HomeMy WebLinkAbout1988 Planning & Zoning Minutes
PAGE 49
REGULAR MEEI'ING - JANUARY 6, 1988
VOLUME 02
1. CALL TO ORDER:
The January 6, 1988, regular rreeting of the Seward
Advisory Planning and Zoning Corrmission was called to order at
7: 30 p.m. by Acting Chair Margaret Branson.
II. OPENING CEREM:lNY:
Waived
III. ROLL CALL:
Present were: Acting Chair Branson and Corrmissioners
Authier, Lindsey and Sutherland
(Johnson, Thorne and Woodruff were
absent)
Present also: Administrative Assistant Martin and
City Clerk Murphy
IV. APPROVAL OF MINUTES:
A. SUTHERLAND MJVED TO APPROVE THE NOVEMBER 4, 1987,
MINUTES AS WRI'ITEN; THE IDl'ICN WAS SEX:ONDED BY AUTHIER AND
CARRIED WITHOUT OBJECI'ION.
V. APPROVAL OF REGULAR MEEI'ING AGENDA:
The regular meeting agenda was approved without
objection.
VI. CORRESPONDENCE:
A. Novenber 20, 1987, letter from Vera Dance,
President of the Lowell Canyon Townhouse Association, requesting
assistance in delaying the construction of any additional
low-income or subsidized housing projects in the Seward area was
noted. Sutherland stated that there is currently a 50% vacancy
rate in the lDwell Canyon 'I'odnhouses. He added that as long as
such housing was available, no new subsidized housing should be
constructed.
V. PUBLIC HFARINGS:
A. Notice of public hearing as posted and published
by law relative to a proposed Seward Urban District Zoning Code
amendrrent changing the minimum lot size in the Harbor Cornrercial
(HC) zone from 8,000 S.f. to "no minimum" was noted and the
public hearing was opened; no one appeared in order to be heard
and the public hearing was closed.
Martin noted that all of the lots in question are
owned by the city which would allow the city to set the standard
for the type of develor:;nent in the HarlJor. He stated that
49
PUBLIC HEARINGS/
ZONING CODE/HAR-
BOR COMMERCIAL
DISTRICT: (Amend.
minimum lot 5Z.)
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PAGE 51
REGULAR MEEI'ING - JANUARY 6, 1988
VOWME 02
A. SUTHERLAND MJVED TO APPOINI' MARGAREI' BRANSON AS
VICE CHAIR OF THE COMMISSION TO SERVE THROUGH FEBRUARY 1988~ THE
MJI'ICN WAS SECONDED BY AUTHIER AND CARRIED WITHOUT OBJECTION.
IX. NEW BUSINESS:
A. Sutherland requested discussion of the Hyett-
Palma report which had been received by the Corrrnission.
Martin stated that, at this tine, he could see no
reason to involve the Camlission directly, but felt that, if
approved by Council at the January 11, 1988, neeting, the
Camlission should at least be aware of what the business conmu-
nity wants to do. He stated that, if the Downtown Enhancerrent
Plan goes forward, the Camlission may be required to take
another look at the Cor'rprehensive Plan and the Land Use Plan.
The EnhanceIl'ent Plan would also probably involve sorre work in
the Historic District, and as the Historic District Commission,
the Planning Camlission would probably be asked to cOIlll'ent or
act. He advised the Camlission to lobby the Council if the
rrembers wanted to see the Hyett-Palma contract approved. Martin
stated that he felt the $56,000 would be well spent since it
would be an extension of the Cor'rprehensive Plan and would bring
diverse groups together in a way that the city or the Chamber of
Comrrerce would be unable to do.
Sutherland stated that if Hyett-Palma is ultimately
retained by the city, he hoped to see rrore fran the contract
than what was received in the initial report. He noted that the
consultants' report was rrerely a "secretarial job". Sutherland
also stated that the Enhancerrent Plan should be a community, not
a city or chamber, project.
Lindsey agreed that it was tine to do sorrething with
the Dcwnto.vn District. Authier concurred.
AUTHIER M:>VED TO RECa.1MEND THAT THE CITY COUNCIL
APPROVE THE CONTRAer WITH HYEI'T-PAIMA~ SUTHERLAND SECCNDED AND
ASKED THAT Aill'HIER ACCEPT AS A "FRIENDLY AMENDMENT" NEW WJRDING
TO READ "THAT THE CXM1ISSION SUPPORl'S THE CClN"CEPT OF PLANNING
FOR ECONCMIC ENHANCEMENT AND RECa.1MENDS THAT THE COUNCIL FUND
SUCH AN ENDEAVOR~ AUTHIER AGREED TO THE AMENDED FORM OF THE
M:>TION. THE QUESTION WAS CALLED AND THE MJI'ION CARRIED UNANI-
MJUSLY.
X. CITY MANAGER REPORTS:
A. Martin noted that the Borough Planning and Zoning
Corrrnission had approved the large city-requested zoning package
as recomrended by the Comnission with one exception~ the KPB
Corrrnission had arrended the package by zoning the 3 lots the
Seward Commission had left unzoned.
XI. COMMISSION DISCUSSION:
:'1
,J,,,.
PLANNING COMM:
(Branson apptd.
temp. Vice-Chr.)
COMMUNITY DEV:
(Recommend that
Council fund a
community en-
hancement endeav-
or)
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PAGE 53
REGUIAR MEEI'ING - APRIL 6, 1988
VOLUME 02
The January 6, 1988, regular rreeting minutes were
approved as presented without objection.
SPOCIAL ITEM:
Murphy administered the Oath of Office to re-appointed
Crnmissioners Kurt R. Lindsey and Donald Sutherland for terms to
expire in February 1991.
V. APPROVAL OF REGULAR MEEI'ING AGENDA:
Martin requested the deletion of Agenda Item IX(C).
THE REGULAR MEEI'ING AGENDA WAS APPROVED AS AMENDED
WITHOm OmION.
VI. CORRESPONDEl\ICE:
A. March 16, 1988, letter from the city to Fishing
Corrpany of Alaska regarding a zoning violation was noted for
information and filed.
B. Woodruff noted a letter from Depart.rrent of
Natural Resources regarding the placerrent of the Brawn and
Hawkins building on the National Register of Historic Places.
Branson asked if a letter in support of the Brawn and Hawkins
building nomination as an historic building had been sent as
requested at the January rreeting. Murphy stated that she would
research this and see that a letter was sent if one had not gone
out already.
VII. PUBLIC HEARINGS:
A. Notice of public hearing as posted and published
by law regarding a request for conditional use permit as filed
by 'Ibm Dwinnel and Marsha Ambacher, dba Lil' Kritters Day Care,
for operation of a day care center at 1001 Third Avenue (Lot 7,
Block 2, Oceanview Subdivision) was noted and the public hearing
was opened; no one appeared in order to be heard and the public
hearing was closed.
SUTHERLAND OOVED TO GRANT A CXlIDITIONAL USE PERMIT TO
TOO IMrNNEL AND MARSHA AMBACHER, DBA LIL' KRITTERS DAY CARE, FOR
THE OPERATION OF A DAY CARE CEl\ITER Nr 1001 THIRD AVEl\IUE, PROVID-
ED THAT THE DAY CARE CEl\ITER IS LAID OUT ESSEl\ITIALLY AS SHCMN IN
THE ACCG1PANYING PLAN AND THAT ALL APPLICABLE STATE AND LCCAL
PERMITS AND LICEl\ISES ARE KEPT CURRENT; THE IDI'ION WAS SECONDED
BY THORNE AND CARRIED UNANIIDUSLY.
B. Notice of public hearing as posted and published
by law regarding a request for conditional use permit as filed
by the William H. Seward Yacht Club for construction and opera-
tion of a clubhouse at 1400 Fourth Avenue (Block 6, Oceanview
Subdivision) was noted and the public hearing was opened.
53
PUBLIC HEARINGS/
CUP/OCEANVIEW SUB:
(Day care use
approved)
PUBLIC HEARINGS/
CUP/OCEANVIEW SUB:
(Yacht Club ap-
proved)
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PAGE 55
REGULAR MEEI'ING - APRIL 6, 1988
VOLUME 02
tbe groun~rk this year, construct buildings next winter and be
ready for operation on May 1, 1989. In response to a question
from Branson, Sandefur stated that the first concept drawing had
been prepared by a local artist and was not a true depiction of
what they intended to construct. Gordanier stated that the
individual structures would be similar to the small buildings at
the southern end of the Boardwalk.
No one else appeared in order to be heard and the
public hearing was closed.
AUTHIER IDVED TO GRANT A CONDITIONAL USE PERMIT TO
SANDEFUR AND GORDANIER, DBA FOUR SEASONS MARINE, FOR DEVEIDPMENT
OF A SHOPPING COMPLEX AT 1406 FOURI'H AVENUE, ON THE CONDITION
THAT, PRIOR TO APPLYING FOR BUILDING PERMITS FOR THE PROPOSED
STRUCTURES, THE APPLICANT MUST COME BACK TO THE PLANNING COMMIS-
SION FOR ARCHITECl'URAL REVIEW AND APPROVAL OF BUILDING PlANS,
AND PROVIDED THAT THE APPLICANT MUST CONSTRUCT WITHIN THE LEASE
SITE A CONTINUATION OF THE PUBLIC BOARDWALK EXTENDING ALONG THE
HARBOR WATERFRONT, AND THAT ANY RELCX:ATION OF UTILITY LINES WILL
BE AT THE EXPENSE OF THE DEVEIDPERi THE KJI'ION WAS SECONDED BY
JOHNSCN.
Lindsey asked if the city intended to upgrade the
drainage in that area, noting the damage sustained there during
the October 1986 flood. Martin stated that there are ongoing
discussion with the Highway Department to enlarge the culvert
from the Lagoon to the Bay.
THE QUESTION WAS CALLED AND THE KJI'ION CARRIED BY
UNANIIDUS VCY.I'E OF THE CCMMISSION.
VIII.
UNFINISHED BUSINESS:
None
IX. NEW BUSINESS:
A. WCXlDRUFF APPOINIED MARGARET BRANSON TO SERVE AS
VICE CHAIR OF THE CCMMISSION UNTIL FEBRUARY 1989.
RECESS: The rreeting was recessed at 8:40 p.m. and reconvened at
8:50 p.m.
B. Martin reviewed the proposed parking plan for the
Small Boat Harbor. He noted that an ordinance authorizing the
parking designations identified in the plan would be introduced
at the April 11 Council rreeting, with public hearing and
enactrrent of the ordinance scheduled for April 25. Following
approval of the ordinance by the Council, the adminsitration
would be free to inplerrent the proposed plan. He added that the
designated areas would be signed and the parking regulations
would be enforced this surrrrer.
[" C'
<);)
PLANNING COMM:
(Branson apptd.
V-Chair until
02/89)
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PAGE 57
REGUlAR MEETING - JUNE 8, 1988
VOLUME 02
I. CAlL 1'0 ORDER:
The June 8, 1988, regular rreeting of the Seward
Advisory Planning and Zoning Conrnission was called to order at
7 :30 p.m. by Chairperson Woodruff.
II. OPENING CEREMONY:
Camnissioner Sutherland led the pledge of allegiance
to the flag.
III. ROLL CAlL:
Present were: Chainnan Woodruff and Camnissioners Au-
thier, Branson, Jomson, Lindsey and
Sutherland (Thome was excused.)
Present also: Administrative Assistant Martin and Ci-
ty Clerk Murphy
IV. APPROVAL OF MINUTES:
BRANSON MOVED 1'0 APPROVE THE APRIL 6, 1988, MINUTES AS
v1RITIEN; THE MarION WAS SECONDED BY AlITHIER AND CARRIED WITHOur
OBJECTION.
V. APPROVAL OF REGUIAR MEETING AGENDA:
SUTHERLAND MOVED 1'0 APPROVE THE REGUlAR MEETING AGENDA
AS PRESENI'ED; THE MJI'ION WAS SECONDED BY LINDSEY AND CARRIED
WITHOur OBJECTION.
VI. CORRESPONDENCE:
None
VII. PUBLIC HEARINGS:
None
VIII. UNFINISHED BUSINESS:
None
IX. NEW BUSINESS:
A. Martin stated that the Borough has developed a
working draft of the Coastal Zone Management Plan and has
designated Seward as an "Area Meriting Special Attention". He
stated that the draft plan would cone up for public conrnent this
Fall (by September), and as money becanes available, the Borough
will develop a final plan for the areas rreriting special atten-
tion. He introduced Kathryn Carrsow, tmder contract to the
Borough to develop plans for the AMSA's within the Borough.
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PAGE 59
REGUlAR MEETING - JULY 13, 1988
VOLUME 02
I. CAlL TO ORDER:
The July 13, 1988, regular meeting of the Seward
Advisory Plarming and Zoning Ccmnission was called to order at
7:30 p.m. by Chairperson Woodruff.
II. OPENING CEREMONY:
Commissioner Branson led the pledge of allegiance to
the flag.
III. ROll... CAlL:
Present were: Chainnan Woodruff and Commissioners Au-
thier, Branson, Lindsey and Thome
(Jormson and Sutherland were excused)
Present also: Administrative Assistant Martin and Ci-
ty Clerk Murphy
IV. APPROVAL OF MINUTES:
BRANSON MOVED TO APPROVE THE JUNE 8, 1988, MINUTES AS
WRITIEN; THE MarION WAS SECONDED BY AUTHIER AND CARRIED UNANI-
MOUSLY.
V. APPROVAL OF REGUlAR MEETING AGENDA:
Woodruff noted two additions to the Regular Meeting
Agenda - Update on assumption of zoning powers (City Manager
Reports), and Petition to vacate and replat Seward Industrial
Park (New Business, Item "A").
BRANSON MOVED TO APPROVE THE REGUlAR MEETING AGENDA AS
AMENDED; THE MarION WAS SECONDED BY THORNE AND CARRIED UNANI-
M:lUSLY.
VI. CORRESPONDENCE:
None
VII. PUBLIC HE'ARINGS:
A. Woodruff, noting his conflict of interest regard-
ing this agenda item, passed the gavel to Vice Chaiman Branson
who officiated during the remainder of the meeting.
Notice of public hearing as posted and published as
required by law regarding the conditional use permit application
as filed by Seward Fisheries, a division of Icicle Seafoods,
Inc., for expansion of a seafood processing plant within the
Harbor Carmercial Zone at 601 Old Airport Road (Lots 10, 11 and
proposed vacated boatlift dock right of way, Seward Industrial
Park) was noted and the public hearing was opened.
!.:Cl
..hI
CUP: (SFI Lease
Expansion)
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PAGE 61
REGULAR MEETING - JULY 13, 1988
VOLUME 02
A. Martin noted his July 8, 1988, merrorandum which
had been distributed prior to the rreeting. He stated that the
Icicle Seafoods' planned expansion would necessitate the vaca-
tion of a part of a public access and replatting of the leased
property. In addition, the existence of several different small
subdivisions within the Small Boat Harbor created public con-
fusion and replatting of all of the Harbor property into one
subdivision (Marina Subdivision) would solve Satre problems in
the area.
AlITHIER MOVED TO REQUEST THAT COUNCIL RECCM1END
APPROVAL OF THE DRAFT PRELIMINARY PlAT OF LarS 10-16, SE.WARD
INDUSTRIAL PARK, AS lDTS 1-5, BLOCK 2, MARINA SUBDIVISION; THE
MOTION WAS SECONDED BY THORNE AND CARRIED tJNANIM)USLY.
X. CITY MANAGER REPORTS:
MARTIN noted that the Cmmcil had enacted Ordinance
No. 606, requesting assumption of zoning and limited planning
powers from the borough. He stated that this would require a
rewrite of the City Code to include a chapter on planning and
zoning and suggested that the best approach would probably be to
refonnat the borough code into city code fonnat. In response to
a question from Authier, Martin stated that Borough Planner
Kevin Fermer had voiced his support for transfer of limited
planning powers to allow the city to act on land use changes
locally; however, the borough would insist on retaining compre-
hensive planning powers. Martin stated that completion of the
transfer would probably not take place nntil September or
October.
MARTIN stated that he 'intended to schedule discussion
of the sign variance procedures at the next rreeting and would
have a test case to present at that tine.
XI. CCl-1MISSION DISCUSSION: None
XII. CITIZENS' DISCUSSION: None
XIII.
ca.1MISSION & AIMIN. RESPONSE TO CITIZENS' CCM1ENl'S:
None
XIV. ADJOUlW1ENl':
The rreeting was adjourned at 8:12 p.m.
S.
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61
SEWARD INDUSTRIAL
PARK/MARINA SUB:
(Request prelim.
approval of re-
plat of Sew. Ind.
Park Sub to B 2,
Marina Sub)
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PAGE 63
REGULAR MEETING - AUGUST 3, 1988
VOLUME 02
Notice of public hearing as posted and published as
required by law was noted and the public hearing concerning
Daigle's request for a conditional use permit was opened.
REAL DAIGLE, Anchorage, agreed to answer any questions
the Conmission might have about the planned developrrent. The
Conrnission had no questions at that time.
BRAD SNOWDEN, 525 Sixth Avenue, stated that he had two
concerns. He stated that he would like an assurance, in writ-
ing, that he could tie into the water and sewer system which
Daigle would be required to construct. (Snowden awns property
adjacent to the subject site.) He also questioned the need for
RCM vacation to allow access to the property. He stated that
Juris Mindenbergs had agreed to provide access when he had
received permission from the Conmission for development of the
property ten years ago.
No one else appeared in order to be heard and the
public hearing was closed.
Martin stated that once the utilities to the property
have been constructed and accepted by the city, they become city
utilities and Mr. Snowden and other property owners would be
allowed to "tie into" the system at the standard city rate. In
response to Snowden's claim that Mindenbergs had agreed to
provide access, Martin stated that the minutes for the meeting
in question do not refer to any access agreement. In addition,
the property has since been sold and, without a written agree-
ment, the alleged easement would be invalid.
BRANSON M:)vED TO GRANT A CONDITIONAL USE PERMIT TO
REAL DAIGLE FOR A PLANNED UNIT DEVELOPMENl' ON LOTS 3-13, BLOCK
11, LAUBNER ADDITION, TO INCLUDE 11IREE 'lVK)-UNIT STRUCTURES AND
'lVK) SINGLE UNIT STRUCTURES, SUBJECT TO THE FOLI..CMING CONDITIONS:
1. THAT THE REPlAT OF THE PROPERlY, AS PROPOSED, IS
APPROVED ;
2. THAT THE LAND TRADE, AS PROPOSED WITHIN THE REPlATTING
PROCESS, IS APPROVED;
3. THAT MR. DAIGLE EXECUTE A SUBDIVISION AGREEMENT WITH
THE CIlY; AND
4. THAT MR. DAIGLE REPlACE OR RELOCATE THAT PORTION OF
THE TVl) LAKES TRAIL 'mAT IS COVERED OVER BY THE ROAD.
THE MJI'ION WAS SECONDED BY LINDSEY.
In response to a question from Woodruff, Martin stated
that fire access would not be a problem. Woodruff stated that
he agreed that a property owner should be allowed to develop his
property if allowed by Code, but he was concerned that this
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PAGE 65
REGULAR MEETING - AUGUST 3, 1988
VOLUME 02
B. LINDSEY MOVED TO RECCM1END THAT THE CUY SEND A
LETTER OF SUPPORT TO THE CORPS OF ENGINEERS FOR THE PLANNED
DEVELOPMENI' OF A SEA URCHIN FARM ON FOX ISLAND; THE MOTION WAS
SECONDED BY SUTHERI.AND.
VOJDRUFF MOVED TO AMEND THE ORIGINAL MOTION BY RE-
QUESTING THAT THE OWNER BE REQUIRED TO POST A BOND TO ASSURE
THAT THE AREA IS CLEANED UP SHOULD THE BUSINESS FAIL; LINDSEY
AND SUTHERLAND AGREED TO THE AMENDMENI'.
THE QUESTION WAS CAlLED AND THE MOTION, AS AMENDED,
CARRIED UNANIM)USLY.
X. CITY MANAGER REPORTS:
None
XI. CCM1ISSION DISCUSSION:
WOODRUFF stated that the house next to Wesleyan
Nursing Home is being used as a Taxi Office and he complained
about the aroount of traffic generated by the business and the
excessive speed of the taxis.
BRANSON recarmended that the city include a stipu-
lation in its leases that subleased property be put in "proper
condition", citing Mindenbergs' T-Shirt shop as an example.
Branson added that the Boat Harbor looks considerably better
this year than last.
XII. CITIZENS I DISCUSSION:
None
XIII.
COMMISSION & ArMIN. RESPONSE TO CITIZENS' COMMENTS:
None
XIV. ADJOURNMENI':
The rreeting was adjourned at 9:10 p.m.
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INDUSTRIAL DEV:
(Letter of Sup.-
Sea Urchin Farm)
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PAGE 67
REGill.AR MEETING - NOVEMBER 2, 1988
VOLUME 02
A. Request for CONDITIONAL USE PERMIT - Frank Irick
(Lots 1, 2, 3 and l5A, Jesse Lee Heights Subdivision): Woodruff
noted an October 31, 1988, lTIel'OOrandum from Martin which had been
distributed to the Comnission prior to the meeting. The memo-
randum contained additional infonnation regarding the proposed
subsidized apartment complex which was the subject of the
upcoming public hearing, including a review of the Farm Home
Administration (FInHA) program.
Martin displayed architectural drawings and briefly
outlined the proposed 24-tmit apartment complex project.
Notice of public hearing as posted and published as
required by law was noted and the public hearing was opened.
Woodruff read into the record the names of the following indi-
viduals who had submitted letters objecting to the proposed
project:
Dan Campbell
Galen Albertson
Theda Cagle
Mary A. Harris
'Everett P. Diener
Brenda 0 I Brien
Sally Martin
Barbara Shea
Eileen M. Kulin
Marilyn Reynolds
David Dance
Roger Sampson
John C. Eads
Dala Andrij anoff
lID:Jy Pearce
Melvin Deck
Eileen Albertson
Jim Parrish
Earl D. Cagle
Ethel C. Bottcher
Seward Property Owners Assoc.
Virginia Darling
C. Keith Campbell
Lee McAnemey
Jayne A. Noll
Arlita S. Hribemick
Vera Dance
Joyce Simpson
Lawrence Urbach
Gail Sela
Margaret Deck
Woodruff also noted that the Comnission had received one letter
in support of the project, from Christy Audette.
FRANK IRICK, 1518 D Street, Anchorage, reviewed for
the Comnission the history of his involvement in the subject
property and his various attempts to develop it. He stated that
the only financing available for multi-family housing was
through FInHA. Irick indicated that the original project had
been scaled back from forty-four to twenty-four tmits, with lots
of open areas and playgrotmds for children. He stated that the
project would be attractive and an asset to the neighborhood.
Irick noted that FnHA required a clenx:mstration of need for the
project prior to loan approval, adding that he had submitted
approximately eighty applications (fifty from prison employees)
from area -residents desiring to reside in the apartment complex.
Irick noted that his plans did not provide the re-
quired forty-eight parking spaces; however, he stated that the
forty-five spaces in his plans should be rrore than adequate
C'-7
b'
PUBLIC HEARINGS:
(Irick/Seward
Associates CUP -
Action postponed
until 12/07/88)
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69
PAGE 69
REGULAR MEEI'ING - NOVEMBER 2, 1988
VOLUME 02
businesses. He warned that this climate IDu1d cause many
private investors to exit the rental market.
Sutherland noted that nonavailability of conventional
financing for construction of residential properties was usually
an indication that it was not the time to invest in this type of
developrrent.
KEITH CAMPBELL, 1910 Forget-Me-Not Circle, stated that
the whole cormn..mity had been ''blind-sided'' to wake up and find
that the Gateway project was a subsidized housing project. He
stated that the city's deal with the developers in Gateway had
effectively lowered the value of all land in the city by fifty
percent. He stated that the cormn..mity needs to know "what the
rules are" and the exact number of existing vacancies before a
decision is made on this request for conditional use pennit.
Campbell also noted that the last two major subsidized
housing projects in Seward, including Bear M01.mtain Apartments,
were to have made "payrrents in lieu of taxes" (PILT's) to the
city since they were exempt from all property and sales taxes.
However, each year the projects always manage to show a loss and
therefore were not required to make the PILT payrrents. Woodruff
noted that the FrrHA loans are not subsidized locally and are not
exempt from either real or sales tax. Martin concurred, noting
that the Bear Mountain Apartments are a HUD project and, there-
fore, are considered a federal property. F1:nHA projects, on the
other hand, are developed and owned by a private developer and
are subject to payrrent of full tax value.
Woodruff asked Campbell if he IDuld object to the
development if it were not "low incom=". Campbell stated that
this was not the issue.
No one else appeared in order to be heard and the
public hearing was closed.
RECESS: The meeting was recessed at 8:45 p.m. and reconvened at
8:55 p.m.
Woodruff noted that several of the Comnissioners were
landlords and could have a conflict of interest. He stated that
he was a one-quarter partner in a building with three housing
units. VICE CHAIRMAN BRANSON RULED THAT WOODRUFF DID NOT HAVE A
SUBSTANTIAL CONFl..ICT, THAT !illY POTENTIAL CONFl..ICT HAD BEEN
DISCLOSED, AND THAT HE COULD, THEREFORE, PARTICIPATE IN THE
DISCUSSION AND VOTE ON THE ISSUE BEFORE THE COMMISSION.
Sutherland stated that his spouse owned rental proper-
ty, but he was not personally involved. WOODRUFF RULED THAT
SU'IHERLAND DID NOT HAVE A SUBSTANTIAL CONFl..ICT AND COULD,
THEREFORE, PARTICIPATE IN AND VOTE ON THE ISSUE BEFORE THE
CCM1ISSION.
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PAGE 71
REGlIT...AR MEETING - NOVEMBER 2, 1988
VOLUME 02
2. True and correct percentage of subsidized tmits
(32% or 43%);
3. Rules governing FnHA loans, including the numbers
of low incorre or subsidized tmits (and can this number change?);
4. Written corrnents from Schaafsma, Hobart and
Bencardino;
5. Current vacancy rate for Seward;
6. Percentage of foreclosures this year, including
size of properties and the sale price versus appraised value;
and
present,
layout.
7 . Any additional information Irick might want to
including a corrected artist's sketch of project
VIII.
UNFINISHED BUSINESS:
A. Lee Gordanier, 218 Marathon Drive, noted that the
Conrnission had granted Four Seasons Marine a Conditional Use
Permit on April 6, 1988, to construct a small shops and board-
walk canplex in the Small Boat Harbor. A condition of the
permit was that Gordanier return to the Comnission for approval
of the architect's plans for the buildings. In addition, he was
requesting a six-roonth extension of the permit. Woodruff noted
that the administration was also requesting the addition of a
condition that the permittee restripe the parking lot following
construction.
Gordanier stated that the individual buildings would
measure 15' x 20', and each would have water and sewer hook-ups.
He displayed the architect's drawings of the building designs.
He said that he and his partner were concerned about how well
his development would blend with the yacht club building which
has just been placed next to their development site. He noted
that the yacht club was quite tall, and he might want to raise
the height of sorre of his buildings to make them rrore compatible
with their neighbor. Woodruff stated that he would not object
to sorre two-story structures, but he would like to limit their
number.
BRANSON MOVED 'ill EXTEND THE CONDITIONAL USE PERMIT AS
ISSUED 'ill FOUR SEASONS MARINE FOR SIX M:lNI'HS, OR UNTIL MAY 5,
1989; THE mrION WAS SECONDED BY LINDSEY AND CARRIED UNANJM)US-
LY.
LINDSEY M:lVED 'ill ADD A CONDITION 'ill THE CONDITIONAL
USE PERMIT THAT THE PERMITTEE BE REQUIRED 'ill RESTRIPE THE
PARKING LOT FOLI..CMI.NG CONSTRUCTION; THE mrION WAS SECONDED BY
AUTHIER AND CARRIED UNANJM)USLY.
71
CUP: (4 Sea sons
Marine CUP - Ex-
tended for 6 mo,
arch. drawings
approved w/one
height condition,
& condition that
permittee must
restripe parking
lot added)
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PAGE 73
REGUlAR MEETING - DECEMBER 14, 1988
VOLUME 02
I. CALL TO ORDER:
The December 14, 1988, regular rreeting of the Seward
Advisory Planning and Zoning Coornission was called to order at
7 : 30 p. ffi. by Vice Chainnan Branson.
II. OPENING CEIDMONY:
Waived
III. ROIL CALL:
Present were: Vice Chainnan Branson and Carrrnissioners
Authier, Lindsey and Sutherland
(Thorne and Hoodruff were excused)
Present also: Deputy City Manager Schaefermeyer, City
Attorney Tans, Administrative Assistant
Martin and City Clerk Murphy
IV. APPROVAL OF MINUTES:
SUTHERlAND MJVED TO APPROVE THE IDVEMBER 2, 1988,
MINUTES AS WRITTEN; THE KYI'ION HAS SECONDED BY LINDSEY AND
CARRIED WITHOUT OBJECTION.
V. APPROVAL OF REGUlAR MEETING AGENDA:
THE REGULAR MEETING AGENDA WAS APPROVED WITHOUT
OBJECTION.
VI. CORRESPONDENCE:
None
VII. PUBLIC HEARINGS:
A. Branson noted that Seward Associates' request for
a conditional use permit to construct a 24-unit apartment
complex in Jesse Lee Heights Subdivision had been the subject of
a public hearing at the last meeting. Action on the CUP had
been postponed at the request of the Carrrnission, and a second
public hearing had been scheduled for this rreeting. She re-
quested those speaking under public hearing to limit their
remarks to five minutes. Public hearing was opened.
KEN STOUT, Anchorage, owner of property adjacent to
the site of the proposed development, spoke in opposition to the
CUP. He stated that there was no need for additional low income
and subsidized housing in Seward. He stated that the proposed
development YK:luld offend adjacent property owners and added
that, in his opinion, the highest and best use of this property
was single family developrnent. Stout stated that he has a buyer
for his property who is interested in constructing quality
73
CUP: (JLH ADD #4,
Seward Assoc. -
DENIED)
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8861 '1]1 1ill'iIH'I:J3:G - ~NI.I.3:3W W1ffi31I
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REGULAR MEETING - DECEMBER 14, 1988
VOLUME 02
Conmission that the CUP could not be granted if this developrrent
IDuld adversely affect surrotrrlding property values, and stated
that in his professional opinion, this development would ad-
versely affect all property values in Seward, especially the
struggling rental corrmunity. Gillespie also objected to the
federal government competing with the private sector in this
manner.
CONNIE BENCARDINO, 519 Fifth Avenue, owner/broker of
Eagles Nest Realty, spoke in opposition to the CUP. She stated
that she could show how overbuilding nultifamily units had
already adversely affected local property values. She indicated
that twelve 4-plexes had been constructed in Seward since 1984.
Of these, nine have been through foreclosure, and within the
last mmth a 13-unit structure and another 4-plex have entered
foreclosure. She noted that there is currently a thirty percent
(30%) vacancy factor in the private rental market. She noted
that the 4-plexes in foreclosure had failed because tenants
could not be found to make $650 per mmth rental payrrents
(including heat). The banks had offered the sarre apart:trents at
$500 per mmth, including heat, and could not find tenants.
Bencardino also noted that the 4-plexes in question had ap-
praised at $254 ,000 in 1985, and the owners were carrying
$222,000 rrortgages on them. Those same 4-plexes now sell for
$145,000 - $156,000. She noted that four-plexes have suffered a
greater than twenty-five percent (25%) reduction in value, and
the private sector investor has been struggling just to make its
rrortgage payrrents. Bencardino stated that there are
approximately one hundred fifty new people in town, with rrost
being prison employees who have homes in Anchorage which they
carmot sell. She noted that Seward is currently in better shape
than Anchorage, but continued nultifamily development was
pushing the city in that direction. She stated that she would
not object to a nonsubsidized development since this would
represent fair competition to the private sector rental market.
JOANNE MCCABE, 211 Lowell Canyon Road, part owner of
ten rental units in Seward, questioned the need for additional
rental units of any kind. She stated that when supply exceeds
the demand for housing, the private sector property owner must
subsidize his rental units through lowered rents or because of
lack of tenants.
PAT O'BRIEN, 209 Ravina, representing the Seward
Property Owners Association, spoke in opposition to the CUP.
(Branson noted that, since O'Brien was speaking for a large
group of individuals, he would be allowed fifteen minutes to
make his presentation.) O'Brien noted that he and the other
rrernbers of the SPOA were interested in their own incomes, but
they were also concerned about the future of the corrmmity and
the survival of the rental industry. He noted that this devel-
oprrent appeared to be in conflict with the Comprehensive Plan
since that plan called for higher density developments to be
located near the downtown core. He also asked if the city had
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8861 '1]1 lUI\IW3::J3:Q - DNI.I33H W1flD:lli
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PAGE 77
REGULAR MEETING - DECEMBER 14, 1988
VOLUME 02
seen local landlords applauding the construction of subsidized
housing. Referring to Frantz's roost recent letter to the
Conrnission explaining the fonnula for determining rents, Hardy
stated that those renters who would qualify tmder the FmHA
program VJOUld not be able to afford conventional housing.
PAT 0' BRIEN was also allowed a chance to speak a
second time. He stated that Mr. Hardy might be an expert in
Utah, but his test:iroony should not be given roore weight than
that of local experts.
CONNIE BENCARDINO, appearing for a second time, stated
that the FmHA houses which had been constructed in Gateway
Subdivision should take care of those residents of Seward in the
very low incorre range.
JOHN GIlLESPIE also spoke a second time, and concurred
with staterrents made by Bencardino and O'Brien.
KEN STOur spoke a second time, reiterating that this
project would definitely lessen the value of his property,
located adjacent to it.
No one else appeared in order to be heard and the
public hearing was closed.
Sutherland asked for a show of hands from the audi-
ence; two voted in favor of the CUP and eleven voted in oppo-
sition to it.
Branson read the names of the following individuals
who had submitted letters of opposition since the last meeting:
Violet J. Larson
Brad Snowden
Howard Sweatt
Terri Parrish
Patrick D. O'Brien
C . Alvin Lakey
Jack S. Anderson
Hilliam L. Fox
The following letters of opposition were signed by Carmie
Bencardino a representative of those named:
Karlyn Abrahamson
Stan Brown
Martin Leichtung
Gordon Facer
Richard Davis
Sue Kaanta
Dwayne Anderson
Roger Sampson
Ron Brittan
Clmck Sassara
Richard Johnson
Midtown Apartments
Kaye Buckingham
John Allen
Joanne McCabe
Sl.ffiIERlAND MJVED TO BRING TIlE MJTION TO APPROVE TIlE
CONDITIONAL USE PERMIT BACK TO TIlE FLOOR; TIlE MarION HAS AP-
PROVED BY THREE "YES" VOTES AND Sl.ffiIERlAND VOTING "NO". (Note:
There was no second to the rrotion; however, since the agenda
auoN
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79
PAGE 79
REGULAR MEETING - DECEMBER 14, 1988
VOLUME 02
IX. NEH BUSINESS:
None
X. CITY MANAGER REPORTS:
None
XI. COMHISSION DISCUSSION:
None
XII. CITIZENS' DISCUSSION:
A. James L. Knudson had requested an opportunity to
address the Corrrnission conceming the proposed rep1atting and
rezoning of property located near Hemlock Street and Spruce
Street, but he did not attend the ~eting.
XIII.
COMMISSION AND AlliIN. RESPONSE TO CITIZENS 1 CCM1ENTS:
None
XIV. ADJOURNMENT:
The ~eting was adjoumed at 9:20 p.m.
~~
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---------------------------------------------------------
PAGE 79
REGULAR MEETING - JANUARY 4, 1989 VOLUME 02
A quorum was not present and the
to order.
(City Seal)
meeting was not called
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