HomeMy WebLinkAbout03202007 Planning & Zoning Packet
Seward Planning & Zoning Commission
March 2U, 2UU7
6:3U p.m.
Special Meeting
C'ry C ., Cha b
, oune, m ers
Marianna Kei/
Chair
Term Expires 02/10
Tom Smith
Vice-Chair
Term Expires 02/10
Margaret Anderson
Commissioner
Term Expires 02/09
Kevin Clark
Commissioner
Term Expires 02/09
Lynn Hohl
Commissioner
Term Expires 02/08
Sandie Roach'
Commissioner
Term Expires 02/10
Bob Hicks
Commissioner
Term Expires 02/08
Marvin Yoder
Interim City Manager
D. Scott Williams
Planner
Christy Terry
Executive Liaison
1.
Can to Order
2. Opening Ceremony
A.
Pledge of Allegiance
3. Ron Can
4.
Special Reports & Presentations
A. City Administration Report
B.
Other Reports, Announcements & Presentations
5.
Citizens' Comments on any subject except those items
scheduled for public hearing. [Those who have signed in
will be given the jirstopPOrtunity to speak Time is limited
to 2 minutes per speaker and 30 minutes total time for this
agenda item)
6.
Approval of Agenda and Consent Agenda. [Approval of
Consent Agenda passes all routine items indicated by
asterisk (*). Consent Agenda items are not considered
separately unless a Commissioner so requests. In the event
of such i1 request, the item is. returned to. the Regular
Agenda.]
Planning & Zoning Commission
March 20, 2007
Regular Meeting Agenda
Page 1
7. Public Hearings [Limit comments to 5 minutes. Those who have signed in will be given
the .first opportunity to speak]
A. New Business Items requiring a Public Hearing
1. Resolution 2007-03 of the Seward Planning and Zoning Commission of
the City of Seward, Alaska, granting a Conditional Use Permit to Hugh
and Iris Darling for the development of a 20-Space Recreational Vehicle
Campground / Park at 1303 Nash Road, TIS, RIS Seward Meridian,
Government Lots 4 & 5 in a Resource Management Zoning District Page 3
2. Resolution 2007-04 of the Seward Planning and Zoning Commission of
the City of Seward, Alaska, granting s Conditional Use Permit to Locate
Four (4) Conex Units to be used as storage on a pad adjacent to the
Seward High School in an Institutional Zoning District...................Page 16
8. Unfmished Business - None.
9. New Business -None.
10. Informational Items and Reports (No action required) -None.
11. Commission Comments
12. Citizens' Comments [Limit to 5 minutes per individual - Each individual has one
opportunity to speak]
13. Commissions and Administration Response to Citizens' Comments
14. Adjournment
Planning & Zoning Commission
March 20, 2007
Regular Meeting Agenda
Page 2
Sponsored by: Darling
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2007-03
.
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA,
GRANTING A CONDITIONAL USE PERMIT TO HUGH AND
IRIS DARLING FOR THE DEVELOPMENT OF A 20-SPACE
RECREATIONAL VEmCLE CAMPGROUND / PARK AT 1303
NASH ROAD, TIS, RIW SEWARD MERIDIAN, GOVERNMENT
LOTS 4 & 5 IN A RESOURCE MANAGEMENT ZONING
DISTRICT.
WHEREAS, the applicants have properly applied for a conditional use permit for
an allowed use according to SCC 15.10.225 Table of Land Uses Allowed; and
WHEREAS, the proposed RV park will be located on a large tract (107.2 acres)
adjoining Nash Road in the Resource Management zoning district; and
WHEREAS, the proposed RV park development will provide additional
community RV camping opportunities on a seasonal basis for the general public; and
WHEREAS, the development and use proposed in the preliminary plan drawings
and project description submitted with the CU permit application are consistent with
other requirements of Chapter 15 Seward Land Use code; and
WHEREAS, having complied with the public notification process; on March
20th, 2007, 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. According to SCC 15.10.320.D., the Commission shall establish a finding
that the use satisfies the following conditions prior to granting a conditional use permit:
A. Is the proposed use consistent with the purpose of this chapter (the Seward
Zoning Code) and the purposes of the zoning district?
Finding: Yes. the development and use, as proposed, are consistent with Chapter
15 of the Seward City Code listed in the Table of Allowed Uses in SCC 15.10.225
for "campgrounds, camper parks and RV parks" in the Resource Management
zoning district. The development and operation of an RV park is allowed in the
Resource Management zoning district by conditional use permit granted by the
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Seward Planning and Zoning Commission
Resolution No. 2007-03
Page 2 0 f 3
Seward Planning and Zoning Commission.
B. Will the value of adjoining property be signifICantly impaired?
Finding: No, there is no evidence that the development, as it is proposed, will
impair adjoining properties or rights-of-way.
c. Is the proposed use is in harmony with the Seward Comprehensive Plan?
Finding: Yes, Planning staff has determined that the proposal is in harmony with
the Seward 2020 Comprehensive Plan (2005) and Strategic Plan (1999) by
augmenting existing visitor camping opportunities which supports the tourism
industry. '
D. Are public services andfacilities adequate to serve the proposed use?
Finding: Y e~ Water and sewer services will be developed on-site, and power
service will be extended to the property. The site will be served by community
fire, police, solid waste disposal and other services as might be necessary for
operation of the facility.
E. Will the proposed use will be harmful to the public safety, health or welfare?
Finding: No, there is no evidence that the development and operation of the RV
park, as proposed, would be harmful to the public's safety, health and welfare.
Any and all specifIC conditions deemed necessary by the commission to fulfill the ab0ve-
mentioned conditions shall be met by the applicant. These may include bid are not limited to
measures relative to access, screening, site development, buWing design, operation of the use
and other similar aspects related to the proposed use.
ModifICation of final approval of a conditional use permit may, upon application by the
permittee, be modified by the Planning and Zoning Commission:
a) when changed conditions cause the conditional use to no longer conform to the standards
for its approval
b) to implement a different development plan conforming to the standards for its approval
c) the modifICation plan shall be subject to a public hearing and afdingfee set by City Council
Resolution.
Based on the above fmdings and conclusions, approval. of the CUP shall be
subject to the following condition:
1. The applicant shall restrict the types of recreational vehicles allowed in an
parking spaces further than 200' L.F. from the park restroom facility to "self-
contained" vehicles that are equipped with on-board sanitary facilities.
L\
Seward Planning and Zoning Commission
Resolution No. 2007-03
Page 3 0 f 3
Section 2. The Planning and Zoning Commission finds that the proposed use, based
on the application and supporting materials, satisfies the criteria for granting a
Conditional Use Permit provided the development of the RV park is consistent with the .
application proposal and all applicable laws, and authorizes the administration to issue a
Conditional Use Permit for the development and operation of an RV Camper Park
located at 1303 Nash Road, TIS, RIW Seward Meridian, Government Lots 4 & 5 in the
Resource Management zoning district.
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; Conditional Use Pennits, 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 20th
day of March, 2007. '
THE CITY OF SEWARD
Marianna Keil, Chair
AYES:
NOES:
ABSENT:
ABSTAIN:
AITEST:
Jean Lewis,
City Clerk
(City Seal)
s
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.
P&Z Agenda Statement
From:
. City Manager
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Meeting Date:
March 20, 2007
Through:
D.S
Parcel Id.
14517007-2
Agenda Item:
A request for a conditional use permit by Hugh and Iris
Darling for the development of a 20-space recreational
vehicle campground / park at 1303 Nash Road, TIS, RIW
Seward Meridian Government Lots 4 & 5 in a Resource
Management zoning district.
BACKGROUND & ANALYSIS:
Backe.round:
Applicant:
Hugh and Iris Darling, P.O. Box 149, Seward, AK. 99664
Location:
1303 Nash Road (northwest portion oflots)
Property Description:
Tl S, Rl W Seward Meridian Government Lots 4 & 5
Parcel #:
14517007
Area:
107.2 Acres
Zoning:
Resource Management (RM).
Existing Use:
Vacant & undeveloped
Proposed Use:
Recreational Vehicle Park
Flood Zone:
N/A
Hugh and Iris Darling have submitted a conditional use application to permit the
development of a 20-space recreational vehicle camping park and associated service
Page 6
building adjacent to 1303 Nash Road or approximately 2.5 mile Nash Road (water side).
This development and corresponding driveway will be issued a new street address upon
completion. The property for the proposed development is located in a Resource
Management zoning district.
The development, as proposed, will include twenty (20) pull-through RV parking spaces
approximately 16' x 60' separated with 10'-15' park strips. Each space will be provided.
with power, fresh water and sewer connections. Interior driveways and paths will be
gravel surfaced.
Access to the park will be from Nash Road.
A sign is proposed near the entrance to the park.
The park will also include an approximately 20' x 40' office, restroom and shower
facility located near the entrance to the proposed park. Two (2) parking spaces will be
provided for the office facility.
Water will be produced by an onsite well and sewer treated with an on-site DEC-
approved septic tank and drain field. Seward City code (SCC 14.20.025.) prohibits on-
site septic systems in the city ifpublic sewer is available within 200' of the property. In
this case, no public sewer service is available within 200'. Refuse generated by park
operations will be removed by the owner or contracted service.
The applicants propose to offer the RV park for public camping on a seasonal basis.
Persons with knowledge of the subject lot have reported that an eagle nest tree exists on
the north end of the lot. The applicants have been apprised of that information and
understand that they will need to contact appropriate fish and wildlife authorities for any
directives as they might correspomlto development activities.
'.
Analvsis:
Recreational vehicle parks are allowed with conditional use permit approval (CUP) in the
Resource Management (RM) Zoning District, as per Seward City Code (SCC) Land Uses
Allowed Table 15.10.225. The use proposed in the application is "RV park" which is
listed under: "Campground, camper park and RV park." Section 15.10.140 Definitions"
defines "RV park" as: Any parcel of land upon which two or more recreational vehicle sites are
located, established or maintained for commercial occupancy by recreational vehicles of the
general public as temporary living quarters for recreation or vacation purposes. Includes trailer
park and camper park.
The intent of Title 15, the Seward Land Use Code for the Resource Management zoning
district is to provide for "lands which are generally undeveloped and cannot be precisely
zoned due to inadequate information on the extension of public services and utilities; the
suitability of the land to support commercial, residential, industrial or public uses; and
other possible environmental consideration. "
7
The adjacent land uses in the vicinity of the proposed RV park include widely dispersed
rural single-family residential. SCC - 8.15.410 provides general provisions concerning
the operation of "camper parks." Staff provided this code section to the applicants for
their review.
The application site plan indicates that the service building is located near the park
entrance a distance of more than 200 lineal feet from the furthest park spaces. Title 8
requires a restroom facility in a park to be located within 200' from the farthest spaces.
Staff will add a condition restricting the types of vehicles able to use the spaces outside of
the 200' radii.
The small scale of the proposed park after consideration of all potential impacts including
but not limited to: traffic, noise, water and air pollution, visual blight, adverse economic
impacts, is not likely to cause or create negative impacts to the community and / or the
neighborhood.
Public Comment:
At the time of publication of this report, staff has received no public comment regarding
this proposal and permit application.
If any additional correspondence is received after publication of this agenda statement, it
will be presented as a lay down item at the March 20th meeting.
CONSISTENCY CHECKLIST:
Yes
No
1. Comprehensive Plan (2006) X- -
The Comprehensive Plan supports the proposed RV park development under: Section 2
Community Vision and Values under Economic Base, by: "support the promotion of
sporting, cultural events, conventions and other activities year-round," and "promote
expansion. and development of local entrepreneurial businesses." Although none
specifically encourage the development of RV parks, many Values statements and
objectives support expansion of businesses activities, including those that support the
visitor industry. In Section 3, again, there are no specific objectives in the development
of RV parks but many areas of economic development include encouragement of
tourism, and tourism.support businesses.
2. Strategic Plan (1999) -X-
The Strategic Plan also supports the proposal under: Economic Base by the
encouragement of the expansion of industries in the Seward area.
8
RECOMMENDATION:
Staff recommends that Commission approve Resolution 2007-03, granting a Conditional
Use Permit to Hugh and Iris Darling to develop a 20-space RV park at 1303 Nash Road
as proposed, in the Resource Management (RM) Zoning District subject to the following
conditions:
1. The applicant shall restrict the types of recreational vehicles allowed in all parking
spaces further than 200' L.F. from the park restroom facility to "self-contained" vehicles
that are equipped with on-board sanitary facilities.
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JAN-15-2001 MON 4:08'PU Fill' NEERING
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FAX No. 901124 4085
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CITY OF SEWARD
FEB 2 3 2fIJI
. \ ' CITY OF S~ARD :,
COMMUNITY DEVELOPMENT OFFice
p.d. Box 167 . sewai1P..d Alaska 99684
: . (907) 224 48 '
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ONDITIONAL USE PERMIT APPUCA TION
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This completed a~plic8tion i~ to be submitted to the Community O~velopmentDepaftment no
leter th.n,thr.. 13lweakslil edvance of the next[,egularly,SChadUlod Planning eo.'d Zoning
Commission meeting held ~he first Tuesday of leach month. . The application i must be
accompartied by; the $260;00 fil~m3 fee:. and if ~roperty .Is 81~e8dy devel~ped, an as-b~ilt
survey pr~pared by a surveypr regIstered In the State of Alaska; or scaled site and: el8"8tlon
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olans for undevelODed land. ' : '
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PlANNING OFFiCe
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APPLICANT INFORMATION
APplicant:! J-I UGh PflQJ I ~&
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Address~ O~:f? o.x .../4~
: Telephone No.: 1.. 'L.. '-I - 7 ~ I ~
Property Owner (if other than applicant):
. Address:
I PROPERTY DESCRIPTION
. Address:
Lot
Block
Subdivision
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Land Use Plan Designation: ;
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Zo'"!lng Designation:
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DEVELOPMENT PROPOS~L INFORMATION
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, A. What structures are located on the property? /J6 1..-\ ~ -
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B. What is the existing use of the propertY? v"~~.;t Lr-Ht. ~ .
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. C. What is the pro~osed use o~ the property ~ \I. ?~ ~.....
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D. What Is your development t;ime schedule? :$(/ tAI1 n1 e r '2- '66 7'
1 of 3
CUP P&ftMIT 11/'1
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Hugh W. and Iris A. Darling
P. O. Box 149
Seward, Alaska 99664
CIl1' OF SEWARD
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L /./AR - 7 2007 I
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PlANNING OFFICE
(907) 224-3011
Mr. Scott Williams, .Planner
City of Seward
Seward, Alaska 99664
Re: Request for Conditional Use Permit for our property on Nash Road
Dear Mr. Williams:
The proposed park with a conditional use permit does fit into the present zoning. This park
would be for seasonal use only and cater to motor homes and travel trailers. No tent camping
sites are proposed.
Men's and women's restrooms and shower facilities will be in the registration office.
A garbage dumpster will be provided in the proximity of the registration building.
Sewer, water and power will be provided at each site and their usage fees will be included in the
space rental charge. No metering of utilities is planned.
Security lighting will be provided around the perimeter of the park.
At the park entrance an attractive sign with the name of the park will be erected
The campground will have a full time manager. Each camper will be registered upon arrival and
be given a copy of our rules. The campground rules will also be posed in a conspicuous place.
I hope the above gives you enough information to act favorably on our request for a conditional
use permit for this project.
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ALASKA CONSULTING AND
ENVIRONMENT~L ENGINEERING
ARNE K. TIKKA, P.E.
P.o. Box 2324 Soldotna, Alaska 99669
(907) 262-3197 FAX 262-9013
CITY OF SEWARD
March 3,2007
MAR - 7 2007
Scott Williams
City of Seward
P.O. Box 167
Seward, Alaska 99664
PlANNING OFFICE
Subject: Darling Nash Road Property
RV Park Revised Preliminary Site Plan for Review
Scott:
At your request, we completed revised the preliminary Site Plan for an RV Park on the
Darling Nash Road property. The attached site plan shows additional parking spaces for
the building, closest distance to the neighboring property, and enlarged gravel pad
increasing the RV turning radii.
Mr. Darling will provide you a letter regarding security lighting, RV Park entrance sign,
seasonal operation, RV Park rules sign, and power meter information.
Please review this revised preliminary site plan and let us know if you Will need additional
information for the upcoming meeting regarding the Conditional Use Permit application.
Please call if you have any questions or need additional information.
Sincerely, f I
~ -::9A.-.
Arne Tikka, P .E.
Attachments
Copy of Revised Preliminary Site Plan Drawing
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P.O. BOX 2324 ~ AlASKA 1I9881l
(1107) 282-3117 FAX 282-1013
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CITY OF SEWARD
FEB 2 3 2007
PLANNING OFFICE
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AlJ>SKA CONSUL TlNe AND DARUNG PROPERlY
(J) ~ ~""I ENVIRONMENTAL ENGINEERING RV PARK PREUIotINARY DESIGN I
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(1107) 2&2-3117 FAX 282-9013 OFACE/RESlROOt,lS BUILDING PLANS
Sponsored by: KPB-SD
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2007-04
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA,
GRANTING A CONDITIONAL USE PERMIT TO LOCATE FOUR
(4) CONEX UNITS TO BE USED AS STORAGE ON A PAD
ADJACENT TO THE SEWARD mGH SCHOOL IN AN
INSTITUTIONAL ZONING DISTRICT.
WHEREAS, the applicants have properly applied for a conditional use permit for
an allowed use according to SCC 15.10.225 Table of Uses Allowed for the Institutional
(INS) zoning district; and
WHEREAS, the proposed 8.5' x 40' storage containers are an accessory use
associated with an educational / public facility; and
WHEREAS, the proposed storage units are to be used for storage of educational
/ recreational materials, school maintenance supplies and emergency equipment; and
WHEREAS, the proposed containers are to be installed at-grade on concrete
footings, orderly separated and painted to match the exterior finish on the existing high
school to make the units more aesthetically acceptable; and .
WHEREAS, having complied with the public notification process; on March
20th, 2007, 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. According to SCC 15.10.320.D., the Commission shall establish a finding
that the use satisfies the following conditions prior to granting a conditional use permit:
A. Is the use consistent with the purpose of this chapter (the Seward Zoning Code)
and the purposes of the zoning district?
Finding: No. the property is zoned Institutional (INS) and the location /
installation of storage containers as an accessory use is allowed in this district by
conditional use permit from the Planning and Zoning Commission. The use
however, conflicts with the district description provided in 15.05.025 "Land Use
Districts _ Established, definitions" The specific language in conflict is: " . . . The
development standards are intended to set a high standard to assure that the
activities (in the district) provide visual amenity to the surrounding area." The
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Seward Planning and Zoning Commission
Resolution No. 2007-04
Page 2 of 3
proposed containers are clearly a necessary substitute for a permanent structure.
The less than appealing visual nature of the containers design should make their
use in this district short term only. Installation and use of conexs could be
interpreted as contrary to maintaining a "high standard" and do not provide a
"visual amenity" for the school grounds and neighborhood.
B. WzIl the value of adjoining property be signifICantly impaired?
Finding: No, the neighboring property is educational campus, other
institutional and residential and there is no indication that the development will
significantly impair adjoining properties.
c. Is the proposed use in harmony with the Seward ComPrehensive Plan?
Finding: Yes, the proposal is in harmony with the Seward 2010 Comprehensive
Plan (2005) and Strategic Plan (1999) because both plans encourage the support
of the educational and public facility needs of the community and the proposed
storage units are accessory to the principal use.
D. Are public services andfacilities adequate to serve the proposed use?
Finding: Ye~ Water, sewer, and power will be available to the property as well
as adequate fire, police and solid waste disposal services..
E. Will the proposed use be harmful to the public safety, health or welfare'!
Finding: No, nothing in the proposed installation of and use of the storage
containers (conexs) would be harmful to the public safety, health or welfare.
Any and all specifIC conditions deemed necessary by the commission to fulfill the
above-mentioned conditions shall be met by the applicant. These ""'y include but are
not limited to measures relative to access, screening, site development, building design,
operation oJthe use and othersimilo.rJlSpects I'elaJedtothepropfJse.d ~~
ModifICation of final approval of a conditional use permit may, upon application by the
permittee, be modified by the Planning and Zoning Commission:
a) When changed conditions cause the conditional use to no longer conform to the
standards for its approval;
b) To implement a different development plan conforming to the standards for its
approval;
c) The modification plan shall be subject to a public hearing and a filing fee set by City
Council Resolution.
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Seward Planning and Zoning Commission
Resolution No. 2007-04
Page 3 of 3
Based on the above findings and conclusions, approval of the CUP shan be
subject to the following conditions:
1. . This permit shall remain in effect for a period not to exceed five (5) years from
the effective date of the permit and may be renewed upon public hearing and approval
by the Seward Planning and Zoning Commission.
Section 2. The Planning and Zoning Commission finds that the proposed use, based
on the application and supporting materials, satisfies the criteria for granting a
Conditional Use Permit provided the development of the storage facility is consistent
with the application proposal and all applicable laws, and authorizes the administration to
issue a conditional use permit to locate four (4) conex units to be used as storage on a pad
adjacent to the Seward high school in an Institutional zoning district.
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; 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 20th
day of March, 2007.
THE CITY OF SEWARD
Marianna Keil, Chair
AYES:
NOES:
ABSENT:
ABSTAIN :
ATTEST:
(City Seal)
Jean Lewis,
City Clerk
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...
P&Z Agenda Statement
Meeting Date:
March 20, 2007
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Through:
Marvin Yoder, Interim City Manager
D. sc~lanner
From:
Agenda Item:
A request by the Kenai Peninsula Borough
School District for a conditional use permit to locate four (4)
conex container units to be used as storage on a pad adjacent
to the Seward High School in an Institutional zoning district
BACKGROUND & ANALYSIS:
Back2round:
Applicant:
Mr. Kevin Lyon, Kenai Peninsula Borough School District
Location:
2000 Swetmann St., Seward High School Campus
Property Description:
a portion of: TIN RI W Sec. 34, Serward Merdian SW,
USS 1864 KPB Replat Tract A
Parcel Id.
14502134
Area:
51.91 acres
Zoning:
Institutional (INS)
Existing Use:
High School Campus
Proposed Use:
Storage
Flood Zone:
N/A
Kenai Peninsula Borough School District has submitted a conditional use application to
permit the location of four (4) 8.5' x 40' conex storage units adjacent to Seward High
School in a location formerly occupied by the old Seward Middle School.
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The Kenai Peninsula Borough School district applied for, and was granted a conditional
use pennit for the development of a new Middle School in 2004 (Reso. 2004-05). The
old Middle School was situated adjacent to the Seward High School and was demolished
in 2006. In the same location, south of the high school building, the applicant proposes
to locate four conex units for storage use by the school district and the Seward fire
department.
All the conex units are to be placed on concrete foundation footings on a gravel pad,
spaced approximately ten feet (10') apart, supplied with electrical service for lighting and
painted to match the colors on the high school building. Access to the conex units will be
via the upper drive of the high school access loop.
Analvsis:
The development of container storage is allowed via Conditional Use Permit (CUP) in
the Institutional (INS) Zoning District, as per Seward City Code (SCC) Land Uses
Allowed Table 15.10.225.
The adjacent land use in the vicinity of the proposed storage units is educational campus,
other institutional and residential in outlying fringes of the campus.
The intent of Title 15, the Seward Land Use Code (15.05.025) for the Institutional zoning
district is to provide for "public and private educational, administrative, government and
health care uses, including public land reserve for future public development. The
development standards are intended to set a high standard to assure that the activities
provide visual amenity to the surrounding area. "
Conex storage containers are designed for use as shipping containers and are not well
suited to replace a pennanent structure. It is unlikely that the storage containers proposed
would otherwise produce adverse impacts to the neighborhood. The quality of the ''visual
amenity" as described in the land use code, however, may be compromised based on
aesthetic values. The container's ''utility'' nature may not support the standards described
ifi. section IS.05.025 because they are. not likely to "provide. visual amenity to the
surrounding area"
Public Comment:
At the time of publication of this report, staff has received no public comment regarding
this proposal and permit application.
If any additional correspondence is received after publication of this agenda statement, it
will be presented as a lay down item at the March 20th meeting.
]I)
CONSISTENCY CHECKLIST:
Yes
No
1. Comprehensive Plan (2006) L
The Comprehensive Plan supports the proposed storage container installation because the
use is accessory to the principal use as an educational facility supported in general by the
Comprehensive Plan.
2. Strategic Plan (I999)
The Strategic Plan also supports the proposal under: N/A
RECOMMENDATION:
Staff recommends that Commission approve Resolution 2007-()4, granting a Conditional
Use Permit to the Kenai Peninsula Borough School District to locate four (4) conex
storage units adjacent to the Seward High School as proposed, in the Institutional (INS)
Zoning District subject to the following specified conditions:
1. This permit shall remain in effect for a period not to exceed five (5) years from
the effective date of the permit and may be renewed upon public hearing and approval
by the Seward Planning and Zoning Commission.
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FEB 2 6 2007
PlANNING OFFICE
CITY OF SEWARD
COMMUNITY DEVELOPMENT OFFICE
P.O. Box 167 . Seward, Alaska 99664
(907) 224-4048
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CONDITIONAL USE PERMIT APPLICATION
This completed application is to be submitted to the Community Development Department no
later than three (3) weeks in advance of the next regularly scheduled Planning and Zoning
Commission meeting held the first Tuesday of each month. The application must be
accompanied by the $250.00 filinQ fee; and if property ,is already developed, an as-built
survey prepared bya S,urveyor registered in the. State of ,Alaska; or scaled.'site and elevation
clans for undeveloced land.
APPLICANT INFORMATION
Applicant:~eVUJ L..'('O~ 39S , '17 t5 w.t
Address: 11 'If E f'~T'r( l.A.tJE=. ~ S.Ll:>Qt~Telephone No.: ~ - -z.(Pf..q eS7 X (:.
Property Owner (if other than applicant): i"-C-N1at I 'ft=fJ l N~ u (., A... ~ 0 'f2eU~ f-\
AddressA1140 e-.fcf?'{ ~t> F-Ol'~o(..tOTMA , A~ Telephone No.: 10"1. Zfg'Z ~ 1. (, G:/
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PROPERTY DESCRIPTION 1tffp"1
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Address: oLD?f:iN~ MlD1>l.Af ~ t lot Size: '
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Tax Parcel No.
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land Use Plan Designation:
Zoning Designation:
DEVELOPMENT PROPOSAL INFORMATION
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A. What structures are located on the property?
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B. What is the existing use ofthe property? tHG-tt 'Sq.tC6L..
C. What is the proposed use of the property -?Afo\E: 'fW\ '~~ ""l:-b -1 A1)1> 4 ~ Gl11'a7Af~
D. What is your developmenttime schedule? "5vt--\t..l-ap. ZoDt
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CUP PERMIT 11/99
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E. Prior to the Seward Planning and Zoning Commission granting a ConditionaJ.lJse..P.eriltit-..--~
(CUP), it shall be established that the use satisfies the followiryg conditions (SCCYfi? i
15.10.320): ! .,.--. .-.. . .." i
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The applicant hereby alleges that:
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The use is. con~ist~n~ with the purpose of the Seward Zoning cte atfcf~~-e~'fWt~o.:t~~~'~" ~,~,... i
of the zomng district. _-..----...,.....,.-.A.--..J
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2. The. value of the adjoining property will not be significantly impaired:
~'-l'Clf.)'F'~$ k1J ~ ,~ rJlt,~1) 10 ~Tcri ,-Ht;: IflG-ri ~c.t'toCL-
3. The propos~d use is in harmony with the Seward Comprehensive .Plan:;: ;
~OUG,.E" ~e IS. Cbt-J$1$1~fo.>.1 . '\pI ~. S"1I'PPD1LTC;....~. .;~~&-
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4.
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Public se'rvices and facilities are adequate.to serve the proposed use:
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5. The proposed use will not be harmful to the public safety, health or welfare:
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Any and all specific conditions' d~emed nec~ss'ary by the commission to fulfill the above-
menti~n~d C~)fl.dition~s~~1I ~e. met.~y ~he.app~icant. These may include b~t are not limited to
measures relative to access; 'screening, site development, building design, operation of the use
and other similar aspects relat~d to the proposed use.
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CUP PERMIT 11199
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F. Include building elevation plans and a site plan, drawn to scale. . The site plan should
include: a) property dimensions; b) location and dimensions of existing and planned
buildings; c) parking configuration; d) driveways/access; e) natural features; and f)
other pertinent information. '.'
I hereby certify that the above statements and other information submitted are true and
accurate to the best of my knowledge, and that I, as applicant, have the following legal
interest in the property:
() Owner of record;
() Lessee;
( )' Contract Purchaser;
() Authorized to act for a person who has the following legal interest:
I also understand that this item will be scheduled for action only if all application materials are
submitted not less than three weeks in advance of the next regularly scheduled Planning and
Zoning Commission meeting h Id the first Wednesday of each month.
Applicant's Signature: ..,....--.---~ ~
Enclosed: Fee: $250
Site Plan
Elevation Plans
Location Map
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Architects
Alaska aD
An Alaskan Corporation
Project Name:
OLD SEWARD MIDDLE SCHOOL
Sheet Contents:
t.4A1NTANCE BUILDING
SllE PLAN REVISIONS
Reference sheet: C2.00
Date:
12/14/2006
Job. No:
05-3969
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SCALE: 1'=50'
Drawing Number:
CSK-1
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I- PREMANUFAClURED ST~AGE
CONTAINER (CONEX).
PAINT CORRUGAlED METAl.
SIDING TO MA TCH COI.~
OF METAl. SIDING ON
EXISllNG HIGH saioo..
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3/8- STAINLESS Slm.
LAG BOLTS 04'-0- O.c.
W/OVERSlZED WASHER.
(DRIll lHROUGH FLOOR)
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4X12 BlOCKING
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PROIIIDE PERSONNEl. DOOR F~ STORAGE CONTAINER lHAT
ALLOWS OPENING FROM lHE EGRESS SIDE WlHOUT lHE USE
OF A KEY, DE\llCE, TOOl, ~ SPECAl. KNOYUOGE. PROlllDE
5' X 5' CONCRETE PAD AT DOOR WlH TOP OF SlAB, 1/2-
BElOW FLOOR OF STORAGE CONTAINER.
PROlllDE A SINGLE 4' LONG FlU<HSCENT UGHTlNG RXTURE
WlH A S\WTCH F~ EACi STORAGE CONTAINER. CONNECT
. CRCUIT TO PANEl. IN MAllENANCE BUILDING
Project Name:
SEWARD M.S. DEMOUnON
Sheet Contents:
SECTION OF STORAGE
CONTAINER ATTAaiMENT
Reference sheet: C2.00
Date:
1/30/2007
Job. No:
03046.03
Drawing Number:
SKA3
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Scott Williams
From: Lyon, Kevin [KLyon@borough.kenaLak.us]
Sent: Thursday, March 08,20079:08 AM
To: Scott Williams
Subject: FW: 03046.03/03 - Old Seward Middle School Demolition
Attachments: CSK-1.pdf; 03046.03-SKA-03.pdf; CIVIL FULL.pdf
----Original Message----
From: David Moore [mailto:dmoore@architectsalaska.com]
Sent: Tuesday, March 06, 20071:20 PM
To: Kevin Lyon
Subject: 03046.03/03 - Old Seward Middle School Demolition
Kevin,
Based on our conversation this morning, we understand there have been some comments
from the City of Seward planning department regarding a perceived requirement for an
accessible route connecting Seward Middle School with Seward Elementary School. Please
forward my response as you deem appropriate.
There may be some misunderstanding of the requirements of the Americans with Disabilities
Act Guidelines (ADAG). Section 4.3.2(1) of ADAG reads, "At least one accessible route within
the boundary of the site shall be provided from public transportation stops, accessible parking,
accessible passenger loading zones, and public streets or sidewalks to the accessible building
entrance they service. The accessible route shall, to the maximum extent feasible, coincide
with the route for the general public." Please note the words "within the boundary of the site",
which are italicized in ADAG.
Though ADAG 4.3.2(2) requires that multiple buildings on a single site be provided with an accessible route
between them, there is no requirement in ADAG to connect buildings on separate sites to each other. Seward
Middle School, Seward High School, and Seward Elementary School are all on separate sites with platted
prop~rty lines between them, there is therefore no requirement in ADAG for them to connect to each other with an
accessil?le route.
The intent of ADAG 4.3.2(1) is to require an accessible route within the boundary of the site to access the building
entry and is not intended to require that a property owner make improvements beyond the boundary of the
site. The ADAG requirements for Seward Middle School end at the property boundary. It is not a bad idea to
connect the two facilities with a pedestrian link, so a gravel walkway was provided. But it's not required by the
Americans With Disabilities Act (ADA). Since it is not, it is not required to comply with the accessible route
guidelines. It should be noted that this walkway was already reviewed and approved by the City of Seward during
the permit process for the construction of the middle school and is unrelated to our current project under
consideration. The conditional use permit currently under consideration is for installation of four conex storage
units and relocation of the maintenance shed on the Old Seward Middle School site. The new Seward Middle
School is situated on a completely separate site from the current project and therefore should have no bearing on
the current proposal.
It is also our understanding that the City of Seward planning staff requested clarification of the "drop-off sidewalk"
at the high school regarding ADA. Per ADAG 4.3.2(1) only one accessible route is required and this
provision requires that it coincide with the the main public entry. So only the main high school entry is required to
comply. The new drop off created by the demolition of the Old Seward Middle School is a secondary entrance,
therefore it is not required to comply with ADAG. We could modify it to make it more accessible and that may be
~'tQ
3/8/2007
a good idea, but it is not required by ADAG.
Additionally, in a separate phone conversation with me, Scott Williams (City of Seward) requested a written
description ofthe exterior treatment of the conex storage units. Per sketch SKA3 submitted with the application
for conditional use permit, the metal corrugated siding on the storage units will be painted to match the color of
the metal corrugated siding on the high school. The sketch also shows the wood footing to be used, describes
modifications made to the door to comply with exit requirements, electrical light requirements, and a concrete pad
at the door. A copy of SKA3 is attached for reference, I believe it addresses each of the items Mr. Williams
mentioned in our phone conversation. Also attached is a copy of sketch CSK-1, which was also submitted with
the application. It shows modifications made to the original drawings submitted at the time of the original permit
application. A copy of the entire set of the original drawings is also attached for reference. Mr. Williams indicated
that he did not have a copy them. CSK-1 is a supplemental sketch showing modification of a small portion of the
site. It should be reviewed in context with the entire set and anything beyond the limits of sketch CKS-1 remains
as indicated on the originally submitted drawing set.
Please let me know if there is anything else needed to satisfy the concerns of the planning department. I also
need to know the date of the Planning and Zoning Commission hearing so that I can plan to be there.
David L. MOOl'e, AlA
Architects Alaska@
An Alaskan Corporation
900 West Fifth Ava.
Suite 403
Anchorage. Alaska 99501-2029
Ph. # (907) 272-3567
Fax # (907) 277-1732
dmoore@.architects~~~~a. CQ!!1
t.-q
3/8/2007