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HomeMy WebLinkAbout08192025 Planning & Zoning Work Session PacketPlanning & Zoning Commission Work Session Packet Work Session Tuesday, August 19, 2025 Council Chambers, City Hall 6: OO p.m. The City of Seward, Alaska SEWARD PLANNING AND ZONING COMMISSION WORK SESSION AGENDA August 19, 2025 Carol Griswold Chair Term February, 2027 Brenan Hornseth Vice Chair Term February, 2028 Nathaniel Charbonneau Commissioner Term February, 2027 Vanessa Verhey Commissioner Term February, 2026 Clare Sullivan Commissioner Term February, 2026 Rhonda Hubbard Commissioner Term February, 2028 June Pemberton Commissioner Term February, 2028 Daniel Meuninck Community Development Director Courtney Bringhurst City Planner Jamie Crocker Executive Planning Assistant Kris Peck City Clerk 6:00 p.m. 1) CALL TO ORDER 2) STAFF COMMENTS 3) WORK SESSION RESOURCES Council Chambers a) Public Input ..4 b) Survey Results ..8 c) Data for short-term rentals vs long-term rentals in Commercial zoning districts ......11 d) Research on parking in small communities .14 e) Draft ordinances for parking amendments ..20 4) ADJOURNMENT 2 OUTCOME GOALS FOR WORK SESSION 1) Discuss how the current parking requirements are positively or negatively affecting businesses and property owners within Commercial zoning districts. 2) Discuss how parking requirements in Commercial zoning districts could be amended to positively impact business operations, growth potential, and new development opportunities. 3) Review two Ordinance drafts for potential parking amendment options. Background: The Planning and Zoning Commission held work sessions on May 20 and June 17, 2025, to discuss parking regulations within the City of Seward. The discussions at both work sessions highlighted how traditional zoning codes have required businesses and developments to provide a set minimum number of off-street parking spaces, regardless of actual demand. While intended to ensure adequate parking supply, practice has shown that such requirements often lead to inefficient land use, higher development costs, and reduced opportunities for infill or redevelopment. The Commission has discussed options such as reducing the minimum parking requirements or even eliminating parking requirements, but have not been able to come to a consensus, and voiced the need to have more input from the community and City Council. The City Council held a discussion item at its July 14th meeting to discuss the idea of eliminating parking minimums throughout Seward and implementing more paid parking. Council members were intrigued by the idea and requested that the Commission gather more public input regarding parking and the various concerns businesses and private citizens may have. The Commission requested to focus this work session on discussing parking regulations within Commercial zoning districts, specifically focusing on the commercial uses of hotels and mixed -use development. 3 Public Input Jamie Crocker From: eleanore arnaldo <mkauthenticart@hotmail.com> Sent: Monday, August 11, 2025 1:08 PM To: Jamie Crocker Subject: Your letter about parking reforms External Email: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi This is what we think about possible Paid parking on 4ave in down town . It would be a very bad idea and effect Business in a very negative way. What ever money city would collect From such paid parking would be much less then money city would loose From retail taxes that we currently Collecting for city of Seward Customers will simply refuse parking on paid parking when it is so much parking available all around. And many older people would have hard time to walk from their cars to Stores on 4 ave in down town So it would be lose lose proposition for local business as well as city of Seward Regards, Eleanore Arnaldo and Michael Khodorkovsky Owners Authentic folk art gallery In Seward Sent from my iPhone 5 From: Kayak Adventures To: Jamie Crocker Subject: Input on Potential Parking Reform Date: Monday, August 11, 2025 3:21:07 PM External Email: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Dear Jamie, Thanks for bringing the potential parking reform to our attention. I wanted to send over our thoughts as business and property owners in Downtown Seward. We are the owners of Kayak Adventures Worldwide at 328 3rd Ave. We oppose paid parking on 3rd Ave. Our business would be negatively impacted by paid parking and/or time - limited parking on 3rd and 4th Ave. We have been running tours from this location personally for over a decade, and prior to that the previous owners of Kayak Adventures Worldwide were located here for several decades running the same trips. There is no adjacent land that could be repurposed to use as a private "parking lot" for our guests, so we encourage guests who are staying downtown to walk to our shop and those who are not staying closely to drive. These guests rely on the available parking nearby for the duration of their kayaking tour, which range from 4-10 hours (and sometimes multiple days). The logistical issue of limiting this, or charging a penalty for those who drive into the downtown area, would be disruptive to our business, operations, and even our competition within the market. We have never had guests who were unable to find parking, and don't feel that 3rd Ave is congested enough to necessitate implementing a parking scheme that would negatively impact our business and those around us. While we won't be able to make it to the work session on the 19th, we appreciate our concerns being included, and would be happy to talk further about the issue. All the best, Hannah & Trent Lafleur 907-224-3960 6 From: Susie Urbach <urbachs.alaska@gmail.com> Sent: Wednesday, August 13, 2025 11:05 AM To: Jamie Crocker <jcrocker@cityofseward.net> Subject: Proposed Parking Reforms External Email: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hi Jamie Unfortunately I won't be able to attend the work session for Planning and Zoning on August 19th. I have some feedback/questions for you: * Would the paid parking be implemented year-round? * How many hours would be considered short term when talking about free parking for year- round residents? * I'm concerned that extended parking on the street will be an additional expense for my employees and myself. * I'm concerned that implementing paid parking would cost the city more to implement and monitor than the revenue it would generate. * I also think paid parking would affect our business negatively. I've never had customers complain about the lack of parking in the business district. I look forward to hearing the outcome from this meeting. Thanks Susie Urbach Urbach's 7 Survey Results What concerns do you have regarding parking in the City of Seward I have no concerns Lack of parking in business areas Underutilized parking lots on land that could otherwise be developed Too much regulated parking Other Lack of regulated parking Lack of parking in residential areas 45 34 52 67 89 0 10 20 30 40 50 60 70 80 90 100 Other Concerns Regarding Parking in Seward: You need to reinvest all that money into the community. It's not right that it sits in your savings account. You don't not abide by laws with public bids. Seems metco and other companies are in the back pocket of public works. Year round residents, especially those who work inside the city limits should be given free parking passes. Year round residents shouldn't have to pay for parking Year round residents should park for free/discount during the summer in paid lots through a sticker system. Year round residents having to pay to park during tourist season is ridiculous Where is it actually not okay to park for more than 2 hours? We talk about lack of parking spaces yet that is only a summer time issue. Lots for parking instead of development. Downtown restrictions should be lifted to maximize real estate The Harbor Area is totally congested in the summer. Stop charging locals for parking, and up charge all the tourists and out of towners Ordinances requiring parking spaces for some businesses and areas is excessive 9 Size restrictions for parking along 4th Ave- large campers and truck campers should not be parking in the pull - in spaces along 4th Ave Regulated parking is poorly done. Space is not effectively utilized, and paid parking has not created more parking! Please remove the poorly drawn parking spaces in the city. They do not use space efficiently. People can figure out how to parallel park within designated areas. Parking is getting really limited in the Harbor. as an employee it is hard for me to find parking sometimes. No vehicle Need more parking oustside of town so residents have a place to park we support all of the busisness here during the winter but when summer comes we cant even find a place to park unless we are walking a distance or we are paying More parking needed at the library Lack of parking in the harbor Lack of parking at the Jeep Trail and Bear Mountain Just because they are tourist doesn't mean you can't give them tickets. I see too many motorhomes and vehicles parked where they should not be parked. Tourist or not they need to be ticketed. Im concerned seasonal business will purchase viable land for another unneeded parking lot I park wherever I want.. there is no parking laws I own a business downtown and the on street parking is always taken up by sea life center people and their guests...the sealife center parking lot is always half empty...totally BS I believe our codes mandate more parking spaces per entity or new development than necessary. Harbor Dont tear down the old railroad area next to Harbor 360 for parking! :( Charging locals for parking through summer months even with paid permit passes. Build some 2-3 story parking garages in the harbor. Boat owners do not have easy access to parking when their boats are moored. Boat Harbor parking in the summer for employees is a big concern. After purchasing a seasonal parking pass, the parking lots were still full, and there was nowhere to park Areas that add to the personality of Seward being bulldozed for a new parking lot. 10 Data for short-term and long-term rentals in mixed -use buildings Data regarding how many short-term rentals versus long-term rentals are located within mixed -use buildings in commercial zoning districts was requested by the Chair for this work session. The bar graphs on this page and the following page show the total number of short-term and long-term rentals in each zoning district. The pie charts on each page display the percentage of rentals only within the commercial zoning districts that are located within mixed -use buildings and residential structures. Rural Residential Harbor Commercial Two-family Residential Multi -family Residential Single-family Residential Office Residential Auto Commercial Central Business Urban Residential Number of STRs in each Zoning District 01 2 4 5 8 13 17 23 24 0 5 10 15 20 25 Percent of short-term rentals in residential dwellings vs mixed -use buildings ■ Mixed -use ■ Residential 12 Number of Long-term Rentals in each Zoning District Industrial - 1 Harbor Commercial - 1 Auto Commercial Multi -family Residential Office Residential Two-family Residential Rural Residential Central Business Single-family Residential Urban Residential 2 2 3 4 4 7 7 0 1 2 3 4 5 6 7 8 Percent of long-term rentals in residential dwellings vs mixed -use buildings • Mixed -Use • Residential 8 Long term rental data was gathered by analyzing the number of business licenses that have been submitted for long-term rentals. Unlike short-term rentals, we do not have a way to verify if there are long-term rentals operating without a business license, so it is likely that there are more long-term rentals in operation then our numbers show. 13 Parking Research - Small Communities Ecorse, Michigan Population: 8,938 Ecorse, Michigan, a small industrial town with fewer than 10,000 residents, has become a noteworthy example of parking reform. What Changed • In 2021, Ecorse eliminated all off-street parking minimums from its zoning code. • The city introduced parking maximums in some categories (e.g., 2 spaces per auto -repair bay). • Developers are no longer required to build a minimum number of parking spaces for new projects. • Shared parking strategies were encouraged to make better use of existing spaces. Why It Was Done • The city had a surplus of underutilized parking spaces due to population and industrial decline. • Officials wanted to reduce barriers for small businesses and adaptive reuse of older buildings. • The reforms aimed to accelerate economic recovery and support redevelopment of vacant properties. Early Impacts • Streamlined permitting and faster approvals for redevelopment projects. • Businesses could repurpose old buildings without needing to add expensive parking lots. • A former ice cream shop became a Puerto Rican restaurant without triggering parking requirements. • The city saw greater flexibility in planning and land use decisions. Why It Matters Ecorse is a leading small-town example of effective parking reform. It shows that cities of all sizes can: • Promote economic development. • Reduce regulatory burdens. • Encourage more sustainable urban design. • Provide practical models of land -use flexibility and cost -saving policy reform. 15 Seaside, Florida Population: 22,104 Summary of All Parking Rule Changes in Seaside, FL (2024-2025) 1. Paid Hourly Parking Introduced • Where: Smolian Circle and key town center areas • When: Enforced March 1, 2025 • How: Dynamic pricing via Text -to -Pay or Passport Parking App • Purpose: Manage demand and ensure availability 2. Short -Term Free Parking Zones • 15-minute and 1-hour free parking zones created • Supports quick errands or take-out orders 3. Free Shuttle Expansion • Daily service from Hwy 331 off -site lot, 6 a.m. to midnight • Shuttles every 15-30 minutes • Grayton Beach shuttle lot no longer in use 4. Rental & Resident Parking Passes • Rental guests receive passes from agencies • Local residents (Walton, Bay, Okaloosa counties) may qualify for discounts 5. Overflow Lots • CR 393 public lot now available • Includes restrooms and bike racks Why Did Seaside Make These Changes? 1. Reduce Congestion: Seaside's popularity led to gridlock and parking shortages, especially in peak seasons. 2. Increase Turnover: Hourly pricing encourages parking rotation so more people can access shops and restaurants. 3. Fund Shuttles & Improvements: Revenue supports the shuttle service, lot maintenance, pedestrian paths, and other upgrades. 4. Protect the Town's Walkable Design: Parking reform supports Seaside's New Urbanist principles—walkability, small streets, and public spaces. 16 Is It Helping? Yes early signs show: • Vacancy rates in paid zones have doubled • More access to businesses and eateries • Shuttle ridership has grown • Less congestion in town center Still improving: • Better signage and communication needed • Some visitors aren't familiar with app-based parking • Locals would like more parking options or discounts Why It Matters Seaside's new parking model moves away from free-for-all access to a managed, sustainable system. It supports walkability, reduces traffic, and enhances the visitor experience. Visitors are encouraged to use the shuttle, short-term parking, or download the Passport App. 17 Sandpoint, Idaho Population: 10,444 Sandpoint has recently adopted a new Downtown Parking Management Plan, aimed at improving parking availability, funding infrastructure maintenance, and promoting efficient use of on- and off-street spaces. Effective June 25, 2025, Sandpoint City Council officially adopted the paid parking framework with a 3-1 vote. The initiative aims to provide better access to businesses, support redevelopment, and sustainably fund improvements. Three Core Components of the Plan 1. Parking Pass Program • City residents, county residents, downtown residents, businesses, and marina users are all eligible. • City residents pay $15/year; Non-residents $30/year; Downtown residents/businesses $40/month. • Benefits include free parking periods (6 hours at City Beach, 3 hours elsewhere). 2. Hourly Paid Parking • Non -pass holders pay $2—$3/hour in high -demand lots (City Beach, Dock St, etc.). • Passholders retain free parking windows. • Rates vary by season and time of day. 3. In -Lieu Developer Fees • Developers in downtown must provide 1 space/1,000 sq ft or pay $25,000 per missing space. • Encourages more affordable, smaller developments. Evolution of the Plan • Initial proposals in early 2025 featured lower pass rates and shorter free periods. • Revised based on public surveys and business outreach. • Final version includes longer free hours and refined pass pricing. • Extensive community input from surveys (1,000-1,800 responses). 18 Port Townsend, Washington Population: 10,649 Port Townsend is a small historic seaport located on the tip of the Olympic Peninsula in Washington State. It is known for its Victorian architecture, vibrant arts community, maritime heritage, and events like the Wooden Boat Festival. The town is a U.S. National Historic Landmark District, emphasizing its architectural and cultural value. Parking Reform in Port Townsend What Changed • In March 2024, Port Townsend adopted an interim ordinance converting mandatory off-street parking minimums into recommended minimums. • By mid-2024, the city fully eliminated parking minimums, making it one of the first small U.S. towns to do so. • The zoning code was updated to replace fixed parking mandates with flexible, design -oriented standards. • Developers now have full discretion over whether and how much parking to provide in new developments. Why the Change Was Made • Officials recognized that rigid parking mandates increased development costs and favored cars over pedestrians. • The policy change aimed to reduce impervious surfaces, promote walkability, and support small-scale development. • The reform aligned with broader city goals to foster affordability, environmental sustainability, and downtown vibrancy. Early Impacts and Importance • Developers save money and space by avoiding unused parking construction. • Land previously allocated to parking can now be used for storefronts, housing, or public space. • Port Townsend sets a precedent for other small towns considering similar reforms. • The town joins a growing movement in which smaller communities lead the charge in parking reform. Why It Matters Port Townsend's decision to eliminate parking minimums demonstrates how small towns can lead effective, community -focused reforms. By reducing reliance on car -centric development, the town supports affordable housing, sustainability, and local character. 19 Parking Amendment Drafts Eliminate parking minimums in Commercial zoning districts Section 1. Seward City Code Title 15.10.215 Parking is hereby amended to read as follows (new language is in bolded italics and underlined, and deleted language is stricken): 15.10.215 Parking. A. Except in the CB and the HC principally Commercial zoninji districts, there shall be provided permanently maintained off-street parking for each principal business. It shall be the responsibility of the business owner to provide and maintain said off-street parking in accordance with this chapter continuously during the life of the business. B. For each principal building or use within a principal building, there shall be no less than the number of off-street vehicle parking spaces specified under this section: Land Use Minimum Number of Parking Spaces Dwellings and Lodges Single-family and 2-family dwellings and parish houses 2 parking spaces per dwelling unit Multiple -family dwellings and other places containing multiple dwelling units 2 parking spaces per dwelling unit plus 1/2 space for every unit larger than 2-bedrooms or greater than 1,000 square feet in size Hotels and motels 1 space per guest unit Lodging, rooming and boardinghouses 1 space per guest room plus spaces for the principal dwelling unit Dwelling, accessory dwelling unit 1 off-street parking space in addition to those required of the principal dwelling Dwelling, studio apartment 1 space per dwelling unit Institutions and Public Uses Churches, auditoriums, sports arenas, funeral chapels, theaters and other places of public assembly 1 space for each 4 seats maximum capacity Multi -family dwelling, institutional 1 space per unit Hospitals, group care homes, long term care facilities and other healthcare facilities 1 space per 2 beds at maximum capacity plus 1 space for each employee on duty Dormitories/Bunkhouses 1 space per 4 residents at maximum capacity Public libraries, museums and art galleries; post offices; community/senior centers 1 space per 1,000 square feet of gross floor area Primary and secondary public and private schools 1 parking space for every 4 seats in the main auditorium or assembly room, or 3 parking spaces for every classroom plus 1 parking 21 Eliminate parking minimums in Commercial zoning districts space for each staff member or employee, whichever is greater Post -secondary, vocational and music schools; dance studios and colleges 1/2 parking space for each instructor and '/2 space for each student, based upon maximum student capacity at one time Day care, nurseries and kindergartens 1/2 space for each staff member and employee plus 1 space for each 1,000 square feet of gross floor area Offices Office buildings (public and private), professional center, financial institutions and other similar uses 1 parking space for each 500 square feet of gross office floor area, but not less than 2 spaces Office (medical or dental) Two spaces per treatment room and one for each doctor, dentist, hygienist or other professional practitioner on site. Entertainment and Services Skating rink, youth hall, fraternal and civic club, assembly hall and other similar uses without fixed seats 1 parking space for each 100 square feet of gross floor area Eating and drinking establishment 1 parking space per 200 square feet of gross floor area, or one for each 4 seats, whichever is greater Bowling alley 4 parking spaces for each alley plus 1 for each employee on duty Commercial Food store, shopping center and mall 1 parking space for each 300 square feet of gross floor area but not less than 6 spaces Barber, beauty and other personal services shop 1 parking space per 100 square feet of gross floor area Retail store or service business 1 parking space for each 300 square feet of gross floor area Service or repair shop; retail store handling exclusively bulky merchandise such as machinery, furniture, wholesale stores, appliances, carpet, showrooms, etc. 1 parking space for each 400 square feet of gross floor area 22 Eliminate parking minimums in Commercial zoning districts Motor 1 for 400 feet vehicle sales and service establishment parking space each square of floor 4 for gross sales area plus spaces each auto service stall Laundry dry 1 for 500 feet and cleaning establishment parking space each square of floor area, or 1 space for each gross parking II dryers coin operated washing machines, dry is or cleaning machines, whichever greater Gasoline 1 for 2 2 service station parking space each gas pumps plus for spaces each grease rack, wash rack and for stall servicing vehicles Industrial Industrial, processing, manufacturing and 1 parking space for each 500 square feet of gross floor area except that office space shall provide parking space as required for offices assembling Warehousing, storage and wholesale business 1 parking space for each 1500 square feet of gross floor area, but not less than 3 spaces Marine Related Uses Harbor or marina 1 parking space for every 2 established boat stalls or equivalent berths based on an average boat length of 40 feet and, if a launch ramp is included, a minimum of 20% of the spaces will be long enough to accommodate vehicles with boat trailers Day cruise, charter boat operators licensed for 20 or more people 1 parking space per 4 people maximum capacity 23 Reduce parking minimums for uses in Commercial zoning districts Section 1. Seward City Code Title 15.10.215 Parking is hereby amended to read as follows (new language is in bolded italics and underlined, and deleted language is stricken): 15.10.215 Parking. A. Except in the CB and the HC districts, there shall be provided permanently maintained off- street parking for each principal business. It shall be the responsibility of the business owner to provide and maintain said off-street parking in accordance with this chapter continuously during the life of the business. B. For each principal building or use within a principal building, there shall be no less than the number of off-street vehicle parking spaces specified under this section: Land Use Minimum Number of Parking Spaces Dwellings and Lodges Single-family and 2-family dwellings and parish houses 2 parking spaces per dwelling unit Multiple -family dwellings and other places containing multiple dwelling units 2-1 dwelling parking spaces per unit plus for larger than 2 bedroom) space every unit than 1,000 fcct in or greater square size Hotels and motels 4 % space per guest unit Lodging, rooming and boardinghouses 1 space per guest room rental unit plus spaces for the principal dwelling unit Dwelling, accessory dwelling unit 1 off-street parking space in addition to those required of the principal dwelling Dwelling, studio apartment 1 space per dwelling unit Institutions and Public Uses Churches, auditoriums, sports arenas, funeral chapels, theaters and other places of public assembly 1 space for each 4 seats maximum capacity Multi -family dwelling, institutional 1 space per unit Hospitals, group care homes, long term care facilities and other healthcare facilities 1 space per 2 beds at maximum capacity plus 1 space for each employee on duty Dormitories/Bunkhouses 1 space per 4 residents at maximum capacity Public libraries, museums and art galleries; post offices; community/senior centers 1 space per 1,000 square feet of gross floor area Primary and secondary public and private schools 1 parking space for every 4 seats in the main auditorium or assembly room, or 3 parking spaces for every classroom plus 1 parking 24 Reduce parking minimums for uses in Commercial zoning districts space for each staff member or employee, whichever is greater Post -secondary, vocational and music schools; dance studios and colleges 1/2 parking space for each instructor and '/2 space for each student, based upon maximum student capacity at one time Day care, nurseries and kindergartens 1/2 space for each staff member and employee plus 1 space for each 1,000 square feet of gross floor area Offices Office buildings (public and private), professional center, financial institutions and other similar uses 1 parking space for each 500 square feet of gross office floor area, but not less than 2 spaces Office (medical or dental) Two 1 treatment spaces per room and one for duty doctor, dentist, each employee on hygienist or other professional practitioner on site. Entertainment and Services Skating rink, youth hall, fraternal and civic club, assembly hall and other similar uses without fixed seats 1 parking space for each 100 square feet of gross floor area Eating and drinking establishment 1 200 feet parking space per square of gross floor for 4 area, or one each seats, whichever is greater Bowling alley l-4-parking spaces for each alley plus 1 for each employee on duty Commercial Food store, shopping center and mall 1 parking space for each 300 square feet of gross floor area but not less than 6 spaces Barber, beauty and other personal services shop 1 parking space per 100 square feet of gross floor area Retail store or service business 1 parking space for each 300 square feet of gross floor area Service or repair shop; retail store handling exclusively bulky merchandise such as machinery, furniture, wholesale stores, appliances, carpet, showrooms, etc. 1 parking space for each 400 square feet of gross floor area 25 Reduce parking minimums for uses in Commercial zoning districts Motor 1 for 400 feet vchicic salcs and service establishment parking space each square of floor 4 for gross sales area plus spaces each auto service stall Laundry and dry cleaning establishment 1 parking space for each 500 square feet of gross floor area, or 1 parking space for each 4 coin -operated washing machines, dryers or dry cleaning machines, whichever is greater Gasoline service station 1 parking space for each 2 gas pumps plus 2 spaces for each grease rack, wash rack and stall for servicing vehicles Industrial Industrial, processing, manufacturing and 1 parking space for each 500 square feet of gross floor area except that office space shall provide parking space as required for offices assembling Warehousing, storage and wholesale business 1 parking space for each 1500 square feet of gross floor area, but not less than 3 spaces Marine Related Uses Harbor or marina 1 parking space for every 2 established boat stalls or equivalent berths based on an average boat length of 40 feet and, if a launch ramp is included, a minimum of 20% of the spaces will be long enough to accommodate vehicles with boat trailers Day cruise, charter boat operators licensed for 20 or more people 1 parking space per 4 people maximum capacity 26