HomeMy WebLinkAboutPZ Res2025-024 3207 Sorrel Rd ReplatSponsored by: Applicant
Public Hearing: August 5, 2025
Amended and Approved: August 5, 2025
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2025-024
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF
THE CITY OF SEWARD, ALASKA, RECOMMENDING SEWARD CITY
COUNCIL AND KENAI PENINSULA BOROUGH APPROVAL OF THE
REVISED PRELIMINARY PLAT OF THE PROPERTY LOCATED AT 3207
SORREL ROAD, CREATING SPRING CREEK REPLAT
WHEREAS, AK Lands, Land Surveying LLC has submitted a revised preliminary plat on
behalf of the City of Seward for review and recommendation to the Seward City Council and Kenai
Peninsula Borough; and
WHEREAS, the parcel being subdivided is located at 3207 Sorrel Road; and
WHEREAS, the current parcel is one tract of land comprising the tidelands and harbor to
the west of SMIC, the Spring Creek campground / beach area, and the Fourth of July beach; and
WHEREAS, the proposed plat will divide the single tract into two parcels, Tract A, which
will encompass the Spring Creek campground, beach, and adjacent tidelands, and Tract B, which
will comprise the remainder of land south of the Spring Creek campground down to the Fourth of
July beach; and
WHEREAS, the original plat was approved by the City Council on February 10, 2025,
and included the vacation of a 50-foot wide public access easement providing access from Nash
Road through the Spring Creek campground to the tidelands; and
WHEREAS, this easement was established through Tideland Patent No. 362 by the State
of Alaska in 1997; and
WHEREAS, this easement, as well as a similar one to the south, were established to
replace a 50-foot wide public access easement that ran along the ordinary high-water mark but was
vacated with the creation of the Seward Marine Industrial Center; and
WHEREAS, the State has expressed interest in maintaining the 50-foot wide public access
easement through proposed Tract A (Spring Creek campground); and
WHEREAS, the revised preliminary plat reflects these wishes, and does not vacate the 50-
foot public access easement; and
WHEREAS, the tract of land being subdivided is currently zoned Industrial (I); and
CITY OF SEWARD, ALASKA
RESOLUTION 2025-024
WHEREAS, both Tracts of land have access to city water, sewer, and electricity on the
east side of the property; and
WHEREAS, a subdivision agreement will not be required with this plat; and
WHEREAS, all conditions required by Seward City Code § 16.01.015, Conditions to plat
approval, were met; the property owners within 300 feet of the requested replat were notified of
the proposed subdivision, and the property was posted with public notice signage; and
WHEREAS, any preliminary plat of city -owned property must be approved by the Seward
City Council; and
WHEREAS, it is the Planning and Zoning Commission's responsibility to act in an
advisory capacity to the Seward City Council and the Kenai Peninsula Borough regarding
subdivision plat proposals within the City of Seward.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission, that:
Section 1. The Commission hereby recommends that in accordance with Seward City Code
Section 16.01.015 (B), the Seward City Council and Kenai Peninsula Borough approve the
submittal of the revised preliminary plat of Fourth of July Creek Subdivision, Seward Marine
Industrial Center (SMIC), That Point of Block 10, Excluding Lots 1 & 2; Located at 3207 Sorrel
Road; Creating Tract A & B, Block 10, Fourth of July Creek Subdivision, SMIC, Spring Creek
Replat
Section 2. This resolution shall take effect immediately upon adoption.
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 5th day
of August, 2025.
AYES:
NOES:
ABSENT:
ABSTAIN:
THE CITY OF SEWARD, ALASKA
Cc to
Carol Gris old, Chair
Verhey, Sullivan, Hubbard, Hornseth, Griswold
None
Charbonneau, Pemberton
None
1
1
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CITY OF SEWARD, ALASKA
RESOLUTION 2025-024
ATTEST:
Kris Peck
City Clerk (City Seal)
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 2025-024, of the Planning and Zoning Commission of the City
of Seward, Alaska, recommending Seward City Council and Kenai
Peninsula Borough approval of the revised preliminary plat of the property
located at 3207 Sorrel Road, creating Spring Creek Park Replat
Background and justification:
Attached for the Commission's review and recommendation to the Seward City Council and Kenai
Peninsula Borough Planning Commission revised preliminary plat submitted by AK Lands, Land
Surveying LLC on behalf of the City of Seward.
The original preliminary plat was approved by the City Council on February 10, 2025 through
Resolution 2025-007. The platting action divided the current tract of land legally known as, That
Point of Block 10, Excluding Lots 1 & 2, Fourth of July Creek Subdivision, SMIC into two tracts
of land to be known as, Tract A & B, Block 10, Fourth of July Creek Subdivision, SMIC, Spring
Creek Park Replat. It also vacated a 50-foot wide public access easement which provided access
from Nash Road through the Spring Creek campground to the tidelands.
Upon submitting the original preliminary plat to the Kenai Peninsula Borough, documented
approval from the State of Alaska was required before the 50-foot public access easement could
be vacated. When the land for the Seward Marine Industrial Center (SMIC) was platted in 1997,
the plat vacated various public access easements that ran along the ordinary high-water mark.
These easements had originally been established by State of Alaska Patent No. 5914 and shown
on the Alaska State Land Survey plat 76-69. The Department of Natural Resources for the State
of Alaska approved the vacation of the 50-foot public access easement along the ordinary high-
water mark within the SMIC subdivision, but only in exchange for the establishment of two new
public access easements through Tideland Patent No. 362, that would provide the public access to
the tidelands at the north and south end of the SMIC subdivision.
The State of Alaska has an application process to request permission to vacate an access easement
that has been established by State patent; however, the State has expressed through initial
conversations that they still have an interest in maintaining those public access easements. For this
reason, and the subsequent denial of rezoning the Spring Creek Campground to Park on April 14,
2025, administration recommends maintaining the 50-foot public access easement through
proposed Tract A (Spring Creek campground) at this time.
Seward City Code §16.01.015(A) states that "No preliminary or final plat for the subdivision or
resubdivision of land located within the city limits shall be approved by the city unless all of the
required improvements set forth in section 16.05.010 are provided for by the subdivider, owner,
proprietor or developer in the manner described in sections 16.05.015."
24
The parcel has access to city water, sewer, and electrical lines adjacent to the property on the east.
The parcel also has access to Nash Road. Thus, a subdivision agreement will not be required with
this plat.
All conditions required by Seward City Code §16.01.015(C), Conditions to plat approval, were
met. The property owners within 300 feet of the requested preliminary plat were notified of the
proposed subdivision, and the property was posted with public notice signage.
In accordance with City and Borough requirements, the Seward City Council must review and
comment on a preliminary plat of city -owned land before submittal to the Borough for approval.
Subdivision Review:
Zoning: The property is currently zoned Industrial (I).
Size: Tract A will be 22.469 acres. Tract B will be 70.524 acres.
Utilities: Both Tracts of land have access to city water, sewer, and electricity on the east side of
the property.
Existing Use: Tract A is currently being used as a dry campground and parking area to access
the Spring Creek beach. Tract B is used as a boat harbor, storage, and beach access to Fourth of
July beach.
Access: Tract A has access to Nash Road. Tract B has access to private roads such as Mustang
Ave and Sorrel Road.
Flood Zone: According to the Kenai Peninsula Borough Floodplain map, Tract A and B have
portions of land located within the Seward Mapped Flood Data Area (SMFD) and FEMA flood
zones D, AE, and VE. Any development within these areas would require a floodplain permit.
omnrehensive and Strategic Plan Consistency Information
This legislation is consistent with (citation listed):
Comprehensive Vol 1, Chapter 3.6.1 — Improve, expand and diversify year-round parks
Plan: and recreational opportunities for residents and visitors.
Vol 1, Chapter 3.6.1.1
• Identify, protect, and preserve scenic and natural areas for
recreational enjoyment.
• Continue to protect and preserve all city parks.
Vol 1, Chapter 3.6.1.2
• Ensure that Municipal land acquired for or converted to long-term
or permanent park or recreational uses are officially dedicated as
park land
Strategic Plan: N/A
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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
Telecommunications
X
Property owners within three hundred (300) feet of the proposed platting 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 received no public
inquiries. If any correspondence is received after publication of this agenda statement, it will be
submitted to the Commissioners for their review.
Recommendation
If the Commission finds the proposed preliminary plat meets the requirements in Seward City
Code Titles 15 and 16, they will recommend approval to the Kenai Peninsula Borough Planning
Commission.
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Community Development/ Planning & Zoning
410 Adams Street, Seward, Alaska 99664 (907) 224-4049 • (907) 224-4020
or email: planning@cityofseward.net
PRELIMINARY PLAT SUBMITTAL FORM
❑PRELIMINARY PLAT ❑✓ REVISED PRELIMINARY PLAT (no fee required)
▪ PHASED PRELIMINARY PLATO PRELIMINARY PLAT FOR PRIVATE STREETS / GATED SUBDIVISION
All requirements of Seward Code Title 16 apply and must be met.
SUBDIVISION PLAT NAME: must not include business names, contact staff for assistance if needed.
Fourth of July Creek Sub., Seward Marine Industrial Center, Spring Creek Park Replat
PROPERTY INFORMATION:
legal description Block 10, Fourth of July Creek Sub., SMIC,Plat No. 97-27
Section, Township, Range Section 18, T1 S, R1E, S.M., AK.
General area description Seward Marine Industrial Center
City Seward Total Acreage
92.993
SURVEYOR
Company: AK Lands Land Surveying
Contact Person: Stacy Wessel
Mailing Address: PO Box 110485
City, State, Zip Anchorage, AK 99511
Phone: (907) 744-LAND
e-mail: stacy@aklands.com
PROPOSED WASTEWATER AND WATER SUPPLY
WASTEWATERn on siteliCity
WATERQon site ❑✓ City
SUBMITTAL REQUIREMENTS
A preliminary plat application will be scheduled for the next available Planning and Zoning meeting after
a complete application has been received.
❑✓ Electronic file of Plat and
▪ Preliminary plat NON-REFUNDABLE submittal fee $200.00-
['Certificate to plat for ALL parcels included in the subdivision
▪ Documentation showing proof of signatory authority (partnerships, corporations, estates, trusts,
etc.)
o Public Notice Sign(s) Posted on property - City staff will contact you to pick up sign
EXCEPTIONS REQUESTED TO PLATTING CODE: A letter, to be presented to the Planning and Zoning
commission, with substantial evidence justifying the requested exception and fully stating the
grounds for the exception request, and the facts relied upon, MUST be attached to this submittal.
1.
2.
3.
KPB 20.30.030(A) KPB 20.30.170 KPB 20.30.210
APPLICANT: SIGNATURES OF ALL LEGAL PROPERTY OWNERS ARE REQUIRED. Additional signature
sheets can be attached. When signing on behalf of another individual, estate, corporation, LLC,
partnership, etc., documentation is required to show authority of the individual(s) signing.
Contact KPB staff for clarification if needed.
OWNER(s)
Name (printed): Stacy Wessel
Signature:
,5-,Z
Phone: (907) 744-LAND
e-mail:
stacy(c�aklands.com
Name (printed):
Signature:
Phone:
e-mail:
Name (printed):
Signature:
Phone:
e-mail:
FOR OFFICE USE ONLY
RECEIVED BY
DATE SUBMITTED
Receipt #
30
The preliminary plat shall be drawn to scale of sufficient size to be clearly legible and shall clearly show the
following:
1.
Within the title block:
Not applicable
to my plat.
The required
information has
been shown/noted.
a.
Name of the subdivision which shall not be the same as an
existing city, town, tract, or subdivision of land in the
borough, of which a plat has been previously recorded, or
so nearly the same as to mislead the public or cause
confusion;
b.
Legal description, location, date, and total area in acres of
the proposed subdivision; and
c.
Name and address of owner(s), as shown on the KPB
records and the certificate to plat, and registered land
surveyor;
2.
North point;
3.
The location, width and name of existing or platted streets and
public ways, railroad rights -of -way, and other important features
such as section lines or political subdivisions or municipal
corporation boundaries abutting the subdivision;
4.
A vicinity map, drawn to scale showing location of proposed
subdivision, north arrow if different from plat orientation, township
and range, section lines, roads, political boundaries, and prominent
natural and manmade features, such as shorelines or streams;
5.
All parcels of land including those intended for private ownership
and those to be dedicated for public use or reserved in the deeds
for the use of all property owners in the proposed subdivision,
together with the purposes, conditions, or limitations of reservations
that could affect the subdivision;
6.
The names and widths of public streets and alleys and easements,
existing and proposed, within the subdivision;
7.
Status of adjacent lands, including names of subdivisions, lot lines,
block numbers, lot numbers, rights -of -way; or an indication that the
adjacent land is not subdivided;
8.
Approximate locations of areas subject to inundation, flooding, or
storm water overflow, the line of ordinary high water, wetlands
when adjacent to lakes or non -tidal streams, and the appropriate
study which identifies a floodplain, if applicable;
9.
Approximate locations of areas subject to tidal inundation and the
mean high water line;
10.
Block and lot numbering approximate dimensions and total
numbers of proposed lots;
11.
The approximate location of known existing municipal wastewater
and water mains, and other utilities within the subdivision and
immediately abutting thereto
12.
Contours at suitable intervals when any roads are to be dedicated
unless the planning director or commission finds evidence that road
grades will not exceed 6 percent on arterial streets, and 10 percent
on other streets;
N/A
13.
Approximate locations of slopes over 20 percent in grade and if
contours are shown, the areas of the contours that exceed 20
percent grade shall be clearly labeled as such;
N/A
14.
Apparent encroachments, with a statement indicating how the
encroachments will be resolved prior to final plat approval
N/A
Subdivision Name:
Date
31
Key
Industrial
Plat Boundary
Proposed subdivision boundary
Context Ma•
Preliminary Plat Application Property Map
RES 2025-024 - Subdividing Fourth of July Creek Subdivision, Seward Marine
Industrial Center, That Point of Block 10, Excluding Lots 1 & 2; Creating Tract A
& B, Block 10, Fourth of July Creek Subdivision, Seward Marine Industrial
Center, Spring Creek Park Replat
Location: 3207 Sorrel Road Parcel #: 14534040
36
CERTIFICATE OF OWNERSHIP AND DEDICATION
CITY OF SEWARD HEREBY ADOPT THIS PLAN OF SUBDIVISION AND BY MY FREE
CONSENT DEDICATE ALL RIGHTS -OF -WAY AND PUBLIC AR. TO PUBLIC USE
AND GRANT ALL .SEMENTS TO THE USESHOWN
OWNER
CITY OF,SEWARD
410 AD MS STREET CIN HALL BUILDING
SEWARD, AK 99664
AUTHORIZED OFFICIAL SIGNATURE DATE
TITLE PRINTED NAME
NOTARY'S ACKNOWLEDGMENT
FOR
ACKNOWLEDGED BEFORE ME THIS
2024
NOTARY PUBLIC FOR A..
MY COMMISSION IXPIRES:
DAY OF
CERTIFICATE OF ACCEPTANCETHE UNDERSIGNED OFFICIAL IDENTIFIED BY NAME AND TITLE IS AUTHORIZED
-FT,PTBIArgEnV vox %)aLK THE REAL PROPERTY TO BE
DEDICATED BY THIS P. INCLUDING .EMENTS, RIGHTS -OF -WAY, ALLEYS,
AND OTHER PUBLIC AREAS SHOWN ON THIS PLAT IDENTIFIED AS FOLLOWS:
OT
OBLIGATE THE PUBLIC OR ANY GOVERNING BODY TO CONSTRUCT, OPERATE,
OR MAINTAIN IMPROVEMENTS.
AUTHORIZED OFFI.L SIGNATURE DATE
TITLE PRINTED NAME
- SIFT
'S�9`3+•Is•Fiol.sar 1N
SURVEYORS CERTIFICATE
PLAT APPROVALSURVEYOR, HEREBY CERTIFY THAT I AM
PRACTICE LAND SURVEYING IN THE STATE
THIS PLAT WAS APPROVED BY THE KENAI PENINSULA BOROUGH PLANNING OF ALASKA, THAT THIS P. REPRESENTS A
COMMISSION AT THE MEEI-ING OF SURVEY MADE BY ME OR UNDER MY DIRECT
DESCRIBED, AND THAT ALL DIMENSIONS
AND OTHER DETAILS ARE CORRECT.
AUTHORIZED OFFICAL SIGNATURE
I0 Ks=aK°, b oa l " hnl Iw."'""Tu
)Ah
ZONE PE
LI
II0Nasoo"wr.eT'I
\`\ IEAST 171s3'1 Ixe9•ss'm•F 993.19'{
(so' SPRING CREEK DRAINAGE ESN,)
•
(51 PUBLIC ACCESS AND
\ ,ems
(00'ACCESS EEMT.
INARY
LEGEND
/ RECORD NCR Ea,aas,.,I RECORD PEP PLAT NO 2001,2 — —-NIAF,00-ao.wE.
LE
o NTTm PEDESTAL
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SEINER
LINES MIsl
112
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roman
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(50'' PUBLIC CE55 AND DTIUW ESMT.)
ELIN ESMTBK113PG86
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THIS
PLAT
24
19
SEWARD CITY t111115
20
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VICINITY MAP SCALE: 1, - 1/2 MILE
NOTES:
1. THIS IS A PROPOSED PLATTING ACTION. NO BOUNDARY SURVEY HAS BEEN
PERFORMED
3. LOT 1, BLOCK 10 LOCATION IS APPROXIMATE DUE TO .CK OF DIMENSION TIES PER
THE RECORD PLAT.
4. TRACT AO IS A SERVICE ROAD ACCESS AND UTILITY .EMENT, ACCESS RESTRICTED
TO LESSEES, CITY OF SEWARD, AND OTHER AUTHORIZED PERSONNEL
5. THIS PROPER,' IS SUBJECT TO RESERVATIONS AND EXCEPTIONS AS CONTAINED IN
AMENDMENTS THERETO AS SHOWN IN 'NOTICE'', RECORDED MAY 26, 1993, BOOK
6 S AND EXCEPTIONS AS CONTAINED IN
STATE OF A.KA PATENT S914 RECORDED AUGUST 7, 1981 AT BOOK 23 PAGE 956
AND RESERVATIONS AND EXCEPTIONS AS CONTAINED IN STATE OF A.KA PATENT
A. PUBLIC ACCESS .MENT DESCIBED WITHIN STATE OF A.. PATENT OF ASLS
76-69 AS 50 FOOT ALONG THE ORDINARY HIGH WiER OF FOURTH OF ILY CREEK
AND OTHER UNNAMED 1228Es a PORTRAYED ON THE aEM SURVEY
PLAT OF
B. 25 FOOT PEDESTIAN ACCEPTED /MlDELINE OF
RESURRECTION BAY DESCRIBED ON SURVEY P. OF ASLS 76-59
C. PUBLIC ACCESS EASEMENT DESCRIBED WITHIN THE STATE OF A.. PATENT
NO, 5914 FOR LIS, SUM/EV 4227 AS 50 FOOT ALONG THE ME. HIGH WATER MARK
8. EASEMENTS ON PLAT 97-27 AND P. 2007-2 WERE NOT FULLY DIMENSIONED,
LOCATION SHOWN HEREON ARE APPROXIMATE,
9 NO PERMANENT STRUCTURE SHALL BE CONSTRUCTED OR PLACED WITHIN A UTILITY
.EMENT WHICH WOULD INTERFERE WITH THE ABILITY OF A UTILITY TO USE THE
T0 WASTEWATER REEQUTEMEENPLANS ON FILE AT THE A.KA DEPARTMENT of
ENVIRONMENTAL CONSERVATION
11 LOTS WITHIN THIS SUBDIVISION MAY BE LOCATED WITHIN A DESIGNATED FLOOD
HAZARD AR.; IF SUCH IS THE CASE, DEVELOPMENT MUST COMP, WITH TITLE 15
OF THE CIN OF SEWARD'S CHARTER AND THE ELEVATION OF THE PROPERTY MAY BE REQUIRED va OR TODE OF LAWS. A DCONSTTR CONSTRUCTION
12. A PORTION OF THIS PROPER, IS IN FLOOD ZONE VE AND ZONE AE THATIS IS DEFINED
AS, SPECIAL FLOOD HAZARD AR. SUBJECT TO INUNDATION BY THE ANNUAL
E.CT DESIGNATION CAN ONLY BE DETERMINED BY AN ELEVATION CERTIFICATE
VrT,,E,F=0A07,DHFL00,1,,, gIRE DELINEATION ARE GIS DATA PROVIDED BY THE
Plat of:
FOURTH OF JULY CREEK SUBDIVISION
SEWARD MARINE INDUSTRIAL CENTER
SPRING CREEK PARK REPLAT
CREATING TRACI' AAND TRACT 13, BLOCK 10
FOURTH OP CREEK SUBDIVISION
SEWARD MARINEDIDLISTRIAL CENTER
FILED UNDER PLAT., 97-27
CITY OF SEWARD
SEWARD RECORDING DISTRICT
K., PENINSULA BOROUGH
(LANDS
11-1, -
AK Lands, Land Surveying LLC
13521 Venus Way
alcharis@eklaffisemu
(91LAND �Date 5
Chocked NIA 1PN1a36
Date of Survey WA
Field Book: N/A
37
CITY OF SEWARD, ALASKA
AFFIDAVIT OF MAILING
PUBLIC HEARING NOTICE
)cxm Q_ Cr oc-b+' , upon oath, deposes and states:
That she is employed in the Community Development Office of the City of
Seward, Alaska; and that on I 0 she mailed a Notice of
Public Hearing to the real property owners within a 300-foot periphery of
Fourth of July Creek Subdivision, Seward Marine Industrial Center,
that Point of Block 10, Excluding Lots 1 & 2; Located at 3207 Sorrel
Road as prescribed by Seward City Code 15.01.040/16.01.015.
Affirmed and signed this 15 day of 2025.
/7 I l
AFFIDAVIT OF POSTING
PUBLIC HEARING NOTICE
I, :Su. \Q Cvcck' , 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 Fourth of July Creek Subdivision, Seward
Marine Industrial Center, that Point of Block 10, Excluding Lots
1 & 2; Located at 3207 Sorrel Road, the owners of which have
petitioned for a Public Hearing to replat the above named property, creating
Tract A & B, Block 10, Fourth of July Creek Subdivision, Seward Marine
Industrial Center, Spring Creek Park Replat.
The notice was posted on a 1 a0a- , which is a
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 01 day of TAy , 2025.
Signature
39