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August 21, 2012
Special Meeting
City Council Chambers Beginning at 7 :•00 pm
Seward Planning & Zoning Commission
Special Meeting
August 21, 2012 7:00 p.m. City Council Chambers
Sandie Roach'
Chair 1. Call to Order
Term Expires 02/13
2. Opening Ceremony
Martha Fleming
Commissioner A. Pledge of Allegiance
Term Expires 02/14
Tena Morgan 3. Roll Call
Commissioner
Term Expires 02/13 4. Special Reports & Presentations
Bixler McClure A. City Administration Report
Commissioner
Term Expires 02/15 B. Other Reports, Announcements & Presentations
Cindy Ecklund 5. Citizens' Comments on any subject except those items
Vice Chair scheduled for public hearing. [Those who have signed in will
Term Expires 02/14
be given the first opportunity to speak. Time is limited to 2
Dale Butts minutes per speaker and 30 minutes total time for this agenda
Commissioner item]
Term Expires 02/13
6. Approval of Agenda and Consent Agenda. [Approval of
Vacant Consent Agenda passes all routine items indicated by asterisk ( *).
Commissioner Consent Agenda items are not considered separately unless a
Term Expires 02/15 Commissioner so requests. In the event of such a request, the
item is returned to the Regular Agenda.]
Jim Hunt
City Manager
Ron Long
Assistant City Manager
Donna Glenz
Planner
Dwayne Atwood
Planning Technician
Planning and Zoning Commission Meeting Agenda
August 21, 2012
7. Public Hearings [Limit comments to 5 minutes. Those who have signed in will be given the first
opportunity to speak]
A. Unfinished Business Items requiring a Public Hearing - None
B. New Business Items requiring a Public Hearing
1. Resolution 2012 -11 of the Seward Planning and Zoning Commission of
the City of Seward, Alaska, granting a Conditional Use Permit to Leif
Olson for the development of a single family home on that portion of
Govt. Lot 1 lying East of the Seward Highway and the Alaska Railroad
Right Of Way, within the Resource Management Zoning District; located
at 2608 Seward Highway Page 3
2. Resolution 2012 -12 of the Seward Planning and Zoning Commission of
the City of Seward, Alaska, granting a Conditional Use Permit to Leif
Olson for the development of an RV /Camper Park on that portion of
Govt. Lot 1 lying East of the Seward Highway and the Alaska Railroad
Right Of Way, within the Resource Management Zoning District; located
at 2608 Seward Highway Page 16
8. Unfinished Business - None
9. New Business -
* A. July 17, 2012 Special Meeting Minutes Page 25
10. Informational Items and Reports (No action required) -
A. Reminder of the September 4, 2012 P &Z / SBCFSA Board work session at
6:OOpm with the Regular P &Z meeting to follow at 7:OOpm Page 28
B. 2012 Planning and Zoning Meeting / Work Session Schedule Page 29
C. FEMA Region X August Newsletter Page 30
D. Seward Highway Bridge Construction Update Page 33
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 and Zoning Commission Meeting Agenda
August 21, 2012
Sponsored by: Applicant
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2012 -11
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A
CONDITIONAL USE PERMIT TO LEIF OLSON FOR THE
DEVELOPMENT OF A SINGLE FAMILY HOME ON THAT PORTION
OF GOVT. LOT 1 LYING EAST OF THE SEWARD HIGHWAY AND
THE ALASKA RAILROAD RIGHT OF WAY, WITHIN THE RESOURCE
MANAGEMENT ZONING DISTRICT; LOCATED AT 2608 SEWARD
HIGHWAY
WHEREAS, Mike Insalaco, an agent for the property owner, has properly applied for a
Conditional Use Permit, to construct a single family home at 2608 Seward Highway; and
WHEREAS, the proposed single family home will be located on the western portion of a
large 11 acre parcel East of the Seward Highway and Alaska Railroad right of way, within the
Resource Management zoning district; and
WHEREAS, a Single Family Home is an allowed use within the Resource Management
District according to Seward City Code (SCC) 15.10.225 Land Uses Allowed Table with a
Conditional Use Permit; and
WHEREAS, this parcel of land is located within the 1981 mapped flood hazard area and
will require a floodplain development permit and include building to floodplain development
standards; and
WHEREAS, having complied with the public notification process; on August 21, 2012,
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. In accordance with SCC § 15.10.320 (D), the Planning and Zoning Commission
has reviewed the applicant's request for a Conditional Use Permit to construct a single family
home on that portion of Govt. Lot 1 lying east of the Seward Highway and the Alaska Railroad
right of way, within the Resource Management zoning district; located at 2608 Seward Highway
and made the following Findings of Fact:
1. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and
the purposes of the zoning district
Finding: This condition has been met or shall be through the conditions of the
3
Seward Planning and Zoning Commission
Resolution 2012 -11
Page 2 of 4
Conditional Use Permit.
The development and use, as proposed, are consistent with Seward City Code Land Uses
Allowed Table in 15.10.225. Single family homes within the Resource Management
zoning district are allowed by conditional use permit granted by the Seward Planning and
Zoning Commission.
2. The value of adjoining property will not be significantly impaired
Finding: This condition has been met or shall be through the conditions.
There is no evidence that the Single Family Home, as it is proposed, will impair
adjoining properties or rights -of -way. The owner plans to construct a 4800 square foot
home with a two -bay garage. The applicant plans a self - contained single family home
and shall obtain all required permits, including but not limited to the Alaska Department
of Environmental Conservation permits for the on -site septic and water.
3. The proposed use is in harmony with the Seward Comprehensive Plan.
Finding: This condition has been met or shall be through the conditions.
Seward 2020 Comprehensive Plan (approved by Council, 2005)
Section 3.3 Housing, Encourage the development of new housing in Seward. (page 22)
Strategic Plan (1999)
Promote Residential and Commercial Development Inside the City (page 9)
4. Public Services and facilities are adequate to serve the proposed use.
Finding: This condition has been partially met and shall be completed through the
building and permitting process as well as conditions of the Conditional Use Permit.
Water, sewer and possibly electric services will be developed on -site as allowed for by
SCC§ 16.01.030(3). If possible 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 single family home. On site water and sewer are
required to meet and be permitted by State of Alaska Department of Economic
Development.
5. The proposed use will not be harmful to the public safety, health or welfare.
5)
Seward Planning and Zoning Commission
Resolution 2012 -11
Page 3 of 4
Finding: This condition has been met or shall be through the conditions. There is no
evidence that the construction and operation of the single family home, as proposed,
would be harmful to the public's safety, health and welfare.
All on site water and sewer shall meet the requirements of the State of Alaska
Department of Economic Development. The parcel is located within a mapped flood
hazard area; a floodplain development permit is required. Additional water storage shall
be made available for fire protection.
6. Any and all specific conditions deemed necessary by the commission to fulfill the
above - mentioned conditions shall be met by the applicant These may include but are
not limited to measures relative to access, screening, site development, building design,
operation of the use and other similar aspects related to the proposed use.
Based on the above findings and conclusions, approval of the CUP shall be subject to the
following condition:
1. Before any construction begins the applicant shall obtain and comply with all applicable
laws and permitting pertaining to development of the property including but not limited
to the Seward Floodplain Development permit; Seward Building Permit; Alaska
Department of Environmental Conservation; US Army Corp of Engineers; all other State
and Federal Permitting.
2. Continue to work with City staff to coordinate site visits to address and remove any
outstanding code compliance issues.
3. Work with the City Fire Department to meet on site water demands for fire protection.
4. Animal / Bird resistant dumpsters / containers shall be provided for all garbage and
refuse for the life of the use.
5. The Planning and Zoning Commission may modify this conditional use permit if
• changed uses no longer conform to the standards and legal requirements justifying its
present approval, or if the permittee applies for a modification to meet a different
development plan that conforms to the standards and legal requirements for approval of a
conditional use permit.
6. Any proposed modification plan shall be subject to the public notice and public hearing
requirements of law, which shall occur only after payment of the filing fee established by
resolution of the city council.
Section 2. The Planning and Zoning Commission finds the proposed use, based on the
5
Seward Planning and Zoning Commission
Resolution 2012 -11
Page 4 of 4
application and supporting materials and subject to the above conditions satisfies the criteria for
granting a Conditional Use Permit provided the conditions listed on Section 1, Subsection 6 are
met by the applicant, and authorizes the administration to issue a Conditional Use Permit to Leif
Olson for the construction and use of a Single Family Home located at 2308 Seward Highway, a
portion of Government Lot 1 lying East of the Seward Highway and Alaska Railroad Right of
Way, within 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 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 21st day of
August, 2012.
THE CITY OF SEWARD
Sandie Roach', Chair
AYES:
NOES:
ABSENT:
ABSTAIN:
VACANT: One
ATTEST:
Johanna Kenney, CMC
City Clerk
(City Seal)
4.)
P &Z Agenda Statement
Meeting Date: August 21, 2012 S Fiy
Through: ' 41149----S
Ron Long, Assistant City Manager .
a145�
From: Donna Glenz, Planner
Agenda Item: Resolution 2012 -11 granting a conditional use permit
to Leif Olson for the development of a single family home on that
portion of Govt. Lot 1 lying east of the Seward Highway and the
Alaska Railroad Right of way, within the Resource Management
zoning district; located at 2608 Seward highway
BACKGROUND & JUSTIFICATION:
Applicant Mike Insalaco, an agent for property owner Leif Olson, has properly applied for a
Conditional Use Permit, to construct a single family home at 2608 Seward Highway. The
property is located east of the Seward highway and the Alaska Railroad Right of way, within the
Resource Management zoning district. The undeveloped parcel is approximately 11 acres in
size.
A single family home is allowed by Conditional Use Permit (CUP) within the Resource
Management zoning district, as per Seward City Code (SCC) Land Uses Allowed Table
§15.10.225. No adverse impacts to adjoining properties or other properties in the area or the
Resource Management district are anticipated.
SURROUNDING LAND USE AND ZONING:
The neighboring properties are predominantly vacant land with some industrial uses including a
gravel asphalt business and boat repair /storage yard to the extreme north and the Seward Airport
to the South. To the East is the Resurrection River and open undeveloped land, within the
Resource Management district. To the West is the Alaska Rail Road Right of Way, the Seward
Highway and vacant undeveloped land. .
Floodplain status: According to the FEMA Flood Insurance Rate Map, the property is located in
a mapped flood hazard area. All structures, including sheds and storage areas will require
floodplain development permits. Staff has been working with the property owner to address
outstanding permitting issues. The property owner is in the process of removing and disposing
of extra equipment and materials. The owner has also added large amounts of fill to many areas
of the property, he obtained a floodplain development permit which included an engineered no
rise certificate. The owner continues to work with a surveyor to establish the current base flood
elevations for all proposed development.
Utilities:
7
The property is currently not served by existing public utilities or developed streets. Building
permits will be required which will address the utilities for the single family home and any out
buildings. The developer has been made aware of the lack of public utilities and will continue to
work with staff, through the building permit process, to address and accomplish these needs.
SCC§ 16.01.030(3) allows for development of parcels within the City that are not served by
public utilities.
Parking:
The parcel is a very large 11 acre parcel, adequate parking is available.
CONSISTENCY CHECKLIST: Yes No
Seward Comprehensive Plan (2020) X
Section 3.3 Housing, Encourage the development of new housing in Seward. (page 22)
3.2.1 Promote residential and commercial development within the city of Seward in accordance
with community values. (page 19)
Strategic Plan (1999) X
Promote Residential and Commercial Development Inside the City (page 9)
STAFF COMMENTS
The developer has been made aware of staff comments regarding the fire protection concerns and
lack of available public utilities and will continue to work with staff, through the building permit
process, to address and complete these concerns.
At this time of publication of this report, staff has received one public inquiry regarding the
development within a floodplain. If any comments are received after this publication, they will
be presented to the Commission at the August 21, 2012 meeting
RECOMMENDED CONDITIONS:
1. Before any construction begins the applicant shall obtain and comply with all applicable
laws and permitting pertaining to development of the property including but not limited
to the Seward Floodplain Development permit; Seward Building Permit; Alaska
Department of Environmental Conservation; US Army Corp of Engineers; all other State
and Federal Permitting.
2. Continue to work with City staff to coordinate site visits to address and remove any
outstanding code compliance issues.
3. Work with the City Fire Department to meet on site water demands for fire protection.
8
4. Animal / Bird resistant dumpsters / containers shall be provided for all garbage and
refuse for the life of the use.
5. The Planning and Zoning Commission may modify this conditional use permit if
changed uses no longer conform to the standards and legal requirements justifying its
present approval, or if the permittee applies for a modification to meet a different
development plan that conforms to the standards and legal requirements for approval of a
conditional use permit.
6. Any proposed modification plan shall be subject to the public notice and public hearing
requirements of law, which shall occur only after payment of the filing fee established by
resolution of the city council.
Property owners within three hundred (300) feet of Govt. Lot 1 lying East of the Seward
Highway and the Alaska Railroad Right of way were notified of this proposed conditional use
permit action. Public notice signs were posted on the property, and all other public hearing
requirements of Seward City Code §15. 01.040 were complied with.
RECOMMENDATION: Staff recommends approval of Resolution 2012 -11 including the
recommended conditions, granting a Conditional Use Permit to Leif Olson for the development
and use of a single family home on Govt. Lot 1 lying east of the Seward Highway and the Alaska
Railroad Right of way.
Request for Conditional Use Permit
City of Seward
Com munity Development Office
P.O. Box 167
Seward, AK 99664
Owner:
Leif Olson
P.O. Box 583
Seward, AK 99664
Represented by:
Mike Insalaco
P.O. Box 3505
Seward, AK 99664
907 -830 -7393
Legal Description:
Partial ID:14502206
2608 Seward HWY
T 1N R 1W SEC 34 Seward Meridian SW THAT PORTION OF GOVT LOT 1 LYING EAST OF THE SEWARD
HWY & ALASKA RAILROAD ROW
Zoned: Resource Management
Proposed Plan:
Owner desires to build one single - family home, 4800 sq ft and two -bay garage on the west side of
aforementioned property. A small campground is proposed to be built on the rear of the property, or on
the northeast -east side. Owner recognizes that some of the property is currently located in a flood zone.
All proposed building designs or plans are engineered for building in a flood zone. Owner has backfilled
the entire property and is now well above the 100 year flood plain.
Campground:
Owner has designed a family - friendly campground that offers secluded campsites as close to the City of
Seward as possible. Campsites are large enough to accommodate either a tent or RV camper with ample
spacing. Each campsite has a dedicated fire pit with a permanently mounted fire ring. The campground
will offer its guests a quiet and private campsite on a river's shore. Owner has partnered with several
tourism - related companies to cross market their products and services with the campground. There will
be information in the campground office for guests on the activities the City of Seward has to offer.
/�
House:
Owner intends to build a single - family home near the west entrance of the property. The foundation of
the house will be built well above flood plain level. Home will not use any City of Seward utilities, except
the possibility of electricity in the future. Home will be built using off -grid solar panels and a generator.
• Notes of Development plan:
- All connexes and temporary buildings will be relocated or attached to permanent foundations.
- Large excess construction equipment not needed for the campground project is in the process of being
sold.
- Entire property has been backfilled to well above the flood plain. (properly permitted)
- All other items on property will be used to construct home and campground; remaining items will be
removed. The intention is to have a back -to- nature experience; no random debris, vehicles, equipment
or tools will be onsite.
Development Proposal Information:
A. What structures are located on the property ?There are no permanent structures on the
property at this time. There are several metal buildings and wood structures that are in staging
phase.
a. Stick frame wood building (30' x 20') that will be used for a temporary office during
construction, then later for campground main office after it is placed on a permanent
foundation.
b. Metal buildings. Used for storage of lawn equipment, gardening supplies, and other
items needed for campground operations and maintenance. All metal buildings will be
on permanent foundations.
B. What is the existing use of the property? Currently, the property is used for storage of personal
construction equipment. Stored on the property are several pieces of construction machines of
various sizes that have been used to improve the property. The majority of the property
improvements are complete, and the owner is in the process of selling all excess machinery.
C. What is the proposed use of the property? To build a single - family home for owner and to
develop a campground.
a. Single- Family Home. Owner desires to build a 4800 sq ft home with two -car garage.
Building will comply with all pertinent jurisdiction building codes and all other
customary/typical building procedures.
b. Campground. The intention is to build a small secluded campground. Each site will
feature large gravel pads for parking RVs and vehicles. A dedicated tent camping area
provides wilderness camping with smaller, softer pads to provide a comfortable site for
tents. All campsites will have a small permanent fire ring placed within a dedicated safe
burn area. Large grassy areas will separate the campsites providing privacy and fire
barriers between campsites. The existing trees combined with new trees planted
1/
alongside the Seward Highway have already created a natural fence screening campers
from the traffic and distraction of vehicles on the highway. The campground will be
heavily monitored by onsite 24/7 management. The proposed home is strategically
located allowing owner to closely monitor traffic and visitors. The property is already
landscaped with native trees from the area. Featured will be large areas of manicured
grass for multi -use as well as campground activities with plenty of biking and hiking
wilderness trails nearby. Boating and kayaking will be available from the campsites.
D. What is your development time schedule? Owner has been working diligently in the planning
stage to build proposed home and develop the campground. Owner is eager but understands
these types of processes take time. Buildings plans, engineering, surveying and property
preparation are complete. Owner is ready to apply for a city building permit and begin
construction as soon as permitted to do so.
E. Prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit (CUP), it
shall be established that the use satisfies the following conditions:
The Applicant hereby alleges that:
1. The use is consistent with the purpose of the Seward Zoning Code and the purposes of the
zoning district: The Seward Comprehensive Plan encourages potential business owners to base
their business within the city limits to create sustainable, commercial revenue, create business
relationships, be environmentally responsible, and create economic growth within the city
limits. The property in question is zoned Resource Management. Resource Management
recognizes that a property located within these areas is difficult to develop. it also includes that
building a single - family home and campground should be encouraged by the City of Seward. The
proposed development complies with the Zoning intention which was to be able take on the
challenge of building on resource protected areas on otherwise non - revenue creating
properties. The proposed home and campground add value to the community as a business by
being aligned with City of Seward's existing goals for the sustainable business growth.
2. The value of adjoining property will not be significantly impaired:
Adjoining properties are currently undeveloped. At this time there are no proposed
development plans due to varying factors such as access and non - suitable land to build on.
Once home and campground are completed, adjoining properties should increase in value
significantly.
3. The proposed use is in harmony with the Seward Comprehensive Plan:
Although campgrounds were not specifically listed in the 2020 Comprehensive Plan, developing
an ecologically- friendly campground aligns with land use intentions, environmental, economic
and diversity goals specified in the Comprehensive Plan. The construction of a home and
campground creates jobs for local professionals. The day -to -day operation of the campground
/
will create jobs, tax revenue for the City and the Borough, services from local businesses, and
new business partnerships in the tourism industry. The owner has an opportunity to grow the
campground into a sustainable attraction to the citizens of Seward and its tourism industry.
4. Public services and facilities are adequate to serve the proposed use:
The proposed property is not within 200' of City water or sewage and will not be available. The
property's electricity will be generated onsite with renewable energy. Owner is negotiating with
Seward Electric for future grid service. All other utilities such as phone and cable TV will be
provided by owner. A DEC - approved septic system will be used that is designed for Flood Zone
areas.
5. The proposed use will not be harmful to the public safety, health or welfare:
Camping provides a positive experience for the campers. Health and safety risks are limited by
the design of a safe campground and family- friendly environment. All campers will be given a
safety plan regarding railroad crossing, wildlife encounters, trash handling, fire escape and
location of readily available fire extinguishers. Owner will work closely with Seward Fire
Department and Seward Police Department to develop a safety plan for campers to easily
understand and execute. Campground is marketed toward the more responsible camper such as
families and business getaways. The goal is to create a quiet, back -to- nature camping
experience. Any activity denying or inhibiting that experience will not be allowed.
/3
Airport Campground Campsites { . ��:1
Secluded Riverside Sites - 25 x 60 gravel pad
- Permanent fire ring in dedicated area ''����h4�a� lipa - RVNehicle parking � � ; - Sign with campsite ID � ttz �:tr:
�� � - Safety Plan on back of each sign , " "
Sign 1- Campground sign Proposed Single Family Home
- 4' x 8' - 4800 Sq Ft Home
- Internally Illuminated - 2 Bay Garage
- Wall Mounted - Renewable or grid electricity
- One Sided - DEC approved environmentally - friendly septic system
- Well Water
Sign 2- Monument Sign - Built to flood plain requirements
-4'x8'
- Internally Illuminated
- Free Standing
- Single -sid-d Tempora construction office Restrooms
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Sponsored by: Applicant
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2012 -12
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A
CONDITIONAL USE PERMIT TO LEIF OLSON FOR THE
DEVELOPMENT OF AN RV /CAMPER PARK ON THAT PORTION
OF GOVT. LOT 1 LYING EAST OF THE SEWARD HIGHWAY AND
THE ALASKA RAILROAD RIGHT OF WAY, WITHIN THE
RESOURCE MANAGEMENT ZONING DISTRICT; LOCATED AT
2608 SEWARD HIGHWAY
WHEREAS, Mike Insalaco, an agent for the property owner has properly applied for
a Conditional Use Permit, to construct and operate an RV /Camper Park at 2608 Seward
Highway; and
WHEREAS, the proposed RV /Camper Park will be located on the eastern portion of
a large 11 acre parcel East of the Seward Highway and Alaska Railroad right of way, within
the Resource Management zoning district; and
WHEREAS, an RV /Camper Park is an allowed use within the Resource
Management District according to Seward City Code (SCC) §15.10.225 Land Uses Allowed
Table with a Conditional Use Permit; and
WHEREAS, this parcel of land is located within the 1981 FEMA mapped flood
hazard area and will require a floodplain development permit and include building to
floodplain development standards; and
WHEREAS, the proposed RV /Camper Park development will provide additional
community RV and tent camping opportunities for the general public; and
WHEREAS, having complied with the public notification process; on August 21, •
2012, 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. In accordance with SCC §15.10.320(D), the Planning and Zoning Commission
has reviewed the applicant's request for a Conditional Use Permit to construct an RV /Camper
0
Seward Planning and Zoning Commission
Resolution 2012 -12
Page 2 of 5
Park on that portion of Govt. Lot 1 lying east of the Seward Highway and the Alaska
Railroad right of way, within the Resource Management zoning district; located at 2608
Seward Highway and made the following Findings of Fact:
1. The use is consistent with the purpose of this chapter (the Seward Zoning Code)
and the purposes of the zoning district
Finding: This condition has been met or shall be through the conditions of the CUP.
The development and use, as proposed, is consistent with Seward City Code Land
Uses Allowed Table in 15.10.225. RV /Camper Park is allowed within the Resource
Management Zoning District by Conditional Use Permit granted by the Seward
Planning and Zoning Commission.
2. The value of adjoining property will not be significantly impaired
Finding: This condition has been met or shall be through the conditions.
There is no evidence that the RV /Camper Park, as it is proposed, will impair
adjoining properties or rights -of -way. The owner plans to construct a small secluded
RV /Camper Park, with 24/7 management. The owner shall obtain all required
permits, including but not limited to the Alaska Department of Environmental
Conservation permits for the on -site septic and water.
3. Is the proposed use is in harmony with the Seward Comprehensive Plan?
Finding: This condition has been met or shall be through the conditions.
Seward 2020 Comprehensive Plan (approved by Council, 2005)
Section 3.1.1 Economic Development Attract new business and industry to the
greater Seward area. (page 18)
Section 3.2.1 Promote residential and commercial development within the city of
Seward in accordance with community values. (page 19) Promote expansion and
development of local entrepreneurial businesses. (page 16)
Section 3.6.1 Improve, expand and diversify year -round parks and recreational
opportunities for residents and visitors. (page 25)
Strategic Plan (1999)
The proposal is in harmony with the Seward 2020 Comprehensive Plan and Strategic
Plan (1999) in that both plans encourage growth of year -round business and tourism.
1
Seward Planning and Zoning Commission
Resolution 2012 -12
Page 3 of 5
4. Public Services and facilities are adequate to serve the proposed use.
Finding: This condition has been partially met and shall be completed through the
building and permitting process as well as conditions of the Conditional Use Permit.
Water, sewer and possibly electric services will be developed on -site as allowed for
by SCC §16.01.030(3). If possible 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 the operation of the RV /Camper Park. On site
water and sewer are required to meet and be permitted by State of Alaska Department
of Economic Development.
5. The proposed use will not be harmful to the public safety, health or welfare.
Finding: This condition has been met or shall be through the conditions. There is no
evidence that the construction and operation of the RV /Camper Park, as proposed,
would be harmful to the public's safety, health and welfare.
All on site water and sewer shall meet the requirements of the State of Alaska
Department of Economic Development. The parcel is located within a mapped flood
hazard area; a floodplain development permit is required.
6. Any and all specific conditions deemed necessary by the commission to fulfill the
above - mentioned conditions shall be met by the applicant These may include but
are not limited to measures relative to access, screening, site development, building
design, operation of the use and other similar aspects related to the proposed use.
Based on the above findings and conclusions, approval of the CUP shall be subject to the
following condition:
1. Before any construction begins the applicant shall obtain and comply with all
applicable laws and permitting pertaining to development of the property including
but not limited to the Seward Floodplain Development permit; Seward Building
Permit; Alaska Department of Environmental Conservation; US Army Corp of
Engineers; all other State and Federal Permitting.
2. Continue to work with City staff to coordinate site visits to address and remove any
outstanding code compliance issues.
3. Work with the City Fire Department to meet on site water demands for fire
protection.
Seward Planning and Zoning Commission
Resolution 2012 -12
Page 4 of 5
4. Animal / Bird resistant dumpsters / containers shall be provided for all garbage and
refuse for the life of the use.
5. Obtain and comply with annual business license and Camper Park permits.
6. The Planning and Zoning Commission may modify this conditional use permit if
changed uses no longer conform to the standards and legal requirements justifying its
present approval, or if the permittee applies for a modification to meet a different
development plan that conforms to the standards and legal requirements for approval
of a conditional use permit.
7. Any proposed modification plan shall be subject to the public notice and public
hearing requirements of law, which shall occur only after payment of the filing fee
established by resolution of the city council.
Section 2. The Planning and Zoning Commission finds the proposed use, based on the
application and supporting materials, and subject to the above conditions satisfies the criteria
for granting a Conditional Use Permit provided the conditions listed on Section 1, Subsection
6 are met by the applicant, and authorizes the administration to issue a Conditional Use
Permit to Leif Olson for the construction and use of a RV /Camper Park located at 2608
Seward Highway, a portion of Government Lot 1 lying East of the Seward Highway and
Alaska Railroad Right of Way, within 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 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 21 day
of August 2012.
THE CITY OF SEWARD
Sandie Roach', Chair
Seward Planning and Zoning Commission
Resolution 2012 -12
Page 5 of 5
AYES:
NOES:
ABSENT:
ABSTAIN:
Vacant: One
ATTEST:
Johanna Kinney, CMC
City Clerk
(City Seal)
40
P &Z Agenda Statement
Meeting Date: August 21, 2012 r o f set
ez
Through: Ron Long, Assistant City Maiger ..
4 �ASK P
From: Donna Glenz, Planner UU
Agenda Item: Resolution 2012 -12 granting a conditional use permit
to Leif Olson for the development of an RV /Camper Park on that
portion of Govt. Lot 1 lying east of the Seward Highway and the
Alaska Railroad Right of way, within the Resource Management
zoning district; located at 2608 Seward highway
BACKGROUND & JUSTIFICATION:
Applicant Mike Insalaco, an agent for property owner Leif Olson, has properly applied for a
Conditional Use Permit, to construct and operate an RV /Camper Park at 2608 Seward Highway.
The property is located east of the Seward highway and the Alaska Railroad Right of way, within
the Resource Management zoning district. The undeveloped parcel is approximately 11 acres in
size. The developer proposes a safe and healthy family oriented camping experience.
An RV /Camper Park is allowed by Conditional Use Permit (CUP) within the Resource
Management zoning district, as per Seward City Code (SCC) Land Uses Allowed Table
§15.10.225. No adverse impacts to adjoining properties or other properties in the area or the
Resource Management district are anticipated.
SURROUNDING LAND USE AND ZONING:
The neighboring properties are predominantly vacant land with some industrial uses including a
gravel asphalt business and boat repair /storage yard to the extreme north and the Seward Airport
to the South. To the East is the Resurrection River and open undeveloped land, within the
Resource Management district. To the West is the Alaska Rail Road Right of Way, the Seward
Highway and vacant undeveloped land. .
Floodplain status: According to the FEMA Flood Insurance Rate Map, the property is located in
a mapped flood hazard area. All structures, including sheds and storage areas will require
floodplain development permits. Staff has been working with the property owner to address
outstanding permitting issues. The property owner is in the process of removing and disposing
of extra equipment and materials. The owner has also added large amounts of fill to many areas
of the property, he obtained a floodplain development permit which included an engineered no
rise certificate. The owner continues to work with a surveyor to establish the current base flood
elevations for all proposed development.
Utilities:
The property is currently not served by existing public utilities or developed streets. Building
permits will be required which will address the utilities for the RV /Camper Park and any out
buildings. The developer has been made aware of the lack of public utilities and will continue to
work with staff, through the building permit process, to address and accomplish these needs.
SCC §16.01.030(3) allows for development of parcels within the City that are not served by
public utilities.
Parking:
The parcel is a very large 11 acre parcel, adequate parking is available.
CONSISTENCY CHECKLIST: Yes No
Seward Comprehensive Plan (2020) X
Section 3.1.1 Economic Development Attract new business and industry to the greater
Seward area. (page 18)
Section 3.2.1 Promote residential and commercial development within the city of Seward
in accordance with community values. (page 19) Promote expansion and development of
local entrepreneurial businesses. (page 16)
Section 3.6.1 Improve, expand and diversify year -round parks and recreational
opportunities for residents and visitors. (page 25)
Strategic Plan (1999) X
The Strategic Plan encourages development that is consistent with our economic base vision.
"Promote Residential and Commercial Development Inside the City." (Page 9)
STAFF COMMENTS
The developer has been made aware of staff comments regarding the fire protection concerns and
lack of available public utilities and will continue to work with staff, through the building permit
process, to address and complete these concerns.
At this time of publication of this report, staff has received one public inquiry regarding the
development within a floodplain. If any further comments are received after this publication,
they will be presented to the Commission at the August 21, 2012 meeting.
RECOMMENDED CONDITIONS:
1. Before any construction begins the applicant shall obtain and comply with all applicable
laws and permitting pertaining to development of the property including but not limited
to the Seward Floodplain Development permit; Seward Building Permit; Alaska
Department of Environmental Conservation; US Army Corp of Engineers; all other State
and Federal Permitting.
2. Continue to work with City staff to coordinate site visits to address and remove any
outstanding code compliance issues.
3. Work with the City Fire Department to meet on site water demands for fire protection.
4. Animal / Bird resistant dumpsters / containers shall be provided for all garbage and
refuse for the life of the use.
5. Obtain and comply with annual business license and Camper Park permits.
6. The Planning and Zoning Commission may modify this conditional use permit if
changed uses no longer conform to the standards and legal requirements justifying its
present approval, or if the permittee applies for a modification to meet a different
development plan that conforms to the standards and legal requirements for approval of a
conditional use permit.
7. Any proposed modification plan shall be subject to the public notice and public hearing
requirements of law, which shall occur only after payment of the filing fee established by
resolution of the city council.
Property owners within three hundred (300) feet of Govt. Lot 1 lying East of the Seward
Highway and the Alaska Railroad Right of way were notified of this proposed conditional use
permit action. Public notice signs were posted on the property, and all other public hearing
requirements of Seward City Code §15. 01.040 were complied with.
RECOMMENDATION: Staff recommends approval of Resolution 2012 -12 including the
recommended conditions, granting a Conditional Use Permit to Leif Olson for the construction
and operation of an RV /Camper Park on Govt. Lot 1 lying east of the Seward Highway and the
Alaska Railroad Right of way.
MEMORANDUM
r ,OFSF �
City of Seward
Community Development 4` "`P
Date: August 21, 2012
To: Planning and Zoning Commission
1
From Donna Glenz, Planner �}.�,��-``
Subject: Back up for Resolution 2012 -12, RV /Camper Park Conditional Use
Permit
Please see the same backup provided for
Resolution 2012 -11, Single Family Home
Conditional Use Permit starting on page /0.
City of Seward, Alaska Planning Commission Minutes
July 17, 2012 Volume 6, Page 4 8 9
Call to Order
The July 17, 2012 Special Meeting of the Seward Planning & Zoning Commission was
called to order at 7:00 p.m. by Chair Roach'.
Opening Ceremony
• Commissioner Fleming led the Pledge of Allegiance to the flag.
Roll Call
There were present:
Sandie Roach' presiding, and
Dale Butts Cindy Ecklund
Tena Morgan Martha Fleming
comprising a quorum of the Commission; and
Donna Glenz, City Planner
Dwayne Atwood, Planning Technician
Excused was: Bixler McClure
City Administration Report
City Planner Donna Glenz updated the Commission on the following business items:
• Introduced and welcomed new Commissioner Martha Fleming.
• PACAB was scheduled to hold a meeting on Wednesday, July 18 at noon in Council
Chambers.
• The Resurrection Bay Conservation Alliance completed the bank vegetation along lower
Scheffler Creek. Interpretative signage was to be installed.
• The City had acquired two foreclosure parcels. One parcel was in the Crawford
Subdivision in the Resurrection River area, and one was along First Avenue between
•
Madison and Monroe streets.
• A Dairy Hill Drainage project grant was accepted by the Seward City Council on July 9,
2012. The Homeland Security Emergency Services grant totaled $349,982, and CRW
Engineering was to be the contractor.
• The City of Seward was to hold a meeting with FEMA Region X representatives on July
23, 2012. The main topic was coastal Risk Mapping for the areas between Lowell Point
and the Seward Marine Industrial Center.
City of Seward, Alaska Planning Commission Minutes
July 17, 2012 Volume 6, Page 4 9 0
• The City of Seward would participate in the annual Permitting & Agency Information Day,
which was scheduled for July 24, 2012 and would include several state and federal
agencies.
• A welcoming party was planned for the Japanese exchange students from Obihiro, Japan
on July 25. A second party for the group's departure was planned for Monday, July 30.
• Political signage was being addressed with letters to the candidates and notices to local
newspapers. City Code requires that campaign signage not be posted more than 30 days
before an election.
Other Reports, Announcements & Presentations — None
Citizens' Comments 011 any subject except those items scheduled for Public Hearing — None
Approval of Agenda and Consent Agenda
Motion (Ecklund/Butts) Approve the Agenda and the Consent
Agenda
Motion Passed Unanimous
The following items were approved on the Consent Agenda:
June 5, 2012 Regular Meeting Minutes
Unfinished Business Items requiring a Public Hearing — None
New Business Items requiring a Public Hearing — None
Unfinished Business — None
New Business —
Resolution 2012 -10 of the Planning and Zoning Commission of the City of Seward,
Alaska, recommending Kenai Peninsula Borough Approval of the preliminary replat
of Lots 26 -28, Block 13, Original Townsite of Seward, Wilson Replat, creating one lot
to be known at Lot 26A, located at 312 First Avenues
Glenz noted the location of the proposed replat and the property owner's intent to vacate
interior lot lines. The Single Family (R -1) Zone property included a single family residence.
Motion (Ecklund/Morgan) Approve Resolution 2012 - 10
Roach' commented that she was pleased to see plat actions that vacate interior lot lines
when homes are built across those interior lot lines.
City of Seward, Alaska Planning Commission Minutes
July 17, 2012 Volume 6, Page 4 91
Motion Passed Unanimous
Informational Items and Reports (No action required)
2012 Planning and Zoning Meeting / Work Session Schedule
FEMA Region X July, 2012 Newsletter
Seward Highway Bridge Repair Notice
Commission Comments
Butts said the staff work for the packet was appreciated and he also welcomed new
Commissioners Martha Fleming and Bixler McClure.
Ecklund noted the first annual Bookin' for Books trail run would be held Saturday, July
21to raise funds for the Imagination Library program, which mails books to children. .
Fleming thanked the Commission for being supportive.
Morgan also welcomed the new Commissioners, Fleming and McClure.
Roach' thanked staff for the efforts to prepare the meeting materials.
Staff read into the record that the June 5, 2012 Planning & Zoning Commission regular
meeting minutes were approved on the consent agenda.
Citizens' Comments — None
Commission and Administration Response to Citizens' Comments — None
Adjournment
Meeting adjourned at 7:18 p.m.
Dwayne Atwood, Sandie Roach'
Planning Technician Chair
(City Seal)
0
MEMORANDUM
e of s
. -4•
City of Seward
Community Development
Date: August 21, 2012
To: Planning and Zoning Commissio
From Donna Glenz, Planner :. < "_
Subject: Reminder of the 6:00 pm Tuesday night, September 4, 2012: Seward
Bear Creek Flood Service Area Board and Planning and Zoning
Commission Joint Work Session
The regularly scheduled quarterly joint work session with the Seward Bear Creek Flood
Service Area Board is scheduled for Tuesday, September 4, 2012 from 6:00 to 6:50 p.m.
in the Council Chambers.
It is assumed you will be in attendance unless you notify Community Development
Staff prior to the scheduled work session. (Dwayne Atwood, 224 -4049)
The regularly scheduled September Planning and Zoning meeting will directly follow the
work session at 7:00 pm.
This memo is to serve as a reminder of the regularly scheduled work session.
E3
Memorandum
e set
CITY OF SEWARD of it4
COMMUNITY DEVELOPMENT
q� S
Date: November 15, 2011
To: Planning & Zoning Commission
Through: Donna Glenz, Planner h
From: Dwayne Atwood, Planning Technician
Subject: 2012 - Planning & Zoning Meeting Schedule
This memo is to provide a schedule of the Planning & Zoning Commission Meetings for the calendar year 2012. Unless
otherwise noted the P & Z regular meetings will begin at 7:00 p.m. The "Scheduled Special Meetings" shall be held
ONLY if a Public Hearing item is on the agenda and will commence at 7:00 pm, otherwise the gathering will be
held as a work session commencing at 6:00 pm.
Month Regular Meeting Special P &Z Meeting for Public Hearings 7:00 pm
OR scheduled Work Sessions Commence at 6:00 pm
January January 3 January 17
February February 7 February 21
March March 6 (Note: March 6 Flood Board Work Session at 6:00)
March 20
April April April 17
May May l May 15
June June 5 (Note: June 5 Flood Board Work Session at 6:00)
June 19
July My -3 CX'd July 17 Special Meeting
August August 7 August 21
September September 4 (Note: September 4 Flood Board Work Session at 6:00)
September 18
October October 4 (Thursday) October 16 (Borough & Local Elections on October 2)
November November 8 (Thursday) November 20 (National Election on October 6)
December December 4 (Note: December 4 Flood Board Work Session at 6:00)
DI-8 CX'd
January January 3 January 15
If you have questions or concerns or cannot attend, please call 224-4049 or email datwood @cityofseward.net.
News from R on X
Strategic Alliance
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The NF1P and the that, without protection, many of
August 2012 p Endangered Species Act the nation's living resources would
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Reprinted with permission from extinction are considered
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Inside this Issue of Map Amendment and Letters of approximately 1,900 species are -
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of Map Revision [ CLOMR, LOMR]) Department of Commerce's
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2 the ESA compliance with the Endanger share responsibility for
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CLOMR -Fs and CLOMRs. Local
2 Ask the Help Desk officials are required to CLOMA, CLOMR -F and CLOMR
acknowledge on the Community applicants are responsible for
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3 L273 in Region X
proposed project would meet adversely affect" determination
minimum National Flood Insurance from the National Marine Fisheries
Program (NFIP) requirements and Service (NMFS) or the U.S. Fish
how the proposed changes would and Wildlife Service (USFWS), or
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are submitted to FEMA prior to has "No Effect" on proposed or
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The purpose of the ESA is to adversely affect species or
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NEWS FROM REGION X Page 2
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www.usehazus.com /wahug planning, disaster response, have ideas for future training topics,; or .
Elevation Certificates community planning etc. If you if you have expertise on a particular
August 9, 10:00 am - 12:30 pm would like to learn more, please subject and would like to sponsor a
September 13, 10:00 am - 12:30 pm join this one -hour webinar which session, please contact us at
Online* 2 CECs will focus on the flood module. The rxtraining @starr- team.com.
MT 1 Form Basics Earthquake module will be
MT Form
10:00 am - 11:00 am highlighted in September. Training
Online* -1•CEC will cover methodology for each EMI L273 Returns to
model, required inputs, and
Oregon Hazus Overview results. Region X
August 21 -22
Salem, Oregon One (1) CEC for CFMs FEMA Region X and the Washington
j. mp /OoTICc Presenter: Kelly Stone, FEMA Emergency Management Division
Hazus Flood Module Region X are sponsoring two fall sessions of
August 23,10:00 am - 11:00 am Oregon Hazus Overview EMI L273 - Managing Floodplain
Online* -1 CEC 9 Development Through the NFIP.
Hazus Earthquake Module August 21 -22, Salem, Oregon One session will be held in
September 6, 10:00 am - 11:00 am Spokane, October 15 to 19, at the
Online* p
September CEC FEMA and Oregon DLCD are Washington Department of Social
sponsoring course designed to and Health Services Building. The
NORFMA 2012 Conference provide an overview of Hazus tools second session in the Puget
September 19 -21, 2012 such as CDMS and the earthquake Sound /Olympia area is yet to be
Spokane, WA and flood modules. This course will scheduled.
www.norfma.org provide each user the necessary
Determing Base Flood Elevations requirements to update Hazus with Look for updates and details at
October 11, 10:00 am - 11:00 am local data and complete flood and www.starr- team.com.
Online* - 1 CEC earthquake analysis using Shake For more information or to register,
EMI 1.273 Maps and flood depth grids. The contact Mark Stewart, Washington
course will focus on data for EMD, M.Stewart@emd.wa.gov.
October 15-19, 2012 Multnomah County, but the same A g
Spokane, WA ,=? "'
principles apply to any community.
M.Stewart @emd.wa.gov Attendees are encouraged to bring
Elevation Certificates for A Zones their own local data for use in the
October 18, 10:00 am - 12:30 pm course.
Online* - 2 CECs
For more information, including
*To register for online courses, visit prerequisites and registration
STARR's training site online at information, visit http: / /j.mp /OoTICc.
j.mp /starrwebtraining, or email
RXTraining@starr-team.com.
Risk MAP
Increasing Resilience Together
AUGUST 2012 www.starr - team.com
202—
8/15 Seward Highway Bridge Repair Weekly Update Page 1 of 2
- ' koif
S**1 autog
Seward Highway Bridge Replacement
CONSTRUCTION UPDATE
3
Wednesday, August 15 Project Overview:
Update. The Alaska Department of
Transportation, in partnership
• Expect daily DELAYS, flagging and PILOT - CAR with Hamilton Construction
Company, is working to
OPERATIONS on the Seward Highway, from south i mprove travel on the Seward
of Ptarmigan Creek to Trail River bridge, between Highway, from Trail River to
7:OOam and 7 :OOpm, through the end of August. Ptarmigan Creek. Work will
include replacement of the
• Be alert to heavy equipment and construction Trail River, Falls Creek and
workers on the roadway and shoulder. Ptarmigan Creek bridges and
widening of the Seward
Highway from milepost 22.4
to 25.4. We will do our best to
keep you informed as work
continues, and we appreciate
your patience and
cooperation during
construction. The project is
scheduled to be complete by
June 2013.
For more information,
please call DOT at 288-
2204, Hamilton
Construction at 288 -5102,
or visit AlaskaNavigator.org.
PP 1F ,Zf
� s y Mast3
' SVATE of ALASKA DEPARTMENT of tiovi ator.0r
r cilliZiit TRANSPORTATION & 4lSLK McLLTIES .41/ .0'
http: / /us4. campaign- archive2. com/ ?u =b7183 c2 af20ee779fab 8 c 142 7 &id= e6a6d7f 7d8 &e =7... 8/16/2012
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