HomeMy WebLinkAbout08212012 Planning & Zoning Minutes City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 494
Call to Order
The August 21, 2012 Special Meeting of the Seward Planning & Zoning Commission was
called to order at 7:00 p.m. by Chair Roach'.
Opening Ceremony
Commissioner Ecklund led the Pledge of Allegiance to the flag.
Roll Call
There were present:
Sandie Roach' presiding, and
Dale Butts Cindy Ecklund
Bixler McClure Martha Fleming
comprising a quorum of the Commission; and
Donna Glenz, City Planner
ow Dwayne Atwood, Planning Technician
Excused was: Tena Morgan
City Administration Report
City Planner Donna Glenz updated the Commission on the following business items:
• Glenz welcomed Commissioner Bixler McClure to the Planning & Zoning Commission.
• A new Seward voting location had been established at 125 Third Avenue at the K.M. Rae
Building. The primary election was slated for August 28.
• Storm protection armor rock had been recently installed at the Seward Marine Industrial
Center south sea wall area.
• A walkway from the Holiday Inn to Port Avenue was recently completed.
• The next Seward Bear Creek Flood Service Area Board meeting was rescheduled to
September 11.
• The Planning & Zoning Commission was scheduled to hold its quarterly work session with
the Seward Bear Creek Flood Service Area Board at 6 p.m. on September 4.
• U.S. Sen. Mark Begich was scheduled to conduct a public visit to Seward on August 24.
Seward Community Library Director Patty Linville updated the Commission on a
+r Founder's Day community dialogue meeting that was planned for 6:15 p.m. on Tuesday,
August 28.
City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 495
Other Reports, Announcements & Presentations — None
Citizens' Comments on any subject except those items scheduled for Public Hearing — None
Approval of Agenda and Consent Agenda
Motion (Ecklund/Butts) Approve the Agenda and Consent Agenda
Motion Passed Unanimous
The following items were approved on the Consent Agenda:
July 17, 2012 Special Meeting Minutes
Unfinished Business Items requiring a Public Hearing — None
New Business Items requiring a Public Hearing
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
Glenz noted the proposed development location and referred Commissioners to the wall
maps provided at the meeting. All of the conditions of the City Code were required, including a
floodplain development permit and City building permit. State and federal agency review was also
required, Glenz said. There was no indication that the development of a single family home would
negatively impact any of the neighboring properties. Glenz listed the various conditions required
for the permit. A written laydown of a citizen's concerns was provided to the Commission for
consideration.
Butts asked where the proposed house would be positioned on the parcel.
Glenz indicated the area of the development on a wall map. Glenz explained that the
applicant had received a permit for fill on the property, but certain storage had not been permitted.
Staff had been working with the applicant to clean up the property.
Ecklund asked if City Code compliance would be required before a City building permit
was issued.
The applicant had to work with staff and follow through with required permitting before
the development could be undertaken, Glenz said. Some of the equipment on site was to be used
for the proposed development, Glenz said.
City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 496
Fleming asked how fire suppression would be conducted without City water service.
Glenz outlined how the applicant intended to provide water sewer and electricity for the
development.
City of Seward Fire Chief David Squires addressed the Commission, answering questions
about fire safety. Squires informed the Commission of a nearby water drafting site, and explained
that the proposed house could include a sprinkler system.
Squires answered several additional questions from Commissioners related to plans for
addressing the threat of fire and the maintenance of water drafting sites.
Commissioners further discussed the applicant's proposed development, nearby airport
development and the potential for river flooding.
Ecklund asked how close the proposed house and garage may be to Japanese Creek.
Glenz noted that a site plan with the exact location of the proposed home had not yet been
submitted. A surveyor would provide exact elevations as part of the floodplain development
permit process, Glenz said.
Recess from 8:45 p.m. to 8:50 p.m.
for
Fleming asked Administration to explain the timeline for approving the applicant's
conditional use permit.
Glenz explained the timeline and required public notice and noted the applicant had met
required deadlines and that was why a special meeting had been called.
Roach' referred to the citizen letter laydown and asked Administration to address the
concern of fill being added to the applicant's property.
Glenz noted that a permit was acquired for the dirt fill.
Notice of public hearing being posted and published as required by law was noted
and the public hearing was opened.
Mike Insalaco spoke on behalf of applicant Leif Olson and explained that the property had
been cleaned up and much of what remained in the form of equipment and materials would be
used for the proposed project.
Fleming asked Insalaco to speak to the timing of the proposed project.
Insalaco said the project would progress steadily, including the floodplain permitting
process.
City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 497
Ecklund asked Insalaco how close the proposed house would be to Japanese Creek.
Insalaco explained the structure would be approximately 60 feet to 40 feet from the creek.
Insalaco further described the location's elevation and bank stabilization.
Motion (Butts/Ecklund) Approve Resolution 2012 -11
Butts said he had some reservations regarding the potential changes to Resurrection River
and flooding, but it appeared the development met regulatory standards.
Ecklund noted that other areas of the Kenai Peninsula were required to keep a 50 foot
setback from anadromous streams. Seward was exempted, but Ecklund said she felt the setback
should be kept for the proposed development.
Roach' said she wanted to address the violations by the applicant to make sure compliance
was gained. Roach' said she was particularly concerned about unsecured fuel tanks that might be
on the applicant's property.
Glenz said she was unaware of any fuel tanks on the property.
Insalaco said a 2,500 gallon tank was on site to be used to hold water for a fire suppression
system. There was no fuel in the tank, Insalaco said. There were no fuel storage tanks on the
property, he said.
Roach' said she did not want open ended conditions to gain compliance by the applicant,
and suggested withholding the issuance of a certificate of occupancy until full code compliance
was met.
Motion (Roach'/Fleming) Amend Ordinance 2012 -11, Section 6, No. 2
to read, "Continue to work with City staff
to coordinate site visits to address and
remove any outstanding code compliance
issues prior to issuing a certificate of
occupancy."
Motion Passed Unanimous
Motion (Ecklund/Roach') Amend Ordinance 2012 -11, adding to
Section 6 a No. 7 to read, "Any
development on the property shall not be
within 50 feet of mean high water of
Japanese Creek."
Motion Passed Unanimous
City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 498
Fleming asked how the site preparation and house location would be addressed.
Glenz said the floodplain development permit and building permit process would be used
to determine how the site could be developed and the options for the house location.
Main Motion Passed, as Amended Yes: Butts, McClure, Ecklund
No: Fleming, Roach'
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
Glenz noted the proposed RV /Camper Park location, referring Commissioners again to the
wall maps provided at the meeting. No RV /Camper utilities were provided, according to the plans,
Glenz said.
Ecklund asked if the use could be allowed by administrative permit, rather than a
conditional use permit.
Glenz referred the Commission to the pertinent portion of the City Code, which indicated
that a conditional use permit was required.
Ecklund asked Squires if there would be any hazards similar to the municipal camping
areas.
Squires noted there would be more trees at the applicant's camping site, but inspections
would help to make sure requirements were met.
Fleming asked about the difference between an RV /Camper Park and a trailer park.
Glenz noted the differences, including the permitting that was required.
Commissioners further discussed issues related to camping at the proposed development
location.
Butts asked Squires whether the proposed development location needed more egress
points.
Squires said he was concerned about the number routes available for any needed
evacuation. The applicant could be required to produce an emergency plan, he said.
Notice evtablic hearing being posted and published as required by law was noted
and the public hearing was opened.
City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 499
Mike Insalaco explained the features of the proposed RV /Camper Park, noting that it
would be largely in a natural state with no pavement. A community gathering area would also be
developed, but camping sites would not have utilities, he said.
Fleming asked about the number of buildings planned for the development.
Insalaco noted the planned addition of a house /garage, a bath house and an office.
Ecklund asked if the gravel pads for the camp sites would be considered development in
the floodplain.
Glenz indicated that gravel pads were considered development.
Ecklund asked Insalaco if the proposed location of the gravel camping pads might be
moved further from the river than planned.
Insalaco said the business model included using the river area as an attractive feature for
campers, although there would be a greenbelt between the camping spaces and the water.
Ecklund said she wanted the development to be further than 50 feet from the water.
Insalaco said the proposed camping spaces would be safe and above the base flood
elevation.
Squires said the applicant's camping locations would be outside of flooding, based on the
inundation pattern of previous flooding events.
Commissioners further discussed the suitability of the existing driveway for evacuation and
the location of the camping sites in relationship to Resurrection River.
Seward resident Kerry Martin spoke to Commissioners and noted that RV /Campgrounds
do benefit from being near water. Martin said campers might use the municipal dump station,
because the proposed campground would provide that service on site.
Stephanie Moreland spoke to the Commission on behalf of the Civil Air Patrol, which
owns a 39 acre property near the proposed development. Moreland asked about the position of a
pond, and said there was not a clear delineation of property lines. Fire wood might be gathered
from nearby CAP property, which was a concern, Moreland said.
Ecklund asked if the CAP had considered posting its property.
Moreland said the CAP has not located its property lines, but was considering completing a
survey.
Motion (Ecklund/Fleming) Approve Resolution 2012 -12
City of Seward, Alaska Planning Commission Minutes
August 21, 2012 Volume 6, Page 500
Motion (Ecklund/Fleming) Amend Ordinance 2012 -12, adding to
Section 1, No. 6, bullet No. 8 to read, "Any
structure shall not be built within 50 feet of
mean high water of Japanese Creek."
Motion Passed Unanimous
Motion (Roach'/Butts) Amend Ordinance 2012 -12, Section 6, No. 2
to read, "Continue to work with City staff
to coordinate site visits to address and
remove any outstanding code compliance
issues prior to issuance of a camper park
permit."
Motion Passed Unanimous
Butts asked Administration if a tax might be implemented.
Glenz said that would be addressed through the business licensing process.
Roach' asked about the placement of signage to limit potential trespassing onto nearby
properties. Commissioners discussed potential signage.
Main Motion Passed, as Amended Unanimous
Unfinished Business — None
New Business — None
Informational Items and Reports (No action required)
Reminder of the September 4, 2012 P &Z / SBCFSA Board work session at 6
p.m. with the Regular P &Z meeting to follow at 7 p.m.
2012 Planning and Zoning Meeting / Work Session Schedule
FEMA Region X August Newsletter
Seward Highway Bridge Construction Update
Commission Comments
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McClure thanked the Commission for the opportunity to serve.
Butts welccpned McClure to the Commission.
City of Seward, Alaska Planning Commission Minutes
Volume 6, Page 501
August 21, 2012
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Fleming said she was still learning the process and would appreciate any additional
information required to help make decisions.
Ecklund noted the concerns about fire and other issues for property owners, but City Code
did not provide clear guidelines for every possible use.
Roach' said she appreciated the questions by Commissioners and the public.
Citizens' Comments
Seward Fire Chief Dave Squires noted the water required for fire suppression at Leif
Olson's proposed development. He reiterated that the developer was being encouraged to install a
sprinkler system.
Mike Insalaco said he appreciated the questions posed by Commissioners and said the
conditional use permit process was fair.
Stephanie Moreland told Commissioners she may be interested in serving on the Planning &
Zoning Commission. She also said she appreciated the ability to speak to the Commission.
Commission and Administration Response to Citizens' Comments
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Ecklund said it was good to receive input from an adjoining property owner regarding the
proposed development of a RV /Camper Park.
Glenz asked Commissioners to contact her if they had questions about proposed land
actions or other matters. She also thanked Squires and Kerry Martin for attending the meeting.
Adjournment ^j1
Mee • l : adjourned a ' :22 p./
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Dw. yyne od, G. Sandie Roach'
P .nning Technician Chair
(City Seal)
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