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HomeMy WebLinkAboutPZ Res2025-023 CUP 1713 Alameda St1 Sponsored by: Applicant Public Hearing: August 5, 2025 Amended & Approved: August 5, 2025 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-023 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO HARBOR HOLDINGS LLC TO CONSTRUCT AND OPERATE AN EMPLOYEE CAMPGROUND AT 1713 ALAMEDA STREET WITHIN AN INDUSTRIAL ZONING DISTRICT WHEREAS, Harbor Holdings LLC has applied for a Conditional Use Permit (CUP) from the Seward Planning and Zoning Commission to construct and operate an employee campground at 1713 Alameda Street; and WHEREAS, the property is in an Industrial (I) zoning district; and WHEREAS, an employee campground is allowed with an approved CUP in the Industrial zoning district; and WHEREAS, Seward City Code § 15.10.226(J)(2) describes a camping unit as "a modified camping connex, providing living facilities for one or more persons"; and WHEREAS, the applicant plans to install 4 camping connex units installed as two back- to-back units on a permanent foundation, and 1 connex shower and bathroom house subject to SCC §8.15.425; and WHEREAS, the surrounding properties are also zoned Industrial and contain a mixture of employee campgrounds, bunkhouses, bulk fuel tanks, and other industrial uses; and WHEREAS, Seward City Code § 15.10.320 recognizes that there are some uses that may be compatible with designated principal uses in specific zoning districts provided certain conditions are met; and WHEREAS, the applicant has complied with all of the public hearing requirements of Seward City Code § 15.01.040; NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission, that: Section 1. The Commission finds that the proposed use satisfies the following conditions as specified in SCC §15.10.320.D. A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. CITY OF SEWARD, ALASKA RESOLUTION 2025-023 a. Finding: Yes, an employee campground is allowed in the Industrial zoning district with an approved CUP. B. The value of the adjoining property will not be significantly impaired. a. Finding: The surrounding properties are zoned Industrial and already contain a mixture of employee campgrounds, bunkhouses, bulk fuel tanks, and other industrial uses. C. The proposed use is in harmony with the Seward Comprehensive Plan. a. Finding: Yes, the proposed use is supported by the Comprehensive Plan Vol 1 Ch 3.3 - Housing • "Encourage development of new housing in Seward." • "Support a range of housing choices that meet the needs of people in various income and age groups." • "Encourage the development of seasonal employee housing." D. Public services and facilities are adequate to serve the proposed use. a. Finding: Yes, city water, sewer, and electricity are connected to the property. The property has access to Alameda Street. E. The proposed use will not be harmful to the public safety, health, or welfare. a. Finding: These modified camping convex units cannot be regulated and inspected per building and fire codes and thus do not meet the standard requirements for life safety that other dwelling units are required to meet. Ensuring the safety of the dwelling units, such as installing fire and carbon monoxide alarms, ensuring there is adequate egress, installing fire extinguishers, etc., will be the responsibility of the applicant. Section 2. Any and all specific conditions deemed necessary by the Commission to fulfill the above -mentioned conditions shall be met by the applicant. Approval of the CUP shall be subject to the following conditions: 1. The connexes shall be placed on permanent foundations for safety. 2. Fire and carbon monoxide alarm shall be installed in each dwelling unit within the modified camping connex containers. 3. A fire extinguisher shall be installed in each dwelling unit and professionally inspected and tagged annually. 4. Each unit will have a functioning microwave and refrigerator. 5. The operator shall ensure that there are no electrical hazards in or around the units such as open junction boxes, extension cords used for permanent wiring, or multi -use plug adapters. 6. The operator is required to establish an identification number or "address" for each dwelling unit and ensure that it is visibly marked on the outside of the unit for emergency response. 7. Exits and exit doors shall be kept free of obstruction, and the doors must be able to swing freely. 1 1 CITY OF SEWARD, ALASKA RESOLUTION 2025-023 8. Connections to the water, sewer, and electric utilities are required prior to a certificate of occupancy being issued. The applicant will work with the appropriate city departments. 9. Operator will comply with the requirements of SCC §8.15.425(b) Sanitary facilities. 10. The maximum occupancy is 24 people. 11. A minimum of 6 parking spaces shall be provided on site. At least one (1) of those parking spaces shall be compliant with the Americans Disabilities Act (ADA). 12. All parking and maneuverability shall remain on site for the life of the use. 13. Functioning bear -resistant carts designed to prevent the upsetting or spillage by wind, weather, animals, or accident, shall be provided for all garbage and refuse for the life of the use. 14. A three -walled structure with roof must be provided on site to house the bear -resistant carts. 15. Operator will comply with the requirements of SCC §8.15.340 Garbage and refuse. 16. 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. 17. 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 We 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 3. 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 2 are met by the applicant, and authorizes administration to issue a conditional use permit to Harbor Holdings LLC to construct and operate an employee campground on Lot 4, Block 2, Leirer Industrial Subdivision, located at 1713 Alameda Street. Section 4. 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. A Conditional Use Permit may be transferred to a new owner per §15.10.320(G), in which case the new owner will be required to maintain conformance to the conditions of the permit. Section 5. Administration shall periodically confirm the approved conditional use conforms to the standards of its approval. Nonconformance to these above stated conditions shall be grounds for revoking the Conditional Use Permit. Section 6. This resolution shall take effect 10 days following its adoption. CITY OF SEWARD, ALASKA RESOLUTION 2025-023 PASSED AND APPROVED by the Seward Planning and Zoning Commission this 5th day of August, 2025. AYES: NOES: ABSENT: ABSTAIN: Kris Peck City Clerk (City Seal) Verhey, Sullivan, Hubbard, Hornseth Griswold Charbonneau, Pemberton None THE CITY OF SEWARD, ALASKA CE,cut,t4 Griswo d�r Carol , 1 i 1 Planning and Zoning Agenda Statement Meeting Date: August 5, 2025 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Agenda Item: Resolution 2025-023 of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Harbor Holdings LLC to construct and operate an employee campground at 1713 Alameda Street within an Industrial zoning district Background and justification: Harbor Holdings LLC has applied for a Conditional Use Permit (CUP) from the Seward Planning and Zoning Commission to construct and operate an employee campground at 1713 Alameda Street. The property is located within the Industrial (I) zoning district. An employee campground is allowed with an approved CUP in this zoning district. An employee campground is defined as "an area operated by an established business with high seasonal employment of transient workers as a housing alternative and not construed to be a construction camp." An employee campground may only be open for 180 days per calendar year, and may not open earlier than April 15, nor remain active later than September 30, unless approved by City Council through Resolution. Camping units, defined as "a tent or recreational vehicle", are not allowed within an employee campground, however, Seward City Code § 15.10.226(J)(2) states, "for the purposes of this section, a camping unit is described as a modified camping connex, providing living facilities for one or more persons". Sanitary and shower facilities are required to be provided for the employees within the employee campground. The units will contain a microwave and refrigerator. Individuals residing in these units will be employees at various restaurants in the Harbor. The property currently has three connected ATCO trailers that are used for employee housing. There are also three large train cars on the property that are used for storage. The applicant is proposing to add 5 connex units. Four of the connexes would be used for housing, installed as two back-to-back units, and one unit would be used for sanitary and shower facilities in compliance with SCC §8.15.425 B. Sanitary facilities. The units will be placed on a permanent foundation for safety; however, they are considered "camping units" and will not be built or inspected for life safety requirements by the Fire and Building Department. For this reason, the Fire Chief has safety concerns for these units being used as dwellings. 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 8 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." 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 development requirements have been met. The property is in the Leirer Industrial Subdivision. The height of the structures is less than 38'. The minimum buildable lot size is greater than 10,000 square feet and the minimum lot width is greater than 100 feet. The setbacks meet the required front 10', side yard 10', and rear yard 10'. Lot coverage is 100% except for the required setbacks. There must be at least 10' clear space between the camping units. Sanitary facilities are being provided and must comply with SCC 8.15.425. Surrounding Land Use: The surrounding properties are all zoned Industrial, and are used for employee campgrounds, industrial storage, bunkhouses, fuel farm, and marine industry. 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 adjacent to the property. Parking: There are no required parking minimum for an employee campground. However, a bunkhouse is required to have 1 parking space per 4 residents at maximum capacity, and at least one ADA parking space in a parking lot providing 1-25 parking spaces. The employee campground will house a maximum of 24 residents. Parking spaces must be a minimum of 9'x18'. Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Vol 1 Ch 3.3 - Housing 9 Plan: • "Encourage development of new housing in Seward." • "Support a range of housing choices that meet the needs of people in various income and age groups • "Encourage the development of seasonal employee housing." Strategic Plan: N/A Department Comments No Comment N/A Building Department X Fire Department Per city code, these are not classified as temporary structures nor permanent buildings, so no code review or inspections will be performed. The fire and building department suggests an annual self - inspection and attestation to community development, verifying that the following conditions are met. 1. Each sleeping area has a working smoke detector and is less than 10 years old. 2. Fire Extinguishers are professionally inspected and tagged annually, are easily accessible and labeled, and are within 75' of all occupants. 3. No electrical hazards exist to include open junction boxes, extension cords used for permanent wiring, or multi -use plug adaptors. 4. Each mod has an identification numbering system, "Address" for emergency response. 5. Exits and Exit doors are free of obstruction, and doors swing freely. Public Works Department X Harbor Department X Police Department X Electric Department X 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. 10 1. The connexes shall be placed on permanent foundations for safety. 2. Fire and carbon monoxide alarm shall be installed in each dwelling unit within the modified camping connex containers. 3. A fire extinguisher shall be installed in each dwelling unit and professionally inspected and tagged annually. 4. The operator shall ensure that there are no electrical hazards in or around the units such as open junction boxes, extension cords used for permanent wiring, or multi -use plug adapters. 5. The operator is required to establish an identification number or "address" for each dwelling unit and ensure that it is visibly marked on the outside of the unit for emergency response. 6. Exits and exit doors shall be kept free of obstruction, and the doors must be able to swing freely. 7. Connections to the water, sewer, and electric utilities are required prior to a certificate of occupancy being issued. The applicant will work with the appropriate city departments. 8. Operator will comply with the requirements of SCC §8.15.425(b) Sanitary facilities. 9. The maximum occupancy is 24 people. 10. A minimum of 6 parking spaces shall be provided on site. At least one (1) of those parking spaces shall be compliant with the Americans Disabilities Act (ADA). 11. All parking and maneuverability shall remain on site for the life of the use. 12. Functioning bear -resistant carts designed to prevent the upsetting or spillage by wind, weather, animals, or accident, shall be provided for all garbage and refuse for the life of the use. 13. A three -walled structure with roof must be provided on site to house the bear -resistant carts. 14. Operator will comply with the requirements of SCC §8.15.340 Garbage and refuse. 15. 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. 16. 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. 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. 11