMo'l uo
MO{J ;)qJlllllfl!M ;Jl;JJl;JlU! SUO!llll;Jdo SPOOJll;JS Allg UO!l;);JllnS;J"M Hlllfs ;JUI!l OU lV "t
"~Uqllld ;JP!lf;JA pUll ;J~lllOlS
l;JlSdUInp lOJ SPOOJll;JS Allg UO!l;);JllllS;J"M Aq p;Jsn A{lU;Jllm S! llllfl '186 A;JAlllS
llll;JU!W JO uO!llod II U!lfl!M p;Jlll;)Ol pUll pllO"M lU!Od II;JMo'l JO lS;JM 'PUlll p;JUMO
AlP ;Jlfl ;JSll;Jl Ol plllM;JS JO Al!::> ;Jlfl lfl!M ;Jlll!lO~;JU WM ;J;Jll!UIl;Jd ;Jlfl 'lU;JUI;JSll;J
pUll Sl;J;)llld ;JSll;Jl SPOOJll;JS Allg UO!p;JllnS;J"M uo p;JP!AOld lOU ;Jlll s;J;)llds ~Uqllld
p;Jl!nb;Jl llllOl ;Jlfl 'lU;JUIdOpA;Jp ll;Jlll ~UPfllld ;Jlfl JO uO!l;);JdSU! ;Jl!S lEU!] II uodn '11 "Z
"AfUO ~UPfllld SPOOJll;JS Allg UO!p;JllllS;J"M Sll P;JlllU~!S;Jp
Aflll;Jp ;Jq pUll Spllln~ l;JdUInq ;Jpnpu! 'P;Jl;JA;Jl 'Slllp;JlllUI pUll lU;JUId!nb;J p;JlOlS
JO p;Jlll;Jp ;Jq WM 'y IN!lfxt[ p;Jlf;)llUll ;Jlfl uo p;Jy!lU;JP! 'Sll;Jlll ~UPfllld ;J;Jllfl ;JlfL "I
: SUOmpUO;)
~U!MOHOJ ;Jlfl Ol p;Jfqns dIl::> ;Jlfl JO lllAOlddll SpU;JUIUIO;);Jl UOHllllS!U!UIPll ;Jlfl S~U!PU!J
;JAOqll ;Jlfl UO p;JSllg otJsn ptJsodo.Jd tJIJI 01 s]JtJdsv .JvllUl!S .JtJIJ10 puv tJsn tJIJI fo uopv.JtJdo
'Ua!stJp aU!Pllnq 'IUtJUldoltJAtJp tJl!S 'aU!utJtJ.JJS 'sstJJJV 01 tJApvltJ.J stJ.JnSVtJUl 01 ptJ1!Ul!l
IOU tJ.JV mq tJpnpu! AVUl tJstJIJ.L olUVJ!lddv tJIJI Aq ItJUl tJq lIvlJs suo!1!PUOJ ptJUOPUtJUl
-tJAOqv tJIJI mf1nf 01 UO!SS!UlUlOJ tJIJI Aq d.JvsstJJtJu ptJUltJtJp suo!1!PUOJ JY!JtJds llv puv AUY Oil
";JlllJl;JM lO lfllll;Jlf
'Al;JJllS ;)Hqnd ;Jlfl Ol lTlJUIllllf ;Jq WM lUllld ~U!ss;J;)old POOJll;JS ~u!lS!X;J ;JlfllOJ ;JsnOlPllmq
pUll UOmppll ~u!PHnq p;JSOdOld ;Jlflllllfl ;J;)U;JP!A;J ou S! ;Jl;JlfL "l;JUI U;J;Jq slllf UOmpUO;) S!lfL
otJ.Jvf1tJiU. .1.0 IJ1lvtJIJ 'AjtJfvs J!1Qnd tJIJI 01lnfUJ.JvIJ tJq IOU ll!iU. tJsn ptJsodo.Jd tJIJ.L oH
"~U!Pl!nq ;Jlfl UIOlJ l;l;JJ 001 Al;JlllUI!XOlddll S! lUlllPAlf ;Jl!] Y "All;JdOld Al!;)
uo pllO"M lU!Od II;JMo'l SSOl;)ll p;Jlll;)Ol S! l;JlSdUInp S,Alm;)llJ ;JlfL "S;J;)!Al;JS lllSods!p ;JlSllM
PHoS pUll ;J;)Hod ';Jl!J ;Jlllnb;Jpll Sll II;JM Sll All;JdOld ;Jlfl Ol ;J{qllHllAll ;Jlll l;JMOd pUll 'l;JM;JS
'l;JlllM ;Jlllnb;JPY "tJl!S ptJsodo.Jd tJIJI tJA.JtJs 01 tJ]VnbtJpD tJ.JV stJ!1!lpvfpuv stJJ!A.JtJS J!lqnd "a
17 ;J~lld
81-L6 "ON uO!lnlos;J"M
UO!SS!UIUIO::> ~U!UOZ pUll ~U!UUllld plllM;JS
Seward Planning and Zoning Commission
Resolution No. 97-18
Page 5
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
existing facility is positioned between Resurrection Bay and Bear Mountain and there is limited
developable land to the north and south. According to the applicant the only possible expansion
is to the south due to the flow of production and available space.
This situation is unique in that the City owns the tidelands upon which the existing building and
dock are located. The City has granted an easement for the building and dock in exchange for a
road and utility easement because Resurrection Bay Seafoods owns the uplands west of the plant
on which a portion of Lowell Point Road is located.
C. The special conditions and circumstances were not caused by actions of the applicant.
This situation results from the fact that portions of the building and dock have existed in that
location since before the zoning code and there is limited developable land in the vicinity of the
plant.
D. Financial hardship or inconvenience shall not be a reason for granting a variance. The
applicant has stated that the proposed plant expansion would enable the company to increase its
production which would benefit both the company and employees and also provide them with the
ability to better handle the product that they currently process. The proposed addition will also
serve to enhance the appearance of the site by allowing the equipment, materials and cooler vans,
located on the south side of the building, to be placed in the building or removed from the site.
E. No nonconforming land uses or structures within the district were considered as grounds
for granting the requested variance. There are no nonconforming land uses or structures in the
surrounding area. This facility is the only Industrial zoned property in that area of the city.
F. The requested variance is the minimum variance necessary to permit the reasonable use
of the property. Although Resurrection Bay Seafoods is currently operating a seafood processing
facility on the site, the applicant has stated that the strict interpretation of the zoning code would
not allow the company to expand the facility and remain competitive in the seafood industry.
According to the applicant, the proposed construction will provide Resurrection Bay Seafoods
with the minimum addition necessary to continue to operate at current levels.
G. The requested variance will not permit a land use in a district where the use is
prohibited. The property is zoned Industrial and both a seafood processing plant and bunkhouse
are allowed in the Industrial District by Conditional Use Permit.
Section 3. Based on the findings and conclusions specified in Section 1, the Planning and
Zoning Commission authorizes the Community Development Department to issue a Conditional
01.,";.'\."':
'c
.,j{l~a~ '*10)
. .'
'*"..<"'''- ':l ::
OC):."n :.:
11 "....~...
":."." 'Y ~"-
,)[~ID"Al~J
'\Jha'H\[::lPllld
<, 7y /r;:/
:.LStU..LV
auoN
lmUIs
;JUON
a~~ruqa~N 'UnlllW 'PloMsPD '~UnlllQ 'laluawllJ
: NIV.LSS:V
:.LN3Sl:IV
:S30N
:S3AV
V)lSV']V 'OllV M:tIS .iO AU;) IDU
'L661 'laqol::lO JO
Allp lSI s~ UO~SS~UIUIOJ ~u~OZ pUll ~U~[d plllMas alp Aq mlAOllddV ONV O:tlSSVd
'UOndOpll Sl~ uodn Alalll~paUIUI~ l::laJJa a)[lll nllqs UOnn[OSal s~q.L oS uO!la;)s
'pllOlI lU~od naMO']
OllUa::lllfpll )[::lllqlas plllA lU01J 100J OZ aql OlU~ q::lllOl::lUa 01 a::lUllpllA II 'J'T,] 'spooJllas Alll:I
uo~palmsalI anss~ OlluaUIl1lldaQ lUaUIdo[aAaQ Al~unUIUIoJ alp sazpolpnll UO~SS!UIUIOJ ~u~UOZ
pUll ~U~llld aql 'z uo~pas U! paypads uo~snpuo::l pUll s~u~puy alp uo paslll:I 017 uO!l;);)S
,(~) 1 uo~pas u~ palSn SUOmpUO::l (17) mOJ aql 01 pafqns 'pllOlI lu~od naMO'] OOZ III UOmppll
dsnOlp[Unq pU1~ llU!ssdJold POOJlldS II 10J 'J'Ti 'SPOOJlldS Alll:I UO!pdllnsalI 01 l!UIlad asrr
9 a~lld
8T-I6 'ON uonnlosalI
UO~SS~UIUIOJ ~U!UOZ pUll ~U~UUllld plllMas