HomeMy WebLinkAboutRes2024-017 CUP Grace Group Properties FAILED1
1
FAILED
Sponsored by: Applicant
Public Hearing: September 3, 2024
Postponed: September 3, 2024
Substitute: September 11, 2024
Amended: September 11, 2024
Failed: September 11, 2024
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2024-017
Substitute
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE
CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO
GRACE GROUP PROPERTIES 1 LLC TO CONSTRUCT A 42-ROOM HOTEL ON
LOTS 12, 13, 14 AND THE NORTH 'A OF LOT 15, BLOCK 15, ORIGINAL
TOWNSITE OF SEWARD; LOCATED AT 313 AND 315 FOURTH AVE; WITHIN
A CENTRAL BUSINESS (CB) ZONING DISTRICT
WHEREAS, John Wisel has submitted a conditional use permit application on behalf of
Grace Group Properties 1 LLC to construct a 42-unit hotel with a cafe and two event spaces at 313
& 315 Fourth Ave; and
WHEREAS, the property is located within the central business zoning district; and
WHEREAS, a hotel is allowed in the central business zoning district with an approved
CUP; and
WHEREAS, the proposed location for the hotel consists of 3 separate lots; and
WHEREAS, Seward city code 12.01.030 states that "no building, except a single-family
residence, may be constructed across platted property lines"; and
WHEREAS, the properties will need to be platted into one parcel; and
WHEREAS, the proposed hotel is in the historic district; and
WHEREAS, Seward city code 15.20.035(M) prohibits any sign from extending above the
roofline; and
WHEREAS, outright allowed uses in the central business district are not required to
provide off-street parking; and
WHEREAS, hotels are not an outright allowed use in the central business district, a
condition of this permit is to provide the number of parking spaces required for a hotel in SCC
15.10.215; and
WHEREAS, SCC 15.10.215 requires one parking space per guest unit; and
PLANNING AND ZONING COMMISSION
RESOLUTION 2024-017
Page 2 of 5
WHEREAS, the proposed plans for the 42-unit hotel is designed for 100% lot coverage
and does not accommodate on -site parking; and
WHEREAS, SCC 15.10.215(E)(1) states that the "required parking may be provided on a
lot that is not occupied or abutting the principal use, provided that (i) there is a pedestrian route
not longer than 600 feet to the lot occupied by the principal use, or (ii) access is provided by a
scheduled shuttle service or a valet parking attendant."
WHEREAS, a condition of this permit will require a recorded parking agreement to be
established between the owner, owner of the parking lot, and the city to provide the 42 parking
spaces and a shuttle service maintained for the benefit of the hotel for the life of the hotel; and
WHEREAS, building height is calculated according to 2021 International Building Code
regulations; and
WHEREAS, the 2021 International Building Code states that "towers, spires, steeples, and
other rooftop structures" including the 44' high elevator override and 39' high stair roof, are
exceptions to the allowable height; and
WHEREAS, Seward City Code 15.10.320 allows the Commission to issue Conditional
Use Permits for certain uses which may be compatible with designated principal uses in specific
zoning districts provided certain requirements and conditions are met; and
WHEREAS, the applicant has complied with all the public hearing requirements of
Seward city code § 15.01.040.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA, that:
Section 1. According to SCC 15.10.320 It is recognized that there are some uses which
may be compatible with designated principal uses in specific zoning districts provided
certain conditions are met. The conditional use permit procedure is intended to allow
flexibility in the consideration of the impact of the proposed use on surrounding property,
and the application of controls and safeguards to assure that the proposed use will be
compatible with the surroundings. The commission shall permit this type of use if the
conditions and requirements listed in this chapter are met. 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: According to the Land Use Allowed Table, § 15.10.226, a hotel is allowed
within the central business (CB) zoning district with an approved conditional use
permit. The CB zoning district is defined as "an area of convenient, attractive,
1
PLANNING AND ZONING COMMISSION
RESOLUTION 2024-017
Page 3 of 5
concentrated commercial development primarily intended for retail, financial,
entertainment and professional services occurring within enclosed structures.
Regulations applying to this zone are designed to encourage a compact group of
businesses of the type which are mutually beneficial and located close enough together
to encourage walk-in trade."
A hotel is defined as "a facility with six or more guest rooms and on -premises
management offering transient lodging accommodations to the general public on a
daily rate where access to all sleeping rooms is through a main entrance and which may
provide food, entertainment, meeting rooms, recreational facilities or various personal
services. Includes lodges and inns."
B. The value of adjoining property will not be significantly impaired.
Finding: This condition has been partially met. The northern portion of property on
which the hotel will be built is vacant, and the southern portion of the property has an
abandoned, dilapidated building. Removal or repair of this building will improve the
image of the property and street. A new structure on this property could potentially
bring more individuals to the downtown area that would patronize the surrounding
businesses.
C. The proposed use is in harmony with the Seward Comprehensive Plan.
Finding: This condition has been met. The proposal is in harmony with the Seward
2030 Comprehensive Plan.
Seward Comprehensive Plan (approved by Council, May 30, 2017)
Plan statements that are in harmony with this application:
Vol 1, Chapter 2.2.11— "Promote infill development by encouraging and promoting
construction on vacant sites in areas of the city which are already established."
Vol 1, Chapter 3.1.1.2 — "Encourage and support downtown revitalization efforts
on vacant and dilapidated buildings."
Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and
programs."
D. Public Services and facilities are adequate to serve the proposed use.
Finding: This condition has been met. The property already has access to city water,
sewer, and electricity. The property has direct access to Church Street, which is a one-
way street going west, and Fourth Ave. The property is also served by the alley on the
west side.
E. The proposed use will not be harmful to the public safety, health or welfare.
PLANNING AND ZONING COMMISSION
RESOLUTION 2024-017
Page 4 of 5
Finding: This condition has been met. All construction will abide by the International
Fire Code and International Building Code, including an approved sprinkler system.
ADA requires that 60% of the public entrances on a building be accessible, however
the main entrance on the east side is not. It is recommended that this entrance should
also be ADA compliant.
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.
Based on the above findings and conclusions, approval of the CUP shall be subject to the
following conditions:
1. Prior to receiving a building permit, the owner of the hotel must provide a recorded parking
agreement signed by the owner of the hotel, the owner of the off -site parking lot, and the
city which guarantees that the required off -site parking spaces for the hotel plus the
required spaces for the cafe and the two event rooms will be maintained for the benefit of
the hotel for the life of that use.
2. A minimum of 44 parking spaces, which shall include at least two (2) ADA compliant
parking spaces shall be provided at the off -site parking location for the hotel.
3. An additional 25 parking spaces, which shall include at least one (1) ADA compliant
parking space shall be provided at the off -site parking location for the cafe and the two
event rooms located within the hotel.
4. A shuttle/valet service must be provided by the hotel to transport individuals between the
parking lot and the hotel.
5. The hotel shall not reserve any parking for its use along Fourth Ave.
6. The main entrance on Fourth Ave shall be ADA-compliant.
7. Snow and ice must be removed from the site and may not be pushed into the street or
applicant may provide functioning, heating sidewalks along the Hotel on Church Street and
Fourth Avenue in season.
8. The hotel shall provide a minimum of one watertight, animal resistant dumpster screened
on three sides by a solid wood structure. The location of the dumpster(s) shall be on -site
and approved by the Public Works Director and waste contractor.
9. Exterior lighting shall be shielded and provide direct downward illumination.
10. Signage on the building shall not extend above the roofline.
11. 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.
12. Modification of final approval of a conditional use permit may, upon application by the
permittee, be modified by the Planning and Zoning Commission:
1
1
1
1
1
1
PLANNING AND ZONING COMMISSION
RESOLUTION 2024-017
Page 5 of 5
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 Grace Group Properties 1 LLC to construct
a 42-room hotel at 313 & 315 Fourth Ave legally known as Lots 12, 13, 14 and the north %2 of Lot
15, block 15, Original Townsite of Seward; within a central business (CB) 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.
Section 4. Administration shall periodically confirm the use conforms to the standards of
its approval. Nonconformance to these above stated conditions shall be grounds for revoking the
Conditional Use Permit.
Section 5. This resolution shall take effect 10 days following its adoption.
PASSED AND APPROVED by the Planning and Zoning Commission this 3Td day of
September, 2024.
THE CITY OF SEWARD, ALASKA
FAILED
Carol Griswold, Chair
AYES: Hornseth
NOES: Sullivan, Ulman, Charbonneau, Verhey, Griswold
ABSENT: None
ABSTAIN: None
ATTEST:
Kris Peck
City Clerk
(City Seal)
Planning and Zoning Agenda Statement
Meeting Date: September 3, 2024
To: Planning and Zoning Commission
Through: Daniel Meuninck, Community Development Director
From: Applicant
Subject: Resolution 2024-017: Granting a Conditional Use Permit to Grace Group
Properties 1 LLC to Construct a 42-Room Hotel on Lots 12, 13, 14 and
the North'/2 of Lot 15, Block 15, Original Townsite of Seward; Located
at 313 and 315 Fourth Ave; Within a Central Business (CB) Zoning
District
Background and justification:
John Wisel has submitted an application for a conditional use permit on behalf of Grace Group
Properties 1 LLC to construct a 42-unit hotel at 313 & 315 Fourth Ave. According to the Land
Use Allowed Table, §15.10.226, a hotel is allowed within the central business (CB) zoning
district with an approved conditional use permit. The purpose of the central business zoning
district is "to provide for an area of convenient, attractive, concentrated commercial
development primarily intended for retail, financial, entertainment and professional services
occurring within enclosed structures. Regulations applying to this zone are designed to
encourage a compact group of businesses of the type which are mutually beneficial and located
close enough together to encourage walk-in trade." The CB district does not require off-street
parking and allows 100% lot coverage.
A hotel is defined as "a facility with six or more guest rooms and on -premises management
offering transient lodging accommodations to the general public on a daily rate where access to
all sleeping rooms is through a main entrance and which may provide food, entertainment,
meeting rooms, recreational facilities or various personal services."
The applicant has complied with all the public hearing requirements of Seward City Code
§ 15.01.040.
Regarding conditional uses, Seward city code § 15.10.320 states, "it is recognized that there are
some uses which may be compatible with designated principal uses in specific zoning districts
provided certain conditions are met. The conditional use permit procedure is intended to allow
flexibility in the consideration of the impact of the proposed use on surrounding property, and
the application of controls and safeguards to assure that the proposed use will be compatible
with the surroundings. The commission shall permit this type of use if the conditions and
requirements listed in this chapter (Title 15) are met."
3
Prior to granting a conditional use permit, the Commission shall establish that the use satisfies
the following conditions as listed in SCC § 15.10.320(D):
1. The use is consistent with the purpose of this chapter and the purposes of the zoning
district;
2. The value of the adjoining property will not be significantly impaired;
3. The proposed use is in harmony with the comprehensive plan;
4. Public services and facilities are adequate to serve the proposed use;
5. The proposed use will not be harmful to the public safety, health or welfare;
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.
Surrounding Land Use and Zoning:
Development Requirements: The proposed structure meets the Zoning Code Development
Requirements (Table 15.10.220) including lot coverage (maximum coverage of 100%),
minimum buildable lot size (3,000 square feet), setbacks (none), and building height (34').
Building height is calculated according to the 2021 International Building Code. This code
specifies that height is calculated to the median height of the roof and that towers, spires,
steeples, and other rooftop structures are exceptions to the allowable height. The proposed hotel
is 30' tall as the elevator override and rooftop staircase are considered "other rooftop structures".
SCC § 12.01.030 requires the three separate lots be platted into one parcel.
Surrounding Land Use: The Seward Memorial United Methodist Church and Resurrect Art
Coffee House are located to the north. First National Bank and the Van Gilder Hotel are located
to the south. A residential dwelling and a vacant lot are located to the west. The Fire Department
is located directly to the east. All of the surrounding parcels are zoned Central Business.
The proposed hotel is in the Historic District which is defined as, "An area containing buildings
or places in which historic events occurred or having special public value because of notable
architectural or other features relating to the cultural or artistic heritage of the community of
such significance as to warrant conservation and preservation." (SCC 15.10.140(B)(41)) The
historic district was established to define those areas of the City that meet state or federal
standards for historic districts or that otherwise have special historic significance that merits
additional consideration in land use regulation. (SCC 15.15.020) The sign code prohibits any
sign extending above the roofline. (SCC 15.20.025(M))
Floodplain Status: According to the Kenai Peninsula Floodplain Map, the area is not located
within a flood zone.
4
Utilities: Sewer, water, and power are already available to the property. Adequate fire, police
and solid waste disposal services are available to the property. The city code also requires that
every building or building site within the city must provide containers suitable for refuse
collection (SCC 14.05). All containers shall be watertight with an animal -proof lid.
Parking: According to City Code § 15.10.215, outright allowed uses in the Central Business
zoning district are not required to provide off-street parking. Hotels are not an outright allowed
use, and thus to reduce the impact to the already limited street parking in downtown Seward and
congestion, it is a required condition of this CUP to provide off-street parking. The number of
parking spaces required in code for a hotel is 1 parking space per guest unit. Since there will be
42 guest units in this hotel, 42 parking spaces will be required, which shall include two (2) ADA-
compliant spaces. Parking spaces are required to be 9ft wide and 18ft long. Seward City Code
§ 15.10.215(E)(1) states that the "required parking may be provided on a lot that is not occupied
or abutting the principal use, provided that (i) there is a pedestrian route not longer than 600
feet to the lot occupied by the principal use, or (ii) access is provided by a scheduled shuttle
service or a valet parking attendant."
The hotel has a cafe and two event spaces which will be available to the public. Both of those
uses are allowed outright in the central business zoning district.
Comprehensive and Strategic Plan Consistency Information
This legislation is consistent with (citation listed):
Comprehensive Plan: Vol 1, Chapter 2.2.11 — "Promote infill development by
encouraging and promoting construction on vacant sites in areas of
the city which are already established."
Strategic Plan:
Other:
Vol 1, Chapter 3.1.1.2 — "Encourage and support downtown
revitalization efforts on vacant and dilapidated buildings."
Vol 1, Chapter3.1.1.4— "Support private sector business,
employment, and programs."
N/A
Department
Comments
No
Comment
N/A
Building Department
Per 2021 IBC table 504.3, the
proposed building height is
allowed with an approved
sprinkler system.
Fire Department
Further plan review will be
required once a building permit is
submitted
5
Public Works Department
No objections to the CUP;
stormwater drainage plans should
be submitted with building permit
Harbor Department
X
Police Department
X
Electric Department
X
Parks and Recreation
X
Telecommunications
X
Public Comment
NI
Property owners within three hundred (300) feet of the proposed Conditional Use Permit were
notified of this public hearing. Public notice signs were posted on the property and all other public
hearing requirements of Seward City Code § 15.01.040 were complied with.
At the time of this publication the Community Development Department has received public
inquiries. If any additional correspondence is received after publication of this agenda statement,
it will be submitted to the Commissioners for their review.
1. Prior to receiving a building permit, the owner of the hotel must provide a recorded parking
agreement signed by the owner of the hotel, the owner of the off -site parking lot, and the
city which guarantees that the required off -site parking spaces for the hotel will be
maintained for the benefit of the hotel for the life of that use.
2. A minimum of 1 parking space per guest unit will be provided for at the off -site parking
location. This is a 42-room hotel, so 42 parking spaces are required with at least two (2) of
the parking spaces complying with the Americans Disabilities Act (ADA).
3. A shuttle/valet service must be provided through the hotel to transport individuals between
the parking lot and the hotel.
4. The hotel shall provide a minimum of one watertight, animal resistant dumpster. The
location of the dumpster(s) shall be on -site and approved by the Public Works Director and
waste contractor.
5. Exterior lighting shall be shielded and provide direct downward illumination.
6. 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.
7. Modification of final approval of a conditional use permit may, upon application by the
permittee, 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.
6
Recommendation
The proposed use is permittable through the Conditional Use Permit process, which allows the
Commission the opportunity to ensure that the use is consistent with the purpose of the zoning
district and surrounding land uses, is in harmony with the Comprehensive Plan, and will not be
harmful to the public safety, health, or welfare.
200 feet
Conditional Use Permit Application Property Map
Single-family Residential
Urban Residential
Multi -family Residential
Office Residential
Central Business
Auto Commercial
Park
RES 2024-017 - Granting a conditional use permit to construct a 42-room hotel
Location: 313 & 315 Fourth Ave
Parcel #: 14909012 & 14909011
13
8/29/24, 10:48 AM CUP-24-2
Application Details
This completed application is to be submitted to the Community Development
Department no later than four (4) weeks in advance of the next regularly scheduled
Planning and Zoning Commission meeting. See link below for the submission
deadline dates.
https://www.cityofseward.us/government/boards-commissions/planning-zoning-
commission/planning-zoning-commission-meetings
Regular meetings are held the first Tuesday of each month. The application must be
accompanied by the $350 nonrefundable filing fee.
Documents Needed:
• As -built survey of the property if it has been developed or a scaled site plan
with elevations if the property is undeveloped
• Scaled drawings of structures to be built
• Any other pertinent documents to describe or support the project
Applicant Information
Full Name*
Brittney Wisel
Email*
sewardgracegroup@gmail.com
Property Information
Mailing Address*
PO Box 3565
Phone Number*
907-699-9846
Is the applicant the property owner?* Address*
Yes 313 & 315 Fourth Ave
14
https://sewardak.workflow.opengov.com/#/explore/records/3150/react-form-details/3150 4/9
8/29/24, 10:48 AM CUP-24-2
KPB Parcel Number* A Zoning District* A
14909011 & 14909012 Central Business (CB)
Lot Size* A
10,454 sf
Zoning District: https://seward.maps.arcgis.com/apps/webappviewer/index.html?
id=56d3e72bc65040a0a4fb459b15504b01
Legal Description* A
ORIGINAL TOWNSITE OF SEWARD LOT 12, 13, & 14 & N1/2 LT 15; BLK 15
The legal description of a property and the KPB Parcel number can be found at this
link:
https://gis.kpb.us/map/index.html?viewer=basic
Click on the icon four from the left that looks like a pin and says "find parcel by
address" when you hover your mouse over it. Type in your address and press "enter".
Click on your parcel. A white box with information in it should appear on your screen.
The parcel ID number is at the top. The Legal name of the property is in the middle
under the heading, "Legal:"
Development Information
What structures are on the property?* 0
Other
Describe what structures are on the property*
One parcel is vacant land, the other parcel has a restaurant that is no longer in
business. The restaurant structure will be demolished.
15
https://sewardak.workflow.opengov.com/#/explore/records/3150/react-form-details/3150 5/9
8/29/24, 10:48 AM CUP-24-2
How is the property currently being used?*
Vacant land and abandoned building
What is the proposed use of the property?*
Lodging hospitality and a restaurant
What is the development timeline?*
2026
Requirements for Consideration
Please note that prior to the Seward Planning and Zoning Commission granting a
Conditional Use Permit, it shall be established that the proposed use satisfies the
following conditions of Seward City Code 15.10.320 (See the link below for specific
City Code requirements)
https://library.municode.com/ak/seward/codes/code_of_ordinances?
nodeld=CD ORD TIT15PLLAUSRE CH15.10SEZ000 ART3SURE 15.10.32000USPE
State how the proposed use is consistent with the requirements of the Seward Zoning Code and the A
designated zoning district*
A hotel is allowed in the Central Business District with an approved CUP. A
restaurant is allowed outright in the Central Business District.
Click on this link to read the definitions of each zoning district
https://library.municode.com/ak/seward/codes/code_of_ordinances?
nodeld=CD ORD TIT15PLLAUSRE CH15.05LAUSPL 15.05.025LAUSDISTDE
16
https://sewardak.workflow.opengov.com/#/explore/records/3150/react-form-details/3150 6/9
8/29/24, 10:48 AM CUP-24-2
Describe any impacts to the adjoining properties and how property values may be affected*
None
How is the proposed use consistent with the Seward Comprehensive Plan? Explain and cite examples from
the plan (see link below)*
2.2.10 - "Promote infill development by encouraging and promoting
construction on vacant sites in areas of the city which are already established."
3.1.1.2 - "Encourage and support downtown revitalization efforts on vacant and
dilapidated buildings."
Seward Comprehensive Plan:
https://www.cityofseward.us/home/showpublisheddocument/60/637001929598130000
Describe / list the public services and facilities that will serve the proposed use. (i.e., roads, utilities.)*
City water, sewer, and electric are already available to the site. Property has
access to public right-of-way (Church Street and Fourth Ave) and alley.
The proposed project or use must not be harmful to the public health, safety and welfare. Describe how the
proposed project meets this requirement. *
It will be built to fire and building code.
Describe any mitigation measures that may be needed to protect the public health, safety and welfare. *
None
17
https://sewardak.workflow.opengov.com/#/explore/records/3150/react-form-details/3150 7/9
8/29/24, 10:48 AM CUP-24-2
Document Uploads
Include building elevation plans and a site plan, drawn to scale. The site plan should
include:
• Property dimensions
• Location and dimensions of proposed and existing buildings
• Parking configuration
• Driveways and access
• Natural features
• Other pertinent information
Site Plan / Project information* Supporting Documents
Site Plan_Hotel CUP_315 Fourt h Ave. pdf No File Uploaded
Supporting Documents Supporting Documents
No File Uploaded No File Uploaded
Signature
I have the following legal interest in the property*
Owner of record
I understand that this item will be scheduled for a Planning and Zoning Commission
meeting only if all application materials are submitted not less than four (4) weeks
in advance of the next regularly scheduled Planning and Zoning Commission
meeting. Regular meetings are held the first Tuesday of every month.
I hereby certify that the above statements and other information submitted are true
and accurate to the best of my knowledge
18
https://sewardak.workflow.opengov.com/#/explore/records/3150/react-form-details/3150 8/9
8/29/24, 10:48 AM CUP-24-2
Applicant Signature*
O Brittney Wisel
Jul 1, 2024
19
https://sewardak.workflow.opengov.com/#/explore/records/3150/react-form-details/3150 9/9
Sheet List
Sheet
Number
Sheet Name
A0.0
Title Sheet
A0.4A
Exterior Perspectives
A0.4B
Exterior Perspectives
A1.1
Site Plan
A2.1
Basement Floor Plan
A2.2
1st Floor Plan
A2.3
2nd Floor Plan
A2.4
3rd Floor Plan
A2.5
Roof Plan
A3.1
Exterior Elevations
A4.1
Longitudinal Building Section
A4.2
Longitudinal Building Section
A4.3
Building Cross Section
A4.4
Building Cross Section
A4.5
Building Cross Section
A4.6
Building Cross Section
70 ° 160 ° 150 ° 140 ° 130 °
160° 150 ° 140°
PROJEC
LOCATION
60j
130 °
II
a
Z
ADDITIONAL
PARKING
Hotel Fjord
New Construction
42-Room Hotel
311 Fourth Avenue
Seward, AK 99664
Lot 12 +13 + Lot 14 + N1/2 Lt 15 Block 15
Original Townsite of Seward Subdivision
PERMIT #
ARCHITECT:
FAULKENBERRY
& ASSOCIATES, INC.
ARCHITECTS
P.O. Box 230083 - Anchorage, Alaska 99523-0083 - (907)522-9193
OWNER:
BESSMIGS AT 11tt17 ARE 1/2 SCALE N0ICATEDJ
z / FNA Project #:
/ 2024_02
Project Start Date:
07-31-2024
•
E
a
2
rn
N
i5
v
N
O
N
n
c
0 sheet number
A0.0�
Release Date: 02-08-2024
Released for:
REDESIGN 1
`�P
G,�I` 24
5:24:59 PM
42-Room Hotel
sheet name
Title Sheet
BRANYMc S AT 11 tt17 ARE 1®2 SCALE MIC ICATRDj
z FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
N
a
2
a
0
N
O
N
n
c
° sheet number
a�'A0.4A/
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
���024
0 5:25027 PM
42-Room Hotel
sheet name
Exterior Perspectives
y North West Perspective View
®South West Perspective View
ildUlll��',,a
z FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
0
m
a
m
0
O
N
n
c
o sheet number
Release Date: 02-08-2024
Released for:
REDESIGN 1
`�P
G,�I` 24
w52516 PM
42-Room Hotel
sheet name
Exterior Perspectives
DRLaMn IMS AT 11 tt17 ARE 1/2 SCALE IMDo ICATRD
a�A0.4Bj
o /FNAProject #:
/ 2024_02
F Project Start Date:
07-31-2024
ALLEY
a 15.0' 30.0' 30.0'
N
IN90° 00' 00"W
105.00—T
0-
0
0 0
0 0
0
co
EXISTING
RESTAURANT
FIN. FL. EL: -35"
‘(-2.92 FT.
•
•
EXISTING
GRAVEL
S90° 00' 00"E
4TH AVENUE
30.0'
wl
0-
0 0
0
0 00
0
z
CHUR
EL: 0.00 FT
0 0 -
o p
15.0'
;ALLEY
30.0'
N90° 00' 00"W
105.00'
4TH AVENUE
30.0'
30.0'
III All II
U
30.0'
Parking Schedule
Count
Type
8' x 20' (8' Aisle)
10
45deg -9'x19'
Release Date: 02-08-2024
Released for:
REDESIGN 1
`�P
' 3112 24
w5:25:16 PM
d
a
4 5:25:16 PM
:h
n
sheet name
Site Plan
®Site Plan - Existing
®Site
Site Plan - New
11
DGn/a 0IIt0GGS LQT 11o17 /\R 1/2 0CCALCE OMDOCATED
0
d
z / FNA Project #:
/ 2024_02
Project Start Date:
07-31-2024
0 0 Q O Q Tt
Q Q
A4.6
4.2
0
CO
co
MAINTENANCE
Q n
IB01I
✓ n
HOTEL LAUNDRY
==_i: ex: MI'
IB02I
MECHANICAL
B03
to
ft
— WASHERS
CUSTOMER F.— TAB ES H
LAUNDRY
I B04
7
MECHANICAL
IB05I
Vir
lo@6,6,6,
Basement Floor Plan
�R.
0 tat
THE CONTRACTOR IS RESPONSIBLE TO
CHECK THE PLANS AND IS TO NOTIFY THE
ARCHITECT OF ANY ERRORS OR OMISSIONS
PRIOR TO THE START OF CONSTRUCTION.
a
4 5:25:17 PM
10
n
0
Release Date: 02-08-2024
Released for:
REDESIGN 1
42-Room Hotel
sheet name
Basement Floor Plan
1 /8" = 1'-0"
moonroDR n4 114117 J8 E 5I2 RRe/8LO o nAINn/?\1YOID
d
A4.2
2
A7.2
3
99' - 0"
O O O
6'-11/2"
12'-91/4" _ 12'-91/4" I
1st Floor Plan
12' - 91 /4"
12'-91/4" i 12'-91/4"
A7.2
13'-101/4" i 15'-2"
RECEPTION
112
1
SHUTTLE
BUS
LOADING
SLEEPING UNITS THIS FLOOR: 10
1. DOUBLE QUEENS: 8
2. SINGLE KING: 2
A. H/C: 1
B. NON-H/C: 1
THE CONTRACTOR IS RESPONSIBLE TO
CHECK THE PLANS AND IS TO NOTIFY THE
ARCHITECT OF ANY ERRORS OR OMISSIONS
PRIOR TO THE START OF CONSTRUCTION.
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
m
a
CO
u7
v
N
O
N
1
c
° sheet number
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
5:25:18 PM
MS O
a.0
•
dv
= Z
42-Room Hotel
sheet name
1st Floor Plan
je� A2.2
oRQeaoISS a411tt19 ARE 1/2 SCALE 0ADo6a4ED
A7.2
3
99' - 0"
O O O
6'- 1 1/2"1
12'-91/4" _ 12'-91/4" I
12' - 91 /4"
12' - 91 /4"
12'-91/4" 13'-101/4"
15'-2"
UNIT 07
2071`
SOUTH HALL
A4 4
1111
UNIT 206
ECEI
•
11
■
bij
1
UNIT 205
LE
�_ ■
•
UNIT 204
ECM
WEST HALL
228
G
Z
w
N
EVENT SPACE
—1223t--
A4.2
SOUTH STAIR
UP
N
131
1
gg
•
1i
UNIT 203
203
ICI
JANITOR
I222
UNIT 216)' \I
1216I
a
EAST HALL
224
wo.
IL
UNIT 215 UNIT 214
Ella ='
t
4—
B
0
2nd Floor Plan
0
0
DO
CE
UNIT 213
1213
UNIT 212
puEE
9
I■
■
CI
Ilk
TICF
UNIT 201
201
ill \
UNIT 208
208:
I I I
UNIT 209
209
010
SLEEPING UNITS THIS FLOOR: 16
1. DOUBLE QUEENS: 11
2. SINGLE KING: 5
A. H/C: 2
B. NON-H/C: 3
THE CONTRACTOR IS RESPONSIBLE TO
CHECK THE PLANS AND IS TO NOTIFY THE
ARCHITECT OF ANY ERRORS OR OMISSIONS
PRIOR TO THE START OF CONSTRUCTION.
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
E
a
N
n
c
t number
v
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
. '3 24
i(e5:25:18 PM
42-Room Hotel
sheet name
2nd Floor Plan
�e� A2.3
BRAMISS OIGS 411 tt19 R[ 1/2 S6 OMD06 a4[D d
1 /8" = 1'-0"
99' - 0"
6'-11/2"
12'-91/4" _ 12'-91/4" I
UNIT 316
316
UNIT 306
12' - 91 /4"
UNIT 305
■
WEST HALL
EVENT SPACE
UNIT 315
UNIT 303
HALLWAY
317
UNIT 309
309 I
328
EAST HALL
UNIT 314
12' - 91 /4"
12'-91/4" 13'-101/4"
ng.
■ ■_
El MW
UNIT 304
I II
JANITOR -
UNIT 313
UNIT 302
UNIT 311
15'-2"
UNIT 301
UNIT 310
@ or
3rd Floor Plan
1 /8" = 1'-0"
-v
N
<0
O
SLEEPING UNITS THIS FLOOR: 16
1. DOUBLE QUEENS: 11
2. SINGLE KING: 5
A. H/C: 2
B. NON-H/C: 3
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
m
a
rn
N
0
c
o sheet number
-0
� J
BRAMn70�nIGS AT 11K17 ARE 1/2 SCALE OMDOCCATEIL >d
A2.4
Release Date: 02-08-2024
Released for:
REDESIGN 1
`�P
. '3 24
52519 PM
42-Room Hotel
sheet name
3rd Floor Plan
THE CONTRACTOR IS RESPONSIBLE TO
CHECK THE PLANS AND IS TO NOTIFY THE
ARCHITECT OF ANY ERRORS OR OMISSIONS
PRIOR TO THE START OF CONSTRUCTION.
z / FNA Project #:
/ 2024_02
Project Start Date:
07-31-2024
99' - 0"
6'-11/2" 12'-91/4"
12'-91/4" i 12'-91/4"
13'-101/4"
15'-2"
@ or
Roof Plan
1 /8" = 1'-0"
THE CONTRACTOR IS RESPONSIBLE TO
CHECK THE PLANS AND IS TO NOTIFY THE
ARCHITECT OF ANY ERRORS OR OMISSIONS
PRIOR TO THE START OF CONSTRUCTION.
IDnA 8MDR n411rz17 /8 E 1/2 RRe/?8LI onIINfaiorriD
U1
a
5:25:19 PM
n
0
d
Release Date: 02-08-2024
Released for:
REDESIGN 1
42-Room Hotel
00
outh Stair Alp
39'-0" \1
OEast Elevation
1 1/8" = 1'-0"
LA Elevator Override
44' - 0"
West Elevation
T Q Q
Elevator Override
Roof
3rd Floor
20' - 0"
2nd Floor
10'-0"
1st Floor
0�� V _
South Stair Roof
39'-0"
Roof
30'-0"
3rd Floor
20'-0"
2nd Floor
10'-0"
1st Floor
ONorth Elevation
2 1/8" = 1'-0"
CO
Elevator Override
44' - 0"
South Stair9Roof
3' - 0"
Roof
3rd Floor
20'-0"
2nd Floor
10'-0"
1st Floor 6
0"
Elevator Override
44'-0" \1
311
South Stair Roof Akik
39'-0"
1/8" = 1'-0"
'' a'
I t'
III III III II
- South Elevation
1/8" = 1'-0"
Roof
3030'
3rd Floor
20' - 0"
2nd Floor
10'-0"
1st Floor
- / FNA Project#:
/ 2024_4_02
Project Start Date:
07-31-2024
F
0
as
N
N
0
`‘-1'
n
o sheet number
A3.1jDG�LQMn701�GS LQ411tt19 ARE 1/2 SCALE OMD06La4[�D d
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
i(eG,\I` 24
52527 PM
42-Room Hotel
sheet name
Exterior Elevations
O O
UNIT 316
UNIT 216
'UNIT 315
1,315
'UNIT 215
Longitudinal Section Through Lobby
UNIT 314
314,r
UNIT 214'
`UNIT 108
'UNIT 313
'1.313 1
'UNIT 213
UNIT 107'
a a
121117
1
UNIT 312'
1312,I'
UNIT 212'
UNIT 106'
UNIT 311
UNIT 211
MECHANICAL
UNIT 210
30'-0"
Roof
3rd Floor
20' - 0"
2nd Floor
10'-0"
1st Floor
I —I 1 0
III -
I —I Basement
III III-10' - 0 V
III III-11
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
a
2
a
N
5
N
O
N
n
c
sheet number
Release Date: 02-08-2024
Released for:
REDESIGN 1
QI�
0��O4
52527 P2M
42-Room Hotel
sheet name
Longitudinal Building
Section
A4.1 J
ol�/A2fltGD AT 11tt17 ARI21/2 SCALEIM0ICATB� a
O
OUTH HAL
327 1
SOUTH HAL
SOUTH HAL
11261
III III —III —III
II III HI 111 HI II
SOUTH STAIR
< IR04I
/II
SOUTH STAIR
,11
SOUTH STAIR
1 226 1
SOUTH STAIR
1124I
I
SOUTH STAIR
1, 081
III IIII III III III III III III III III I
EVENT SPACE
EVENT SPACE
1223 I
1 Longitudinal Section Through Cafe
ADA TOILET
ADA TOILET
•ELEV LOBBY
IR02I
it
HALLWAY
HALLWAY
1.217
II IIIIIII1IIIIIIIIIIIIII IIIIIII III( IIII IIIIII IIIIII1IIIII
HALLWAY
114'
UNIT 309
�II91.i.11i Wjj
IIIII�I�i III\I
MECHANICAL
13091
Roof
30'-0' s
3rd Floor
20' - 0"
2nd Floor
10'-0"
1st Floor
(-1'I1-1�0
— III III
III Ba 10' e0t
I IIII1III1III IIII III III III III III III III IIIIIIII III III I1III1II
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
m
a
2
co
N
N
i76
v
0
O
N
n
c
sheet number
Release Date: 02-08-2024
Released for:
REDESIGN 1
IL
`+P
0��O4
52528 P2M
42-Room Hotel
sheet name
Longitudinal Building
Section
���
o RQeao OS AT f 1 tt19 ARE 1/2 SCALE INDICATED a
A4.2
00
2
A4.1
SOUTH STAIR
1R041
1
UNIT 316
13161
EAST HALL
1 324 I
UNIT 216
12161
EAST HALL
1 224 1
1617-1
UNIT 110
11101
EAST HALL
1 121 1
11
SOUTH STAIR
111
SOUTH STAIR
1 1 1 I I I I 1 1 1 I I I I I I I I
1 I 1 I 1 I 1 I I I I I I I I I
1 1 1 1 1 1 1 I I I I I I I I I I I I I
1 1 I I I I I 1 I I I I I I
1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1
III IIII 1I1 1I1 1III( 1I1 1III 1I1 1
1 1 I I I I I 1 I I I I I I
I I I I I I I I 1 1 1 1 1 1 1 1
III III III III III III III III
()Cro()Cross Section at South Stair
ss
= 1'-0"
�II
SOUTH STAIR
1m
111
SOUTH STAIR
III III III
B08
III III III III
4.2
TT
WEST HALL
13281
UNIT 307
13071
u
01
-I
MENI
WEST HALL
1228 1
UNIT 207
12071
WEST HALL
F1-27-1
I
IIII1 1
111111
IIII111 1 1 1
III 1 1 I 1 1 1 1 I
11
1 1 1
I I I I
I I
1 1 1 1 I I
1 1 1I 1 1 11 1 1 1 1 1 1 1 1
1 1 1 1
1 1 1
1 1 1
1 1 1 1
1 1
1 I
1 1 1 1 1 1 1 1 1 1 1 1
30R-0"oof
'
3rd Floo50
20' - 0"
2nd Floor
10'-0"
1st Floor n
1 1 1 1
I I I I I I
1 1 1
1 1 1 1 I 1 1 1 1 1 1 I
1
11 1 1 1
11
1 1 1 1 1 1 1
1 1 1 1 1 1 1 1 1 1 1 1 I 1
III III III III III III III
III III
111I
1
11
111=
II III III III III III III III III 11
0"
Bas11 ent
III
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
U
m
a
2
co
N
CV
N
0
N
1
n
c
o sheet number
oRQeaolSOS a411tt19 ARE 1/2 SCALE HAMMED
A4.3
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
G,�r`O 24
5:25:28 PM
42-Room Hotel
sheet name
Building Cross
Section
00
IZIEF
UNIT 314
13141
UNIT 108
IIII IIII IIIII 1111 III III III
1OCross Section at Typical Interior units
3/16" = 1'-0"
EAST HALL
324
EAST HALL
1 224
EAST HALL
121
13231
EVENT SPACE
GYM / SPA
WEST HALL
WEST HALL
WEST HALL
r127L1
III IIIIII I III III III III I _II I I I III III III I I I I I I I I+I 1 1I III
TT
UNIT 305
13051
II III III III III IIIII IIIIIIIIIIIIIIIIIIIIIII
Roof
3rd Floor
20' - 0"
2nd Floor
10'-0"
1st Floor
0"
III
III=
IIBI sement f
10'-0" V
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
m
a
2
rn
N
i5
v
N
O
N
1n
c
sheet number
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
k��O24
52529 PM
42-Room Hotel
sheet name
Building Cross
Section
33 A4.4
DRAWIHGD AT 11o17 ARE1/2 SCALE IM0ICATL D a
00
IIII
I I
I I
1 I
I
1 I
1 III... III
UNIT 312
III III 11IIIII1III11III III III
1OCross Section at Elevator
3/16" = 1'-0"
EAST HALL
1324I
EAST HALL
1224
EAST HALL
1 121
ELEV
319
ELEV
B07I
Ir.
HALLWAY
HALLWAY
HALLWAY
III III 1111 IIII IIIIII IIII IIII
NORTH STAIR
1R011
NORTH STAIR
318 1
NORTH STAIR
115-1
NORTH STAIR
B06 1
WEST HALL
WEST HALL
WEST HALL
1127 1
III III III "III ...III ...III +III ...III
TT
UNIT 303
13031
III III III III III IIIIIIIIIIII III
Roof
30' - 0" \1
3rd Floor
20' - 0"
2nd Floor
10'-0"
1st Floor n
0"
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
a
2
rn
N
5
N
0
N
n
c
sheet number
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
G,\r` 24
52529 PM
42-Room Hotel
sheet name
Building Cross
Section
�� 34A4.5J
DG�/A 5lt1C D AT 11 tt17 ARE 1/2 SCALE IM 0ICATED a
00
UNIT 310
I310I
UNIT 210
1 210 1
LOBBY
MECHANICAL
LB051
III IIIIIIIII111 11IIIIIIIIIIIII II III III
()Cross Section at Cafe
1 3/16" = 1'-0"
UNIT 309
r.
UNIT 209
CUSTOMER
LAUNDRY
604 r.
r.
MECHANICAL
B03I
III III +III ...1 i...i i ...I I I...I I I
,11
UNIT 308
,11
UNIT 208
II III III III
HALLWAY
I317I
HALLWAY
IIIlllIII III III III
UNIT 301
301
UNIT 201
Ir,
HOTEL LAUNDR
/MAINTENANCE
IB01I
II III III III I I III III III III
30R-0"oof
'
3rd Floo50
20' - 0"
2nd Floor
10'-0"
1st Floor n
p"
Basement
U FNA Project #:
2024_02
Project Start Date:
07-31-2024
F
U
m
a
2
0
N
7
N
0
c
sheet number
�15A4.6
BRAW OS AT 11tt19 ARE 1/2 SC ALE o��o6a1 �� a
Release Date: 02-08-2024
Released for:
REDESIGN 1
`+P
0��
5:25:30 P24M
ti
sheet name
Building Cross
Section
AFFIDAVIT OF POSTING
PUBLIC HEARING NOTICE
I, 0\n Lj 5e� , hereby certify that I have posted a
Notice of Public Hearing, as prescribed by Seward City Code 15.01.040 for the
property located at Lots 12, 13, 14 & North 1/2 of Lot 15, Block 15,
Original Townsite of Seward; physical address 313 & 315
Fourth Ave, the owners of which have petitioned for a Public Hearing for a
Conditional Use Permit to construct a 42-room Hotel within a Central Business
(CB) Zoning District.
The notice was posted on Av ,k ,102.9 , which is I
days prior to the public hearing on this petition. I acknowledge this Notice
must be posted in plain sight, maintained and displayed until all public
hearings have been completed.
Affirmed and signed this if; day of A' f , 2024.
36
CITY OF SEWARD, ALASKA
AFFIDAVIT OF MAILING
PUBLIC HEARING NOTICE
Ct0-6--bru Ivn
, upon oath, deposes and states:
That she is employed in the Community Development Office of the City of
Seward, Alaska; and that on j-itys-k 9 2o7j she mailed a Notice of
Public Hearing to the real property owners within a 300-foot periphery of Lots
12, 13, 14 & North 1/2 of Lot 15, Block 15, Original Townsite of
Seward; physical address 313 & 315 Fourth Ave, as prescribed by
Seward City Code 15.01.040/16.01.015.
Affirmed and signed this / day o
2024.