HomeMy WebLinkAboutPZ Res2025-005 CUP Chugiachmuit 704 Aspen LanePlanning and Zoning Agenda Statement
Meeting Date: February 4, 2025
To: Planning and Zoning Commission
Through: Daniel Meuninck, Community Development Director
From: Applicant
Agenda Item: Resolution 2025-005, of the Planning and Zoning Commission of the
City of Seward, Alaska, Granting a Conditional Use Permit to
Chugachmiut to construct and operate a pharmacy drive-thru window
at the new Chugachmiut Regional Health Center on Fort Raymond
Subdivision Replat No 1, 2022 Addition, Lot 7A-2; Located at 704
Aspen Lane; Within an Auto Commercial (AC) Zoning District
Background and justification:
Chugachmiut hasapplied for a Conditional Use Permit (CUP) from the Seward Planning and Zoning
Commission to construct and operate a pharmacy drive-thru window at the new Chugachmiut
Regional Health Center currently being constructed at 704 Aspen Lane.
The property is located within the Auto Commercial (AC) zoning district.A health clinic is allowed
outright in the AC zoning district. However, a drive-in facility, defined as “any portion of a building
or structure which by design permits customers to receive services, obtain goods or be entertained
while remaining in their motor vehicles,” requires a CUP in the AC zoning district.
Pharmacy drive-thru windows provide a contactless service option to individuals who may be sick
and contagious as well as to individuals with weakened immune systems who are susceptible to
infectious disease. A pharmacy drive-thru window improves accessibility for individuals with
mobility concerns and challengessuch as the elderly, pregnant women, people with disabilities, and
parents with young children in the car to receive prescribed medication without needing to leave
their vehicles.
The proposed drive-thru window can be accessed either by entering the property from the Seward
Highway or Aspen Lane. Only one-way traffic will be allowed on the north side of the building
where the pharmacy drive-thru window will be operated.
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.”
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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: Seward City Code Title 15 does not have specific development
requirements for a drive-thru window. The only requirements are the setback, building height,
and lot coverage requirements for the entire building, which have been met.
Surrounding Land Use: The property to the west is the American Legion Cemetery and Seward
Parks and Recreation warehouse and is zoned Institutional. The property to the south is the
Seward Chamber of Commerce and is zoned Auto Commercial. The property to the north is
vacant but will be used for the future Public Works facility and is zoned Auto Commercial. The
property to the east is across the Seward Highway and is owned by the Alaska Railroad and
zoned Industrial.
Floodplain status: According to the Kenai Peninsula Floodplain Map, the property is not located
within a FEMA-mapped floodplain.
Utilities: City water, sewer, and electricity are connected to the property.
Parking: A drive-thru window does not require a specific number of parking spaces. Providing a
drive-thru pharmacy window may alleviate parking congestion as individuals will not need to
park and walk into the clinic to pick up a prescription. However, the clinic is required to have a
certain number of parking spaces, which was reviewed and approved during the building permit
process.
Comprehensive and Strategic Plan Consistency Information
This legislation is consistent with (citation listed):
Comprehensive
Plan:
Vol 1, Chapter 2.2.6 “We value effective, accessible, and affordable
healthcare.”
Vol 1, Chapter 3.7.1.5 – “Support expansion and modernization of health care
facilities.”
33
Vol 1, Chapter 3.7.1.8 – “Support and develop opportunities for individual
and community health improvement.”
Strategic Plan:
N/A
Staff Comments
Department Comments No
Comment
N/A
Building Department
X
Fire Department
X
Public Works
Department
X
Harbor Department X
Police Department
X
Electric Department X
Public Notice
Property owners within three hundred (300) feet of the location of the proposed Conditional Use
Permit action 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 not received public
inquiries regarding the proposed Conditional Use Permit. If any correspondence is received after
publication of this agenda statement, it will be submitted to the Planning and Zoning
Commissioners for their review.
Recommended Conditions
1. The applicant shall work with the building official through the building permit process to
address any requirements per International Fire Code and International Building Code.
2. Signage shall be placed on the property indicating one-way traffic on the driveway going to
and leaving the drive-thru window.
3. 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.
4. 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.
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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.
35
Conditional Use Permit Application Property Map
RES 2025-005 - Granting a conditional use permit to construct and operate a
pharmacy drive-thru window
Location: 704 Aspen Lane
Parcel #: 14502628
200 feet
Context Map
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F
A
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)
12
"
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1
8
"
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(
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24
"
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2
4
"
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24
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24
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12
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12
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8
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12
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12
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12
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12
"
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S1 S3 S4 S5 S6 S7 S8 S9
S1
0
S1
1
S1
2
S1
4
S1
5
S1
6
S1
7
S1
8
S1
9
S2
0
S2
1
S2
2
S2
3
S2
4
S2
5
S2
6
S2
7
S2
8
S2
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S3
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43
UP
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1 2 5 6 7 11
5' - 0"13' - 5"4' - 0"24' - 10"18' - 3 1/2"9' - 0"4' - 1 1/2"10' - 6 1/2"13' - 8"23' - 10 1/2"
14
'
-
1
0
1
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2
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13
'
-
4
"
31
'
-
1
0
"
29
'
-
7
1
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2
"
20
'
-
1
"
7'
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1
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2
"
64
'
-
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1
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CH
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19
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19
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3
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&
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12
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14
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5
PA
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14
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3
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BU
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12
1
8
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19
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0
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12
0
4
B
IN
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CO
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A
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18
1
8
B
HS
K
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15
1
3
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15
0
2
FA
C
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MA
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A
N
C
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SH
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19
1
1
CO
M
M
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N
WA
I
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G
11
0
2
A
PR
I
M
A
R
Y
CA
R
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WA
I
T
I
N
G
11
0
2
B
VE
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T
11
0
1
ST
A
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R
15
0
7
PH
A
R
M
A
C
Y
WA
I
T
I
N
G
11
0
2
D
PH
A
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M
A
C
Y
RE
C
E
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V
I
N
G
11
0
5
A
VE
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T
19
0
4
VE
S
T
18
0
8
CL
I
N
I
C
A
L
ST
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A
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19
0
7
OP
E
N
P
R
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C
13
1
0
CO
R
R
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D
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12
0
1
CO
R
R
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D
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R
13
0
1
CO
R
R
I
D
O
R
15
0
1
CO
R
R
I
D
O
R
16
0
1
CORRIDOR
1701
CORRIDOR
1801
CO
R
R
I
D
O
R
19
0
1
CORRIDOR
1401
CL
E
A
N
UT
I
L
I
T
Y
18
1
9
SO
I
L
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D
UT
I
L
I
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Y
18
1
8
A
RE
C
Y
C
L
I
N
G
ST
O
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A
G
E
18
1
8
D
19
0
3
-
2
1902-1
1904-1
1906-1
1908-1
1910-1
1912-1
19
1
3
-
3
1907-1
1814C-1
ME
D
G
A
S
18
1
4
C
1818B-1
18
1
9
-
1
1818A-1
1716-1
1107-1
1106-1
1714-1 1712-1
18
1
4
-
2
18
1
4
-
1
18
1
2
-
1
18
1
6
-
1
1816A-1
18
0
8
-
2
18
0
8
-
1
18
0
6
-
1
18
0
2
-
1
DC
P
S
-RD
OF
F
I
C
E
18
0
2
15
1
6
-
1
1512-1
1510-1
1508-1
1506-1
1504-1
1502-21502-1
16
1
0
-
1
1
6
0
8
-
1
16
0
6
-
1
1507-1
1305-1
1307-1
1203-1
1205-1
1207-1
1209-1
1215-1
14
0
5
-
1
1401-1
12
1
8
B
-
1
1218C-1
12
1
8
A
-
1
13
0
2
-
1
13
1
6
-
1
DE
N
T
EQ
U
I
P
14
0
6
12
2
0
-
2
1202-1
1204-1
1206-1
14
0
6
-
1
14
0
4
-
1
1515-1
1513-1
12
0
1
-
1
16
0
1
-
1
1718-1
16
0
2
-
1
18
1
0
-
1
1514-1
1904-2
18
1
1
-
2
CL
CL
5'
-
0
"
10
'
-
6
"
CL
CL
4'
-
9
"
5'
-
9
"
CL
5'
-
0
"
CL
5'
-
0
"
CL
5'
-
0
"
CL
5'
-
0
"
20
'
-
9
"
9'
-
1
0
"
10
'
-
4
"
8'
-
6
"
8'
-
6
"
8'
-
1
0
"
8'
-
4
"
10
'
-
1
1
"
10
'
-
4
"
8'
-
5
"
20
'
-
1
1
"
11
0
5
A
-
1
6' - 5 1/2"
8' - 0"7' - 8 1/2"
14' - 6"16' - 0"
22
'
-
1
0
"
8'
-
0
"
8'
-
0
"
8'
-
0
"
8'
-
0
"
5'
-
8
"
8'
-
4
"
CL
4'
-
0
"
CL
4'
-
0
"
CL
4'
-
0
"
5' - 6"8' - 10"7' - 5"7' - 10"9' - 7 1/2"
9' - 0 1/2"
10' - 3"
21' - 9"10' - 10"10' - 10"17' - 9 3/4"
2' - 8 1/2"
3' - 3"
W5
A
W5
A
W5
A
W5
A
W5
A
W5
A
W7
A
W7
A
W1
A
W1
A
W1
A
W1
W5
A
F
1
W1
A
W1
A
W1
A
W1
A
W1
A
W1
A
W4A
W7
A
W1
A
W5
A
W7
A
W1
A
W1
W1
A
W1
A
W1
A
W1
A
W1
A
W1
A
W1
A
W1
A
W1
A
W1
W1
A
W4
A
W4
A
W5
A
W4
A
W1
A
W5
A
W1
A
W1
A
W7
A W1
A
W1
A
W5
A
W1
A
W1
W1
A
W1
A
W1 W1
W5
A
W5
AW7
A
W1
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W1
A
W2
W1
W5
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F
1
W1
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W7
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W7
A
W4
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W5
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W7
A
W5
A
W7
A
W7
A
W1
W6
A
W7
A
W6
A
W7
A
W5
A
W1
AW1
W7
A
W7
W1
11
'
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5
"
CL
CL
CL
CL
CL
10
'
-
0
"
10
'
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0
"
10
'
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0
"
10
'
-
0
"
4'
-
0
"
CL4'
-
1
1
5
/
1
6
"
15
0
9
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1
W1
W1
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4
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AV
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I
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0
5
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12
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24' - 0"
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N
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,
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PA
R
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CL
4'
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6
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CL
4'
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5
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CL
5'
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3
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CL
5'
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8
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CL
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6
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4'
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6
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3'
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1
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CL
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CL CL
8' - 0"5' - 0"
CL
9' - 6"
CL7' - 3"
CL6' - 3"
CL8' - 1"
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W1
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5' - 0"
CL
6'
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5
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CL
2' - 3"
12
2
0
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1
6'
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8
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3'
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2
"
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'
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0
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1
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6
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5'
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0
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10
'
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7
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10
'
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7
1
/
2
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CL2' - 10"
8' - 2 7/16"
2'
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1
0
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5'
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8
"
CL
5'
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8
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5'
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5
1
/
2
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5'
-
2
1
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2
"
2' - 0"
6'
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0
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11
'
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9
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9' - 2"
5' - 4"3' - 6"
14
'
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0
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6
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3
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11
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5
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1
1
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6
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1
0
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12
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0
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2
1
7
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1
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7
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1
0
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5
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CA
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CANOPY
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12
2
6
W7
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W2
W1
W7
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CL
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0
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CL
4'
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0
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CL2'
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1
1
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CL 6' - 8"CL9"
CL
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CL 4' - 8"CL 5' - 8"CL 5' - 8"
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18
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A
W4
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W5
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W5
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W5
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W4
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W4
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W5
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W1
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W1
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W1
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10
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11
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2
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4
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1
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4
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1' - 10"
CANOPY
10
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1
1
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12
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CL
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18
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CLR.
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AL
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ALIGN WALLS ALIGN WALLS AL
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W
A
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ALIGN WALLS95%CONSTRUCTION DOCUMENTSSh
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Plot Date Time:
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2
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4
D C B A
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7/8/2023 6:22:11 PMBIM 360://22073.01 Chugachmuit Regional Health Clinic/22073.01 Chugachmiut Regional Health Clinic.rvt
A1
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FI
R
S
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F
L
O
O
R
D
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M
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CHUGACHMIUT REGIONAL
HEALTH CENTER
SEWARD, ALASKA
CHUGACHMIUT
7/
7
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2
0
2
3
22
0
7
3
.
0
1
N
4'08'
1
6
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2'
1/
8
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=
1
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0
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A1
0
1
A1
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M
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Da
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Plot Date Time:
1
2
3
4
D C B A
1
2
3
4
90
0
W
.
5
t
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A
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3
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7
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5
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4
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7
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3
7
3
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HE
N
R
I
7/8/2023 6:22:34 PMBIM 360://22073.01 Chugachmuit Regional Health Clinic/22073.01 Chugachmiut Regional Health Clinic.rvt
A2
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EX
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
CHUGACHMIUT REGIONAL
HEALTH CENTER
SEWARD, ALASKA
CHUGACHMIUT
7/
7
/
2
0
2
3
22
0
7
3
.
0
1
1/
8
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=
1
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0
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8
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=
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95%CONSTRUCTION DOCUMENTSSh
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Plot Date Time:
1
2
3
4
D C B A
1
2
3
4
90
0
W
.
5
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7/8/2023 6:23:24 PMBIM 360://22073.01 Chugachmuit Regional Health Clinic/22073.01 Chugachmiut Regional Health Clinic.rvt
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CHUGACHMIUT REGIONAL
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SEWARD, ALASKA
CHUGACHMIUT
7/
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