HomeMy WebLinkAbout01242023 Planning & Zoning Work Session PacketPlanning & Zoning Commission
Work Session Packet
Work Session
Tuesday, January 24, 2023
Council Chambers, City Hall
6: 00 p. m.
The City of Seward, Alaska
SEWARD PLANNING AND ZONING COMMISSION jo
WORK SESSION AGENDA
January 24, 2023 6:00 p.m. Council Chambers
Clare Sullivan
1)
CALL TO ORDER
Chair
Term February, 2024
2)
STAFF COMMENTS
Vanessa Verhey
3)
DISCUSSION ITEMS
Vice Chair
Term February, 2023
a) Lot Frontage & Lot Width..........................................................2
Examples from Draper, UT.......................................................................4
Nathaniel Charbonneau
Commissioner
Examples from Pryor, OK.........................................................................5
Term February, 2024
Examples from Anchorage, AK.................................................................6
Victoria Monaco
Seward City Code......................................................................................11
Commissioner
Term February, 2023
b) Spring Creek & Fourth of*July Beach Access ..........................15
Brenan Hornseth
Spring Creek Campground Map..............................................................17
Commissioner
Fourth of July Beach Map .......................................................................
IS
Term February, 2025
4)
ADJOURNMENT
Troy Staggs
Commissioner
Term February, 2025
Sean Ulman
Commissioner
Term February, 2025
Janette Bower
City Manager
Jason Bickling
Community
Development Director
Courtney Bringhurst
City Planner
Selena Soto
Planning Assistant
Brenda Ballou
City Clerk
1
Lot Frontage
Definition: the dimension of a lot line, measured in a single plane, which abuts a public right-of-
way or public space
Why is Lot Frontage important?
1) Determines how much access an individual has to their property
a) The type of use on a lot can affect how important this is (e.g.
commercial /industrial vs residential lots)
2) Larger frontage can create more usability of a piece of property
a) (see above point)
3) Creates more distance between houses
a) Lot width and setback requirements also keep this in check
4) Allows for more street parking in business districts
Clarifications Needed in Seward City Code:
1) How should we measure lot frontage on atypical lots such as cul-de-sacs and flag lots?
2) What are appropriate lot frontage requirements for each zoning district?
Cul-de-sacs
Flaq Lots
15,443 s.f. 38'
32'
EXAMPLES of Code for Flag Lots: Draper, UT
B. Development Standards: When flag lots are permitted, they shall be subject to the following condi-
tions:
1. A flag lot as defined in section 9-3-040 shall be comprised of a narrow staff portion that is contigu-
ous with a wide flag portion.
2. The staff portion of the lot shall front on and be contiguous to a local street, whether public or
private.
3. Two (2) flag lots with contiguous staffs are prohibited.
4. The minimum width of the staff portion at any point shall be twenty feet (20') of paved access
width. Greater staff width may be required by the fire marshal based on the access width requirements
of the International Fire Code (IFC).
5. The maximum length of the staff shall be five hundred feet (500') as measured from the street right
of way line to the beginning of the flag portion of the lot. The flag portion of the lot shall begin at the
property line or line segments which define the minimum front yard depth per the minimum listed
setbacks for main buildings.
6. The driveway access within the staff shall be paved with asphalt or concrete to a minimum width of
twenty feet (20'). Design of the driveway shall provide a manner for controlling drainage water accept-
able to the city engineer. The load bearing capacity of the driveway may be required to be designed to
support the weight of fire and emergency vehicles as required by the fire marshal and city engineer.
7. The maximum grade of the staff shall not exceed ten percent (10%) except in the Hillside Sensitive
Lands Overlay Zone where the maximum grade shall not exceed twelve percent (12%).
8. For lots where the staff portion is over one hundred fifty feet (150') in length, sufficient turnaround
space for emergency vehicles shall be provided and an easement for access by emergency vehicles will
be required. The fire marshal shall review and approve the design and location.
9. No building or structure shall be located within the staff portion of a flag lot.
10. The size of the flag portion of the lot shall conform to the minimum lot size requirement of the
zone in which the lot is located, but in no case be less than fifteen thousand (15,000) square feet. The
staff portion of the lot shall not be included in this minimum lot size calculation.
11. The front yard of a flag lot shall be on the side of the flag portion which connects to the staff and
which is most closely parallel to the street the staff connects to. Setbacks for all main buildings shall be
a minimum of twenty five feet (25') from all property lines for all flag lots less than or equal to twenty
thousand square feet (20,000 ft2) in size, and thirty feet (30') for all flag lots greater than twenty thou-
sand square feet (20,000 ft2) in size. Calculated lot sizes for this section do not include the staff portion
of the lot.
12. All accessory buildings and structures shall follow the regulations contained in section 9-10-040
except that accessory buildings and structures over two hundred square feet (200 ft2) in size can be
built no closer than fifteen feet (15') to a neighboring property line.
13. Fencing and landscaping shall comply with the limitations related to view obstructions listed in
section 9-27-080. Fencing along or around the staff portion shall not exceed three feet (3') in height
when abutting the front yard of an adjacent lot or parcel.
14. Fire hydrants shall be provided to serve the flag lot as required by the International Fire Code.
Any fire hydrants located in the public rights of way shall be dedicated to the water provider for access
to and maintenance of the hydrant.
15. The maximum height of main buildings on flag lots is limited to two (2) stories and a maximum
of thirty feet (30').
16. Total lot coverage of flag lots is limited to no more than thirty five percent (35%) of the area con-
tained within the flag portion of the lot.
17. Clear address signage must be installed and maintained at the street.
4
EXAMPLES of Code for Lot Frontage Measurement:
Pryor Creek, OK
FIGURE 19-1
LOT WIDTH MEASUREMENT
lot width
vlprr
street
�twidtn
�isr�ncg laiw�lc
(0,d. 2018-1 G, 12-4-2018)
jfreet _
10-19-6: FRONTAGE OR STREET FRONTAGE:
Street frontage is measured between side property lines of a lot along the property line that abuts
the street. For purposes of determining compliance with zoning district lot and building regulations,
the frontage of a lot that abuts a cul-de-sac or similarly curved non -arterial street may be mea-
sured along the required setback line.
FIGURE 19-2
STREET FRONTAGE MEASUREMENT
1
buikrinq f !
utack line —�— -
��• strc� C }rontac�t
_j
cuJ'-de-sar
W Ulrvel
Zeef rxn .arrerid -deer
street fror��ge
(Ord. 2018-16, 12-4-2018)
17
Anchorage, AK
Setbacks
OW-d a let 8 F'ag
sae note a sea rom 17 a $8
- Sea note 10 17 4y
@ Front Setback 4 rg
Ji CulEeaso lot 9 z
See note it— � Cutda-sac Rear Seth clk
7 lot 18
I Muni Circle �
EIrHerlor lot
X lot with
6 twe frontages 16 e
LL
u I 10
Three —sided lot ... F-d S d ck
r` FroM Setback sem Fnad Salbark ......
Rear �.... : ... .
see note 2
Borough Avenue
Setback hum Pholeoted See note 1
right-oFweY (sea notes b and 8)
Font Setback Fhont Seib k Front SOW*
4 �� see note 2 (aee note 7) (see note 7J (sae note 7)
lLore4 Comer lot with
three frontages Douhle-lronmge
Front Setback o (with aM wdhout lot Doubt lofmntege a
w comer hounding)
tare \15
ay 11 12
S LL Font Setback Fmnt Seb.*
(see note 7) (see note 7) g
Front Setback —' ^
Territory P
2 3 lace
Frwrt Sethack (Primary)
c a Plattsdternw—y
QRear Setback —_—. g ..
Landlocked
onn
In[edor -g tat
z lot a $ rii 1 3 tw of itch
a ft-W14
case naa 7)
LL �w
h�
Notes: All setbacks not called out in the illustration are side setbacks.
1. Section line easement, BLM road reservation, road or public use easement.
2. Front property lines intersect by extrapolation.
3. On corner, double -frontage, and three -sided lots, there are no rear setbacks, but only front and side
setbacks.
5. The area between the property line and the setback from projected right-of-way is subject to the same
regulations as a front setback.
6. The front setback is measured from the setback from projected right-of-way. See subsection 21.06.030
C.7.c.
7. Front setbacks shall be determined pursuant to subsection 21.06.030 CA. Until such determination,
full -depth setbacks apply on all frontages.
9. The setback follows the curve of the lot line.
10. Side setbacks are extended to intersect.
11. The rear property line is the line (or lines intersecting at an interior angle of not less than 135 degrees)
most parallel to the chord of the front property line.
11
Anchorage, AK
Lot Width
Territory Place
Notes:
Setback from projected 'See note T
right-of-way (see note 5)
1. Section line easement, BLM road reservation, road or public use easement.
2. Front property lines intersect by extrapolation.
3. The measurement extends to the side property line.
4. The measurement does not extend beyond the property lines.
5. The setback from projected right-of-way is considered the front property line for computing lot width.
6. When the definitions do not unambiguously identify the lot width, the director shall determine the lot
width.
II
Anchorage, AK
Culde-sac lot \ 8
Lot Depth
Flag
lot
m
17
9
m
Cul-de-sac lot
� 9
Cul-de-sac
7
18
Muni Circle
Interior lot
616�'
Three --sided lot
see note 2
Curved street lot
Borough
Avenue
Setback from projected See note 1
right-of-way (see note 3)
5
. .
4
e 2
see note
curved
Comer lot with
°
three frontages
Double
frontage
Double -frontage
(with and without
lot
lot
comer rounding)
T�
(see nota 4)
12
15
11
V'ate
N(see
E
note 4)
9
y
C
o
3
Territory
Place
m
2
m
Platted temporary.'
.tum-around--
Q
�
Landlocked
Interior
lot
c
$
13
Comer lot with
lot
E a
two frontages
14
1
g�
Notes:
1.
Section line easement,
BLM road reservation, road or public
use easement.
2.
Front property lines
intersect by extrapolation.
3.
The setback from projected
right-of-way is considered a
property line for computing lot depth.
4.
When the definitions
do not unambiguously identify the
lot depth, the director shall determine the lot
depth.
8
Anchorage, AK
21.80.300 Design standards —Lot dimensions.
A. Subject to the lot dimensions and area requirements in Chapters 21.40 and 21.45, townhouse lots under
section 21.45.220 and all lots not subject to a conditional use shall have the minimum dimensions required
by this section.
B. The depth of a lot shall be at least 100 feet.
C. The width of a corner lot shall be at least 50 feet.
D. The width of a lot shall be at least one-third the depth of the lot.
E. If a lot is to be served by an on -site wastewater disposal system, the lot must have the minimum area
required for such a lot under chapter 15.65.
F. Notwithstanding any other provision of this section, the width of the flagpole portion of a flag -shaped lot
shall be no less than:
1. Thirty feet when both public water and sewer systems are to serve such a residential lot.
2. Forty feet when both public water and sewer systems are to serve such a commercial or industrial lot.
3. Twenty feet when only a public water or a public sewer system is to serve such a lot.
4. Twenty feet when the lot is located in a rural area and will not be served by either the public water or
the public sewer system.
G. The length of the flag pole portion of the lot shall not exceed 100 feet in the urban and suburban areas and
200 feet in the rural areas and all other measurements shall be consistent with other sections of this Code.
(GAAB 21.10.040.E; AMC 21.80.095; AO No. 83-142; AO No. 84-52; AO No. 85-166; AO No. 86-21; AO No. 86-78;
AO No. 87-81; AO No. 87-120; AO No. 96-41, § 2, 3-5-96; AO No. 96-24, § 5, 10-1-96)
21.80.310 Design standards —Zero lot line subdivisions. (Repealed)
(AO No. 83-142; AO No. 84-52; AO No. 85-163)
21.80.320 Design standards —Lot lines.
To the extent feasible, side lot lines shall be perpendicular to straight streets and radial to curved streets.
(GAAB 21.10.040.E; AMC 21.80.105; AO No. 83-142)
21.80.330 Design standards —Lot frontage and access.
A. Except when platted under section 21.15.030.J or section 21.15.134, all lots shall have frontage on a publicly
dedicated street.
B. The front lot line of a residential lot shall not abut a street designated for collector or greater capacity on the
official streets and highways plan, and shall not face a lot zoned or used for commercial or industrial
purposes, except that an exemption shall be granted in rural areas where access is limited to such streets or
roads.
C. Subdivisions shall be designed to minimize lots with access to residential major streets carrying over 1,000
average daily trips.
Anchorage, AK
The total width of driveway entrances to a lot from a street shall not exceed two -fifths of the frontage of that
lot on that street, or one-third of the frontage if the platting authority finds that conditions warrant it, unless
the subdivider provides for snow storage in a manner approved by the platting authority.
The frontage of a lot on a cul-de-sac bulb shall be at least 30 feet, except that the frontage on a cul-de-sac
bulb of a lot with a side yard abated under section 21.45.120.G shall be at least 18 feet. This subsection does
not apply to flag lots.
All street rights -of -way shall include an open area, which may contain sidewalks, for snow storage. The open
area shall extend seven feet outward from the back of the curb.
(GAAB 21.10.040.E; AMC 21.80.110, 21.80.115; AO No. 83-142; AO No. 83-192; AO No. 84-52; AO No. 85-166; AO
No. 86-78)
it$]
Seward City Code
15.10.220 Development requirements.
(a) Table 15.10.222, development requirements, is incorporated herein by reference and the restrictions and
annotations contained therein are mandatory unless otherwise modified by this chapter. (See table at the
end of this section; see also section 15.10.210.)
(b) Building height. The purpose of building height standards is to prevent loss of life or excessive property
damage through the inability of the City fire department to reach upper stories or roofs and to help maintain
the character of neighborhoods.
(c) Setbacks —Yards.
(1) Setbacks are required to insure sufficient open area for snow accumulation, sunlight, views, privacy,
fire separation and visual relief between structures.
(2) No yard or other open space provided about any building for the purpose of complying with the
provisions of this chapter shall be considered as providing a yard or open space for any other building,
and no yard or open space on one lot shall be considered as providing a yard or open space on any
other lot.
(3) No yard or lot shall be reduced in size or area below the minimum requirements set forth herein. Yards
or lots created after December 5, 1978 shall meet at least the minimum requirements established by
this chapter.
(4) In cases of corner lots with multiple frontages, the administrative official shall designate the front yard,
and all other frontages shall be designated as a side to a street.
(5) All structures shall be designed and constructed to prevent roofs from shedding snow onto adjacent
lots, structures, fences, or other property.
(Ord. 99-10, § 3; Ord. No. 2018-004, § 1)
TABLE
Zoning District Designations
The following zoning district abbreviations are provided for information and interpretation:
RR =
Rural, very low density single-family residential
R1 =
Single-family, low density residential
R2 =
Single and two-family, medium density residential
R3 =
Single, two and multi -family, high density residential
UR =
Urban residential, a mix of residential uses and low impact home professional offices
OR =
Office residential
AC =
Auto and neighborhood oriented, light commercial
HC =
Harbor commercial
CB =
Central business district - dense downtown commercial
I =
Industrial
RM =
Resource management - partially developable lands subject to floodplains and steep slopes
INS =
Institutional, public, quasi -public uses
P =
Parks
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Seward City Code
Table 15.10.222. Development Requirements —Table Notes
NOTE 1. Within the HC District, in the area bounded by Fourth Avenue, the southern boundary of the South Harbor
Uplands - Tract H, Waterfront Park Replat, the harbor basin and J Float Ramp, building height is limited to 26 feet.
NOTE 2.
A. Buildable/useable area —Lot may have to be larger to have minimum buildable area available.
B. In the R1, R2, R3, UR, OR, AC and CB Districts, from the Seward Highway/Phoenix Road intersection
South, to include the Bayview Subdivision, 3,000 SF and north, 6,000 SF with 30 and 60 foot minimum
frontages respectively, for single-family residences.
C. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000
SF is to accommodate required widening of an adjacent right-of-way.
D. In the R1, R2, R3, UR, OR , AC and CB Districts, individual lots of at least 3,000 SF in the Original
Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed
for single-family residences provided all other development requirements of this chapter are met.
E. Multiple -Family developments (except studio apartments) with three or more units require a minimum
of 9,000 SF in the R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. All said districts
require an additional 1,200 SF per unit of five or more units.
F. Two -Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR, OR, AC and CB
Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision
require 5,000 SF. All other development requirements of this chapter shall be met.
G. Multiple -Family, studio apartments in the OR, AC, CB, HC, I and RM districts require a minimum of
9,000 SF. The total square footage required for lot setbacks shall be reserved as open area. All other
requirements set forth in this chapter shall be met.
NOTE 3. See Notes 2-D and 2-E above.
NOTE 4. From Seward Highway/Phoenix Road intersection —South, a five-foot setback, each side; north, a
minimum five-foot setback each side as part of a combined 15-foot setback total between both sides.
NOTE 5. In the HC District, parcels abutting mean high tide —No rear yard setback; parcels abutting the waterfront
boardwalk —Five feet; and parcels not abutting the waterfront boardwalk or mean high water mark —Ten feet.
NOTE 6. Excludes setbacks in HC and I.
NOTE 7. In the Industrial District, no minimum lot size, width or setbacks are required for unmanned electronic
sites.
NOTE 8. Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in
an R1 district, except for a long term care facility, aka skilled nursing care facility.
(Ord. 2007-009, § 1; Ord. 2008-006, § 1; Ord. No. 2012-002, § 1; Ord. No. 2016-009, § 1; Ord. No. 2017-002, § 1;
Ord. No. 2018-004, § 1)
14
Spring Creek Campground and Fourth of July Beach
Discussion Points:
• Land Acquisition
o Are there parcels that the Commission would recommend for the City to acquire
to improve parking, access, etc?
• Replat
o Are there parcels that the Commission would recommend for the City to replat
to improve parking, access, etc?
• Parking
o How much more parking does Spring Creek campground and Fourth of July
Beach need?
o Where should this parking be?
• Access
o Is the beach access the public is currently using legal?
■ Does land need to be acquired and/or replatted to make this access legal
o What access would the public like to have that they do not currently have?
o What recommendations does the Commission have to preserve access to these
two areas (Spring Creek campground and Fourth of July Beach)?
• Signage
o What signage is needed to:
■ More clearly designate the areas as public use
■ Define parking
■ Define access boundaries
■ Explain what activities are allowed or not allowed
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