HomeMy WebLinkAbout04202022 PACAB Work Session PacketPort& Commerce Advisory Board
(PA CA B)
Work Session Packet
Topics: 1) Discuss Seward Marine Industrial Center (SMIC) area -
wide development; 2) Discuss including Correspondence on agendas;
3) Discuss employee retention; and 4) Discuss PACAB's meeting
schedule, priorities, and plans for hiatus
City Council Chambers
April 20, 2022
All public is invited to attend.
Beginning at 12: 00 p.m.
TABLE OF CONTENTS
Discuss SMIC Area -Wide Development
1. SMIC Development Plan Review — Notes & Updates Page 1
2. SMIC Development Plan — Redlined Page 6
3. Updated Maps & Boundaries Page 33
Discuss Modifying Standard Agenda To Include Correspondence Page 38
Discuss Employee Retention Research And Plans For Moving Forward Page 39
Discuss PACAB Schedule, "Goals List", And Plans For Hiatus Page 40
PACAB 2022 Meeting Schedule Page 41
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co
SEWARD MARINE INDUSTRIAL CENTER
DEVELOPMENT PLAN
Prepared by
Seward Harbormaster and Community Development Department
in Cooperation with the Port and Commerce Advisory Board
Adopted by Resolution 2018-00
on February 26, 2018
Revised following September 15, October 20, and November 17, 2021 PACAB
work sessions.
TABLE OF CONTENTS
INTRODUCTION
THE PLAN
BASIC MARINE INFRASTRUCTURE
Basin
Docks
Shiplift Operations
Uplands
MANAGEMENT
LAND USE
Platting
Land Values
Land Uses
Parks and Recreation
MARKETING
TRANSPORTATION
Roads
Parking
Airport
PUBLIC FACILITIES AND SERVICES
Public Facilities
Public Safety
Public Utilities
ENVIRONMENT AND WASTE MANAGEMENT
Environmental Concerns
Waste Management
APPEARANCE
Landscaping and Beautification
SIGNS, ZONING, BUILDINGS
Signs
Zoning
Buildings
PLAN IMPLEMENTATION
Plan Adoption
Plan Use
APPENDICES
Exhibit A - Site Map: Fourth of July Creek Valley
Exhibit B - Preliminary Subdivision Layout
Exhibit C - Project Overview: 1980 Project Description
Exhibit D - ARCADIS 2016 Site Plan
Exhibit E - Lease Sites
Exhibit F — Utility Layout
F1 — Power Utilities
F2 — Sewer Utilities
F3 — Water Utilities
INTRODUCTION
During the mid-1970s, the City of Seward began developing a plan to create an industrial complex
at the Fourth of July Creek area to service the maritime industry. The City annexed the valley in
1977, acquired lands through the Alaska Statehood Act Municipal Entitlement, and completed the
1979 Fourth of July Creek Industrial Development Feasibility Study. That study identified four
examples of industries that would be more likely than others to locate in the Fourth of July Creek
area: fisheries, shipyard, petrochemical processing, and heavy industry, such as ore refining and
bulk freight handling.
The foundation for the project was a shipbuilding facility proposed by the Danish firm Burmeister -
Wain to meet the high demand for new vessels in the king crab fisheries. With the crash of the fish
stock in 1980, the project evolved into a mix of ship repair facilities, general cargo, fisheries
processing, and other industrial uses. The project today is essentially as described in the 1980
Century-Quadra report entitled "Fourth of July Creek Industrial Marine Park Project Description"
and shown on Figure 2 - Project Overview and Figure 3 - Site Plan (Appendix Exhibits C & D).
Upon completion of a comprehensive 1981 Environmental Impact Assessment, the City embarked
on a multi -year construction project that ultimately invested the majority of the City's share of the
port bonds and state oil revenues into: an access road, the relocation of Fourth of July Creek, a
retaining dike, basin, breakwater, and shiplift. With a state grant, new investment work was done
to the North Dock and a new floating dock for a total investment of approximately $65 million.
Access, utilities, and land availability helped spawn development of the sawmill and the prison
within the boundaries of the Fourth of July Creek valley complex. The shiplift has been operational
since 1985, and a building was erected to cover large barges and vessels, new break room, and
machine shop buildings. Development activity continues to occur in the area known as the Seward
Marine Industrial Center (SMIC).
In 1988, the Spring Creek Correctional Center was completed and was designated as a Level III
(Maximum Security) Facility. Originally designed to house 412 long-term inmates, growth in
prisoner population has dictated adding more bunks which gives a current population of over 500
prisoners. The facility is staffed with a team of more than 200 experienced correctional,
administrative and management personnel and is a decentralized campus design, currently with
three separate houses that are separated from the major administration/support complex by a large
recreation/exercise field. Spring Creek Correctional Center is situated on a 328-acre site was made
available by the Kenai Peninsula Borough and the City of Seward.
THE PLAN
GOAL: An action -oriented document to guide the City and private enterprise in completing
the development of a vibrant and successful marine industrial center.
The Seward Marine Industrial Center (SMIC) Development Plan is a direct outgrowth of the
community's desire to enhance, encourage, and promote an atmosphere favorable for additional
private sector economic development at SMIC. For the purpose of this plan, SMIC is considered
to include the 128.5 acres immediately adjacent to the harbor basin, south of Spring Creek and
west of the prison property (Tract A and Tract B, Johnson —Swift Subdivision, USS No. 1651,
Parcel ID 14533004 [Appendix Exhibits A and B]).
The SMIC Development Plan becomes a component of the City of Seward's Comprehensive Plan.
Whereas the Comprehensive Plan contains both advisory and binding elements, the SMIC
Development Plan contains only advisory elements comprised of goals, issues, and actions. The
binding element of the Comprehensive Plan is the Land Use Plan which is a legal document that
must be adhered to and can be revised only by ordinance.
As part of the process of finalizing the SMIC Development Plan, the City solicited suggestions
from various public boards and commissions and interested groups, such as the Seward Chamber
of Commerce. The draft plan was presented to the public at advertised public hearings and through
review by the aforementioned groups. The issues raised and recommendations made by those
individuals and organizations are reflected in this document. The original plan was approved by
the Seward City Council in 1995; it was updated in 2008, reviewed in 2011, and the most recent
update was completed in 2018.
An effective plan is one which is implemented. The City of Seward has a track record of
accomplishing actions outlined in its plans. Recommendations from previous plans that have been
accomplished within the SMIC area include:
• Syncrolift with upland rail system
• 315 ton Travelift
• Bulk fuel facility
• 430' North Dock
• Fisheries dock and plant improvements Moving towards new ownership (Polar to
Bornstein)
• New DEC approved outfall
• Electrical substation
• Primary electrical service
• 34 individual power stalls, water and sewer systems
• Secondary sewer treatment plant
• Preliminary real estate subdivision plat
• Some fill and cargo laydown area
• Some utility improvements, including area lighting LED High Mast lights
it$]
• Campground improvements
• Some real estate development (sales and leases)
• 400 and 800 amp service at North Dock
• Rubble mound breakwater
• Wash down pad
• 10 Ton crane
• 315' floating dock (Fisherman's Float)
• Building for wash down pad
• Fenders on North Dock
• Widen the 315 Ton Travelift and Travelift Pit
Future plans to be considered and funded include:
• Finish the heating system for the Wash Down Pad
• New US Coast Guard facility
is
BASIC MARINE INFRASTRUCTURE
GOAL: Continue Upland development.
BASIN
The basin that was envisioned by the 1980 Century-Quadra concept was enclosed, protected and
dredged to -21 feet mean lower low water (MLLW) to accommodate medium -draft vessels for
ship repair, cargo off loading, and general moorage. The basin has been dredged to design with -
25 foot berths adjacent to the Shiplift Dock and the North Dock. The basin is protected by a rip -
rap breakwater along the east shoreline, by a filled sheet pile cell breakwater along the south and
southwest, and by sheet piling along a section of the North Dock. It is still open to Resurrection
Bay along the west and northwest sides.
Unlike a rock rip -rap breakwater, the gravel -filled interconnecting sheet pile cellular cofferdams
making up the south breakwater require regular maintenance to prevent failure.
• Monitor and repair South Breakwater anodes, as needed.
DOCKS
Docks described in the 1980 Century-Quadra concept included an inner dock along the north basin
shoreline, deep -water sheet pile cell breakwater and dock enclosing the basin, a ship repair dock,
a boat ramp, and other miscellaneous docks. A ship repair dock, small fish processing dock, barge
ramp, and medium draft cargo dock have been constructed and are in operation.
There is a growing demand for additional general purpose moorage dock space.
(,rode,- „sift etie,, 4 t4is times Completed
..
.•
� Completed
• Surface the North Dock and staging areas with concrete, asphalt, crushed rock, or Roto-
Mill (crushed asphalt) including the installation of drainage pipes. Part of the North Dock
is paved.
• The Barge ramp has been repaired and is being utilized.
im
• Maintain the Fisheries Dock per lease agreement. Will be under new ownership soon.
Completed
The Shiplift Dock is maintained per a Maintenance and Operating (M&O) agreement with the
Syncrolift lessee.
• Repair or replace Syncrolift dock ladders, bumpering system and corrosion control of the
pipe piling in the splash zone by application of a protective coating.
• Monitor maintenance of the Shiplift Dock per M&O agreement for the useful life of the
facility.
SHIPLIFT OPERATIONS
Shiplift Operations are divided between the mobile 315 ton Travelift and the 5000 long ton
Syncrolift platform. The Syncrolift was an integral part of the original SMIC concept plan. The
Travelift was purchased and put into operation by the City in 1990 and upgraded to a 315 ton
Travelift in 2015 to fill the demand for lifting vessels too small to economically use the Syncrolift
platform but too large for the City's 50 ton Travelift.
A number of improvements relative to the 315 ton Travelift operation have been identified.
Expand existing water and electrical systems in the boat storage area.
Encourage the development of full -service work stations for major maintenance/
construction projects on vessels in order to limit the degree of maintenance allowed in the
storage area.
Provide additional restrooms, as needed.
The Syncrolift, although owned by the City, is operated by a contractor through a Maintenance
and Operating Agreement.
UPLANDS
The Uplands forming SMIC were for the most part created from the material dredged during the
formation of the basin. The original design called for a grade of 18 feet above MLLW. The roads
are to grade, but some of the land is below desired grade. Drainage ditches were placed along
Delphin and Olga Streets and the north property line to divert water runoff in the summer. During
winter, ditches and culverts freeze causing runoff to pool in the lower areas behind roads.
Provide engineer -designed drainage.
Fill and grade the storage area to the correct elevation for the continued improvement of
drainage. Continuing the process.
Add to Article 18 of all new leases, under Maintenance, "Do not push snow into ditches."
13
MANAGEMENT
GOAL: A management level that is responsive to the needs of its customers and users,
adequately serves the public's needs, protects the City's investment, and ensures public
safety.
Security and concerns related to potential environmental pollution grow as the number of boats,
cargo, and equipment on -site increases. Sufficient revenues are necessary for effective on -site
management and security of this public facility.
• Seek a rate of return from the use of public facilities, land assets, and equipment that will
adequately cover deferred maintenance and replacement costs.
- Examine electric rate method of calculating charges to users.
- Examine credit card rate method of calculating charges to users.
• Continue to review the Upland Boat Work Policy and Best Management Practices to ensure
compliance with the Clean Water Act and Local, State, and Federal laws and regulations
where they apply.
• Ensure that the facility and uses are consistent with the requirements of the Maritime
Security Act of 2002 33.CFR 104.105 and maintain the Facility Use Plan.
14
LAND USE
GOAL: Sound, maximized, and coordinated development of private and public uplands and
facilities in support of the needs of the users and visitors.
PLATTING
The City has formulated a subdivision of SMIC and the Fourth of July Creek Valley. The
subdivision plat dedicates roads and provides as -built utility and access easements. It creates legal
lots for existing leases and leaves the majority of the SMIC area in blocks.
• Maintain an accurate map through survey and plat amendments for all current and future
leases.
LAND VALUES
In order to provide adequate public services and maintenance at SMIC, it is important that the City
receive a fair market value —the current rate is 8% annually of the appraised value —for the use of
its limited land assets.
Adjust the annual rental payment every five years. The adjusted annual rental payment
shall be the appraised fair market rental value of the leased land at the highest and best use
of the leased land. Lands were appraised in 2020; next appraisal due in 2025.
Increase the annual rental payment every year in an amount that reflects the increase, if
any, in the cost of living for the previous year as stated in the Consumer Price Index, All
Urban Consumers, Anchorage, Alaska Area, All Items 1967100 ("CPI'), as published by
the United States Department of Labor, Bureau of Labor Statistics.
LAND USES
SMIC is zoned Industrial. The Seward Zoning Code, Table 15.10.225 Land Uses Allowed,
establishes what uses are allowed within that district. Uses allowed within the SMIC should focus
on strengthening and enhancing the area as a center for marine and other compatible industries.
• Review Table 15.10.225 to ensure the uses listed are compatible with the overall intent of
the SMIC area.
PARKS AND RECREATION
Under State statutes, the City is required to provide public access along Spring Creek, Fourth of
July Creek, and Resurrection Bay. Although the area is principally industrial, limited recreation
opportunities can be made available without interfering with surrounding industrial uses.
• Maintain access from Nash Road to the mouth of Spring Creek and provide a camping
area, and include signage of the access route.
W
Completed
MARKETING
GOAL: A comprehensive marketing program primarily targeting fisheries, ship repair, and
marine transportation industries along with a healthy and complementary mix of
commercial support businesses.
Current City marketing efforts include: attendance at trade shows, overseas trade missions,
brochures, and advertising.
• Maintain a sign along Nash Road and central to the SMIC area showing what lands are
available for lease (Appendix Exhibit E).
• Maintain a fair market value base line from which leases will be negotiated.
• Continue to encourage multiple users.
• Evaluate utility rates to encourage more usage while ensuring a fair return to the public
utility system.
• Continue to support the Seward Chamber of Commerce as the marketing arm of the City
of Seward.
17
TRANSPORTATION
GOAL: An adequate transportation infrastructure that will serve the needs of the industrial
complex, allow for growth, and attract new business to the community.
ROADS
Nash Road provides the only ground access to SMIC and the Fourth of July Creek area. To
adequately serve SMIC and attract new industries, it is of the utmost importance to maintain and
improve the public road system to the highest standard economically possible.
• Postpone paving interior SMIC streets until site and utility developments are completed.
PARKING
Although parking has not been a problem in the past, as more activity develops it will become
imperative that vehicles park in designated areas off public roads and away from equipment
activity.
• Ensure that all lease sites include adequate area to comply with parking requirements set
forth in the zoning code, and that lessees provide on -site parking for employees and
customers.
• Maintain signage in parking areas in support of the public docks.
AIRPORT
Although not directly associated with SMIC, having a well -maintained airport is an important
transportation link for the delivery of parts, goods, and services to the industrial center businesses.
• Continue to work with the Alaska Department of Transportation and Public Facilities to
improve airport facilities and protect it from river flooding and erosion.
18
PUBLIC FACILITIES & SERVICES
GOAL: A full range of public facilities and services adequate to provide a safe and
comfortable work environment for users and visitors.
PUBLIC FACILITIES
Public Facilities are currently limited from available to non -available.
• Include construction of an additional public restroom/shower facility in the City's Capital
Project Plan.
• Improve paving, fill, fencing, and storm water drainage collection and treatment
infrastructure as development occurs.
PUBLIC SAFETY
The distance from town limits police coverage to an occasional patrol and also increases fire
response time. Although a pumper/ladder truck is located in the harbor storage building, there are
no scheduled trained fire department personnel on -site to operate them. The fire truck is staged on -
site and ready for volunteer personnel.
• Evaluate each new development as to its impact on fire and police services.
• Complete water system to loop all lines or upsize all cross -feeder lines and provide
additional fire hydrants as needed.
• Identify and reserve a site for a fire station to serve the Fourth of July Valley area.
• Include a separate fire station in Capital Project Plan, to accommodate more and/or larger
equipment and supplies to support increased industrial development. Possibly include a
joint small office for Seward Police.
• Explore possible cooperative arrangements with Spring Creek Correctional Facility staff
to provide initial fire or other public safety needs.
PUBLIC UTILITIES
Public Utilities such as primary water, sewer, and electrical service systems have not been
extended throughout the undeveloped SMIC areas (Appendix Exhibits F1-F3). The cost of
extending these utilities creates a disincentive to the establishment of smaller businesses.
• Improve the water and electrical systems in areas associated with the 315 ton Travelift to
accommodate increased public use.
• Include in City capital planning the extension of electrical, sewer, and water throughout
the industrial area.
• Support updating Seward City Code to facilitate utility extension development.
• Continue to place all electric utilities below ground.
19
ENVIRONMENT & WASTE MANAGEMENT
GOAL: A high level of environmental regulatory compliance and a clean work environment.
ENVIRONMENTAL CONCERNS
The objective of the City is to maintain a clean work environment and to protect the land, water,
and air to the highest degree possible without making the area prohibitive for the type of activities
associated with industrial areas.
• Require compliance with all rules and regulations of the Environmental Protection Agency
and the Alaska Department of Environmental Conservation.
• Maintain policies and procedures for monitoring and ensuring vessel storage/ repair site
clean-up.
• Maintain and distribute use guidelines to lessees, operators, and users of the area for ship
repair —including minor repairs, sand blasting, and painting.
WASTE MANAGEMENT
Waste Management is integral to managing a successful industrial area where large amounts of
waste are generated. Separation of steel, wood, and general garbage is required at the Kenai
Peninsula Borough (KPB) solid waste facility. It is illegal to dump used oil in solid waste
containers.
• Continue implementation and improvements of a program to control the separation,
collection, recycling, and disposal of waste generated at the industrial center in accordance
with established environmental policies and regulations/ requirements of the KPB solid
waste facility.
• Continue to improve used oil collection procedures and disposal facilities to meet the
demands of user groups and to ensure a clean environment.
• Improve methods to monitor waste material disposal to control and reduce the costs
associated with the collection of solid and liquid waste materials.
• Maintain a Storm Water Pollution Prevention Plan (SWPPP).
20
APPEARANCE
GOAL: A high standard of aesthetic appearance and cleanliness through landscaping, litter
control efforts, and development of public amenities that are in keeping with the industrial
maritime theme of the area.
LANDSCAPING & BEAUTIFICATION
Industrial areas do not have to be barren and devoid of natural aesthetics. An atmosphere that is
pleasant and attractive to users and visitors alike can be cultivated through thoughtful planning
and landscaping efforts.
• Where possible, reduce scrap metal storage, trash, and other materials that may be
considered offensive to the casual observer.
• Ensure that all businesses comply with City codes regarding the collection and disposal of
trash.
Q
SIGNS, ZONING, BUILDINGS
GOAL: A high level of public and private compliance with Seward City Code.
SIGNS
Adequate public signing is important to provide directions, identify streets, point out public
facilities, and post rules and regulations for visitors. Private signing identifies places of business.
• Review public signing to ensure that it is adequate to the needs of the public and the City.
• Ensure private signing meets Seward City Code.
• Maintain a sign along Nash Road identifying and welcoming visitors to the Seward Marine
Industrial Center.
• Maintain a sign denoting lands for lease with contact information.
• Support north and southbound directional signage to SMIC at the corner of the Seward
Highway and Nash Road. Chamber of Commerce reported the state would not allow a sign
for SMIC on the Seward Highway.
ZONING
Zoning code development requirements regulate open space for fire prevention/fighting, air and
light.
Recognize that current zoning codes could limit necessary and appropriate development,
as proposed in Joint Overlays.
Support variance requests for height and set -back requirements as approved by the
Planning & Zoning Commission.
BUILDINGS
Buildings constructed to code are important to ensure safe working conditions and to add to the
community tax base. The City has adopted building, fire, mechanical, electrical, and plumbing
codes.
• Ensure that all structures, permanent or temporary, are constructed to adopted building and
fire code standards.
W
PLAN IMPLEMENTATION
GOAL: Adoption of the plan by resolution of the City Council and implementation by all
identified participants.
For the City of Seward to realize the benefits of the SMIC Development Plan and thereby ensure
sound growth and development, actions must be taken not only by the City of Seward but by many
other players within the community and the Borough, State, and Federal Governments.
Following are specific actions which are necessary to ensure the successful implementation of this
Plan:
Adopting a Plan shows commitment and establishes policy. Council should, by resolution,
adopt the Plan based upon recommendations of the Port & Commerce Advisory Board and
the Planning & Zoning Commission.
Use the Plan to guide the City of Seward in the appropriate quality growth and development
of the SMIC. Consistent with its original intent, the Plan will remain flexible. While it is
intended that all actions presented in this Plan will be implemented, it is recognized that
changing conditions in the future may necessitate modifications of planned actions or the
introduction of additional actions to satisfy local needs. The City recognizes the critical
role of plans as key program documents to guide the community's capital budgeting
process.
It is recommended that the SMIC Development Plan be reviewed annually and updated within five
years, or more often as needed. An annual review will help track accomplishments, changes, and
inadvertent omissions.
23
APPENDICES
Exhibit A - Site Map: Fourth of July Creek Valley
Exhibit B - Preliminary Subdivision Layout
Exhibit C - Project Overview: 1980 Project Description
Exhibit D - ARCADIS 2016 Site Plan
Exhibit E - Lease Sites
Exhibit F - Utility Layout
1. Power Utilities
2. Sewer Utilities
3. Water Utilities
24
EXHIBIT A
Seward Marine Industrial Center
City of Seward, Alaska
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EXHIBIT B
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Agenda Statement
Meeting Date: April 20, 2022 Work Session
To: Port and Commerce Advisory Board
From: Lynda Paquette, Vice Chair
Agenda Item: Discuss modifying standard agenda to include Correspondence
BACKGROUND & JUSTIFICATION:
We receive letters from the public. Sometimes they come to all of us, sometimes they come on only a
few or one of us. Some of these communications deserve attention but there is no mechanism in
place for them to come before the body as a whole.
INTENT:
Would it be possible to have a section "Correspondence" added to the agenda so that these letters
will be added to our packets? If a member receives a letter directly they would then forward to the
clerk to be included. If the letter came through the Clerk's office they would add them automatically.
In the brief discussion we had I. understand there is a timing to be considered; if letters don't arrive
in time to be included in the packet could they be included as laydowns, or simply included in the
next packet if they don't apply to the upcoming agenda?
CONSISTENCY CHECKLIST:
Yes
No
N/A
1.
Comprehensive Plan (document source here):
2.
Strategic Plan (document source here):
3.
Other (list):
FISCAL NOTE:
Approved by Finance Department:
ATTORNEY REVIEW: Yes No N/A
RECOMMENDATION:
38
Agenda Statement
Meeting Date: April 20, 2022 Work Session
To: Port and Commerce Advisory Board
From: Lynda Paquette, Vice Chair
Agenda Item: Discuss Employee Retention research and plans for moving forward
BACKGROUND & JUSTIFICATION:
I think we need to agree as a group what we want to do — keep hearing from members of the
community, take a break from presentations till fall or what. — we do not appear to all be on the same
page.
INTENT:
The employee retention project is something we didn't even have on our list, so a review and
prioritization seems to be in order at this point. Even Bruce seemed confused that there were no
presenters at the last meeting even though I think he was the one that said we'd stop after March.
CONSISTENCY CHECKLIST:
Yes
No
N/A
4.
Comprehensive Plan (document source here):
5.
Strategic Plan (document source here):
6.
Other (list):
FISCAL NOTE:
Approved by Finance Department:
ATTORNEY REVIEW: Yes No N/A
RECOMMENDATION:
39
Agenda Statement
Meeting Date: April 20, 2022 Work Session
To: Port and Commerce Advisory Board
From: Lynda Paquette, Vice Chair
Agenda Item: Discuss PACAB schedule, "goals list", plans for hiatus
BACKGROUND & JUSTIFICATION:
Admin brought the idea of the "goals list" process needing to be reviewed and has suggested
considering evening meetings during the summer instead of a hiatus.
INTENT:
My intent is that we get as much work done as we can. I think we should address Administration's
concerns if PACAB is doing things in a way that they see as problematic.
CONSISTENCY CHECKLIST:
Yes
No
N/A
7.
Comprehensive Plan (document source here):
8.
Strategic Plan (document source here):
9.
Other (list):
FISCAL NOTE:
Approved by Finance Department:
ATTORNEY REVIEW: Yes No N/A
RECOMMENDATION:
40
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