HomeMy WebLinkAboutRes2021-029 Sponsored by: Applicant
Public Hearing: December 7, 2021
CITY OF SEWARD,ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2021-029
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF
THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE
PERMIT TO BORNSTEIN SEAFOODS TO CONSTRUCT AN EMPLOYEE
CAMPGROUND WITH MODULAR HOUSING ON LOT 2, BLOCK 7,
FOURTH OF JULY CREEK SUBDIVISION, SEWARD MARINE
INDUSTRIAL CENTER,LOCATED AT 3207 MORRIS AVENUE;WITHIN
AN INDUSTRIAL(I) ZONING DISTRICT
WHEREAS, Brandii Holmdahl of Bornstein Seafoods has applied for a Conditional Use
Permit (CUP) from the Seward Planning and Zoning Commission to construct and operate an
employee campground on the property located at 3207 Morris Avenue, Lot 2, Block 7, Fourth of
July Creek Subdivision, Seward Marine Industrial Center; and
WHEREAS,the property is in an Industrial (I)Zoning District; and
WHEREAS,an employee campground is allowed in an Industrial Zoning District with an
approved CUP per City Code §15.10.226—Land Use Table; and
WHEREAS, the applicant has complied with all of the public hearing requirements of
Seward City Code §15.01.040.
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. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and
the purposes of the zoning district.
Finding: An employee campground is allowed in an Industrial Zoning District with an
approved CUP per City Code §15.10.226—Land Use Table.
B. The value of adjoining property will not be significantly impaired.
Finding: This condition has been met. The surrounding property is primarily used for
Industrial businesses and storage,and will not be affected by an employee campground
constructed from Modular housing units.
C. The proposed use is in harmony with the Seward Comprehensive Plan.
Finding: The Seward 2030 Comprehensive Plan (2017) and Strategic Plan (1999)
encourage the expansion and development of marine businesses in Seward. Providing
Seward Planning and Zoning Commission
Resolution No. 2021-029
Page 2 of 4
adequate and safe housing for fishery employees is important to the growth and
sustainability of these businesses.
Seward Comprehensive Plan (approved by Council, May 30, 2017)
Vol 1 Ch 2.2.11 - Economic Base
• "We value a stable economic environment, economic diversity, year-round
businesses, environmentally responsible industry, and employment that
promote a high standard of living."
• "Encourage the prudent management of resources for healthy commercial and
sports fishing industries."
• "Promote expansion and development of local marine entrepreneurial
businesses."
Strategic Plan (1999)
Economic Base—"We are a community that promotes economic diversity,encourages
growth of year-round businesses, desires environmentally-responsible industry, and
seeks jobs that promote a higher standard of living"(Page 5).
"Adjust local development regulations, where appropriate, to encourage development
that is consistent with our economic base vision"(Page 5).
D. Public Services and facilities are adequate to serve the proposed use.
Finding: Water, sewer, and power are available to the property. Seward City Code
§15.10.226(j)(4)states,"Sanitary facilities shall include either permanent or portable
toilets. If permanent facilities are constructed, they shall conform to §8.15.425(b).
Shower facilities may either be on-site in conformance with§8.15.425(b),or provided
on the job site of the employer. City Code requires that every business within the City
must provide containers suitable for refuse collection(SCC 14.05). Applicant does not
show in the site plan diagram where sanitary facilities and shower facilities will be
placed.
E. The proposed use will not be harmful to the public safety, health or welfare.
Finding: Applicant has not provided an explanation to satisfy this requirement.
However, this condition will be met through deliberation of proposed CUP
requirements by Staff and Commissioners.
F. 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.
Seward Planning and Zoning Commission
Resolution No. 2021-029
Page 3 of 4
Based on the above findings and conclusions, approval of the CUP shall be subject to the
following conditions:
1. Each sleeping area has a working smoke detector that is less than 10 years old.
2. Fire Extinguishers are professionally inspected and tagged annually, are easily
accessible and labeled, and within 75' of all occupants.
3. No electrical hazards exist, including open junction boxes, extension cords used for
permanent wiring, or multi-use plug adaptors.
a. Electric connections between units and power source shall be underground.
4. Each MOD unit has an identification numbering system, "address", labeled on the
outside of the unit for emergency response.
5. Exits and exit doors are free of obstruction and doors swing freely.
6. An Alaskan engineer has signed off on the method used to secure the units to the
ground.
7. The applicant shall work with City Public Works and Electric Departments for any
possible upgrades or connections to the water, sewer and/or electric utilities.
8. All parking and maneuverability requirements as determined by the Planning and
Zoning Commission shall remain on site for the life of the use.
9. Bear-proof/ bird resistant containers shall be provided for all garbage and refuse for
the life of the use.
10. Per Seward City Code§15.10.325(f). an approved CUP shall lapse six months from the
date of approval if the use for which the permit was issued has not been implemented
or a building permit obtained. The Commission may grant a six-month extension upon
finding that circumstances have not changed sufficiently since the date of initial permit
approval.
11. Modification of final approval of a conditional use permit may,upon application by the
permitee,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.
Section 2. The Planning and Zoning Commission finds that the proposed use,subject to the above
conditions satisfies the criteria for granting a conditional use permit provided the conditions listed
on Section 1, Subsections A through F are met by the applicant, and authorizes the administration
to issue a conditional use permit to Brandii Holmdahl of Bornstein Seafoods to construct and
operate an employee campground on the property located at 3207 Morris Avenue, Lot 2, Block 7,
Fourth of July Creek Subdivision, Seward Marine Industrial Center, within an Industrial Zoning
District(I).
Seward Planning and Zoning Commission
Resolution No. 2021-029
Page 4 of 4
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 7`1'
day of December, 2021.
THE CITY OF SEWARD, ALASKA
Craig A{mbrosiani, Presiding Officer
AYES: Seese, Charbonneau, Sullivan, Ambrosiani
NOES: None
ABSENT: Verhey, Swann
ABSTAIN: None
VACANT: One
ATTEST:
rends Ba 15
City Clerk
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