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HomeMy WebLinkAbout12022025 Planning & Zoning PacketPlanning & Zoning Commission Meeting Packet Regular Meeting Tuesday, December 2, 2025 Council Chambers, City Hall 7: 00 p.m. 1963 1965 2005 kintual All-Amenca City 1 I I.. The City of Seward, Alaska PLANNING & ZONING COMMISSION MEETING AGENDA City Council Chambers, 410 Adams Street Please silence all cell phones and devices during the meeting Chair Vacant Vice Chair Brenan Hornseth Commissioner Nathaniel Charbonneau Commissioner Vanessa Verhey Commissioner Clare Sullivan Commissioner Rhonda Hubbard Commissioner June Pemberton December 2, 2025 at 7:00 p.m. 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL Community Development Director Daniel Meuninck City Planner Courtney Bringhurst Executive Assistant Jamie Crocker Deputy City Clerk Jodi Kurtz 4. PUBLIC COMMENTS ON ANY SUBJECT EXCEPT THOSE ITEMS SCHEDULED FOR PUBLIC HEARING (Those who have signed in will be given the first opportunity to speak. Time is limited to 3 minutes per speaker and 36 minutes total time for this agenda item.) 5. APPROVAL OF AGENDA AND CONSENT AGENDA (Approval of Consent Agenda passes all routine items listed under Item 6. Consent Agenda items are not considered separately unless a commissioner requests. No second or vote is needed. In the event of such a request, the item is returned to the Regular Agenda. Marked with *) 6. CONSENT AGENDA A. Minutes of Preceding Meeting 1)* Approve November 4, 2025 Planning & Zoning Commission Meeting Minutes 5 2)* Resolution 2025-034, of the Planning and Zoning Commission of the City of Seward, Alaska, recommending Kenai Peninsula Borough approval of the preliminary plat of 516 and 518 First Ave, vacating the interior lot line and creating one lot to be known as Lot 29A, Block 27, Seward Original Townsite Budd Replat 11 7. SPECIAL ORDERS, PRESENTATIONS, AND REPORTS A. Proclamations and Awards 1) Recognizing Sean Ulman's service on the Planning and Zoning Commission B. City Administration Report C. Other Reports and Announcements - None Planning & Zoning Commission Meeting Agenda December 2, 2025 2 D. Presentations (Presentations are limited to ten minutes each, excluding Q&A, and are limited to two per meeting unless increased by the commission.) - None 8. PUBLIC HEARINGS (Chair shall ask if any commissioner needs to declare a conflict of interest at this time. Public hearing comments are limited to five (5) minutes per person. After all speakers have spoken, a person may speak for a second time for no more than one (1) minute.) A. Resolutions Requiring Public Hearing All public hearing items on this agenda are Quasi-judicial items. Commissioners may not discuss any items pertaining to these resolutions with the applicant, other commissioners, or the public. 1) Resolution 2025-035, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to The Tufted Puffin LLC to operate a drive-thru window to sell retail cannabis products and non -cannabis food and beverage items from their business located at 408 Port Avenue within an Auto Commercial (AC) Zoning District 19 2) Resolution 2025-036, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Pacific Seafood — Seward, LLC to operate a seafood processing plant at 3201 Sorrel Road within an Industrial zoning district 51 3) Resolution 2025-037, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Pacific Seafood — Seward, LLC to construct and operate an employee campground at 3207 Morris Avenue within an Industrial zoning district 66 4) Resolution 2025-038, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Valerie Bradshaw to operate a hotel at 300 Washington Street within a Central Business (CB) Zoning District .84 5) Resolution 2025-039, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Grace Group Properties 1 LLC to construct and operate a hotel on the property located at 313 and 315 Fourth Ave within a Central Business (CB) Zoning District .102 9. UNFINISHED BUSINESS A. Resolutions - None 10. NEW BUSINESS A. Resolutions — None B. Other New Business 1) Review 2026 Meeting Dates 131 2) Discuss work session topic for December 16, 2025. 11. INFORMATIONAL ITEMS AND REPORTS (No action required.) Planning & Zoning Commission Meeting Agenda December 2, 2025 3 A. Reminder of upcoming P&Z Meetings 1) Work session on Tuesday, December 16, 2025, at 6:00 pm in Council Chambers at City Hall. 2) Regular meeting on Tuesday, January 6, 2026, at 7:00 pm in Council Chambers at City Hall. B. Other Items 1) KPB Planning Commissioner Report 132 12. FINAL PUBLIC COMMENTS (There is no sign -in for this comment period. Time is limited to five (5) minutes per speaker.) 13. ADMINISTRATION AND COMMISSION COMMENTS AND RESPONSES TO PUBLIC COMMENTS 14. EXECUTIVE SESSION - None 15. ADJOURNMENT Planning & Zoning Commission Meeting Agenda December 2, 2025 4 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes November 4, 2025 Volume 8, Page CALL TO ORDER The Tuesday, November 4, 2025, regular meeting of the Planning & Zoning Commission was called to order at 7:00 p.m. by Chair Carol Griswold. PLEDGE OF ALLEGIANCE Commissioner Charbonneau led the Pledge of Allegiance. ROLL CALL There were present: Carol Griswold, presiding, and Brenan Hornseth Nathaniel Charbonneau Vanessa Verhey Rhonda Hubbard Clare Sullivan June Pemberton comprising a quorum of the Commission; and Daniel Meuninck, Community Development Director Courtney Bringhurst, City Planner Jamie Crocker, Executive Assistant Jodi Kurtz, Deputy City Clerk Excused — None Absent — None Vacant — None PUBLIC COMMENTS ON ANY SUBJECT EXCEPT THOSE ITEMS SCHEDULED FOR PUBLIC HEARING - None APPROVAL OF AGENDA AND CONSENT AGENDA Motion (Charbonneau/Pemberton) Motion Passed Approval of Agenda and Consent Agenda Unanimous The clerk read the following approved consent agenda items: Approve September 2, 2025, Planning & Zoning Commission Meeting Minutes Approve October 21, 2025, Planning & Zoning Commission Special Meeting Minutes 5 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes November 4, 2025 Volume 8, Page SPECIAL ORDERS, PRESENTATION, AND REPORTS Proclamations and Awards - None City Administration Report Community Development Director Daniel Meuninck thanked Executive Assistant Jamie Crocker for creating an excellent new monthly newsletter that highlights commission activities, upcoming agenda items, and city updates in easy -to -understand terms. He mentioned that the commission will discuss 2026 meeting dates in December and asked members to bring their calendars. He also informed developers that the Developer Reimbursement Program applications are open for submission. Meuninck announced a new public GIS map viewer on the city website that combines multiple map layers for easier access . Lastly, he shared that city departments participated in a fun pumpkin decorating contest for Halloween. Other Reports and Announcements - None Presentations - None PUBLIC HEARINGS Resolutions Requiring Public Hearing Resolution 2025-032, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to the Alaska Railroad Corporation for the installation of a Living Reef within Tideland Parcel No. 14734009, located southeast of the Alaska SeaLife Center, within the Central Business (CB) zoning district Quasi-judicial item. Commissioners may not discuss any items about this Resolution with the applicant, other commissioners, or the public. City Planner Courtney Bringhurst explained that the Alaska Railroad Corporation was required by the U.S. Army Corps of Engineers to provide compensatory mitigation for the project's environmental impact. To meet this requirement, she said the Alaska Railroad partnered with the Alaska SeaLife Center to create a living reef in the tidelands. The project will use cement "reef balls" arranged in clusters to provide shelter for fish and other marine life. She noted that the Alaska SeaLife Center will monitor and maintain the reef for several years after installation. Before construction, the applicant must obtain a permit from the City of Seward to use the city -owned tidelands, and all reef structures must be installed under the supervision of a licensed engineer. The applicant will also be responsible for formal agreements to ensure ongoing monitoring and maintenance of the artificial reef. Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. 6 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes November 4, 2025 Volume 8, Page Tara Anderson, inside city limits, had questions on the environmental mitigation and impact. Nick Jordan, outside city limits, spoke as the Facilities Director of the Alutiiq Pride Marine Institute, which was next door to the Alaska SeaLife Center. He spoke about his own application for a similar project. Doug Barred, outside city limits, had questions on where the "reef balls" were going to be located. No one else appeared and the public hearing was closed. Motion (Charbonneau/Hubbard) Approve Resolution 2025-032 Charbonneau noted that while removing natural habitat is never ideal, it's good that the Alaska Railroad were compensating by creating new habitat. He added that the new location appears to be more beneficial for the town and the public, as the current area is heavily industrial with constant shipping movement, making the new site a better choice overall. Hubbard understood the need for mitigation and appreciated the concern about potential issues with other activities in the area. She mentioned that the structures could eventually become an interesting attraction for divers. Motion Passed 6-1 Yes: Hornseth, Sullivan, Charbonneau, Verhey, Hubbard, Griswold No: Pemberton Resolution 2025-033, of the Planning and Zoning Commission of the City of Seward Alaska, recommending City Council amend Seward City Code § 15.10.215 Parking Motion (Charbonneau/Sullivan) Approve Resolution 2025-033 Bringhurst explained that the Planning & Zoning Commission held four work sessions to discuss possible amendments to the city's parking regulations. The goal was to reduce parking requirements and address barriers to development. The commission also discussed how the high cost of required parking increases housing prices and affects businesses. While there were concerns about street parking, traffic, and neighborhood impacts, most agreed that reforms should support local residents and involve continued collaboration. She said the proposed ordinance would reduce parking requirements for multi -family housing, hotels, motels, clinics, and bowling alleys, while clarifying and updating rules for other uses, such as auto repair shops and mixed -use developments. Overall, she emphasized that reducing parking minimums can help create more walkable, affordable, and sustainable neighborhoods in line with the city's Comprehensive Plan. Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. City of Seward, Alaska Planning & Zoning Commission Meeting Minutes November 4, 2025 Volume 8, Page Sky Livingston, inside city limits, explained how other cities have removed parking minimums and added that strict parking rules make cities less walkable and less connected. She hoped the commission would change or remove parking minimums to help build a stronger community. Tamara Filipovic, inside city limits, supported removing parking minimums, noting that the rules were often adopted without real research. She said many people in Seward with full-time jobs also struggle to find affordable housing and the community is at risk of losing year-round residents. She urged the commission to vote yes and make evidence -based decisions to improve life for as many residents as possible. Ed Slavich, inside city limits, supported removing the city's parking rules for single-family homes. He was surprised by some of the strict city code requirements for parking spaces. He thought that relaxing the rules would help with the housing shortage and make neighborhoods nicer. He also noted that street parking worked well. Karl Mechtenberg, outside city limits, said he recently moved his business to a location with very little dedicated parking and has found ways to make it work without problems. He encouraged his employees to bike when possible or to park in low -density areas. He feels that the market and his customers should decide how much parking was needed rather than following strict rules. He emphasized that land in Seward was limited and should be used wisely. Lastly, Mechtenberg noted that people are increasingly riding bikes year-round using big, studded tires. Tara Anderson, inside city limits, supported eliminating parking minimums because she loved how walkable Seward is. She said removing these requirements will help maintain and improve walkability, allowing businesses to build without assuming all customers drive. She explained that it will prevent sprawl, keep businesses closer together, and make the town more accessible for everyone, including people with mobility challenges. She added that reducing parking supports Seward's mission to be a sustainable and climate -conscious town and recommended resources for learning more about how parking minimums affect overall sustainability. Ed Slavich, inside city limits, shared that he spent one winter commuting every weekday from his neighborhood to downtown on a bike with studded tires. He emphasized that winter biking is entirely feasible because he did it every day. Tamara Filipovic, inside city limits, commented on the winter biking and said the main challenge is the weather. The more dangerous issues are car traffic and the lack of infrastructure for alternative transportation. No one else appeared and the public hearing was closed. The commission discussed parking in the harbor and downtown, and the parking issues that occur during the peak summer months. The pros and cons of parking minimums were carefully examined The feasibility of biking was not an option for everyone, such as people with disabilities or health issues. Hornseth motioned to replace Resolution 2025-033 with his Substitute Resolution 2025-033. 8 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes November 4, 2025 Volume 8, Page The commission recessed the meeting at 8:33 p.m. The commission resumed the meeting at 8:38 p.m. The commission discussed the Substitute Resolution and the amendments it contained. Motion to Postpone Postpone Resolution 2025-033 The commission discussed postponing the resolution until a work session could be held to discuss the amendments in further detail. Motion Passed 4-3 Yes: Hubbard, Pemberton, Charbonneau, Griswold No: Hornseth, Sullivan, Verhey Commissioner Charbonneau was excused and left the meeting at 8:43 p.m. UNFINISHED BUSINESS - None NEW BUSINESS Discuss work session topic for November 18, 2025 The Work Session topic for Tuesday, November 18, 2025 will be about parking. INFORMATIONAL ITEMS AND REPORTS Reminder of upcoming P&Z Meetings Work session on Tuesday, November 18, 2025, at 6:00 p.m. at City Hall Regular meeting on Tuesday, December 2, 2025, at 7:00 p.m. at City Hall Other Items KPB Planning Commissioner Report FINAL PUBLIC COMMENTS - None ADMINISTRATION AND COMMISSION COMMENTS AND RESPONSES TO PUBLIC COMMENTS Bringhurst spoke to some comments regarding the timeliness of Hornseth's substitute resolution. City staff was very careful about proper procedures and regularly consulted the city attorney to ensure everything was done correctly. She said she understood it may have felt last-minute, but Hornseth followed all required procedures and adequate notice was given. 9 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes November 4, 2025 Volume 8, Page Meuninck commented on the good discussion and appreciated the time and effort put in by Hornseth for his Substitute Resolution 2025-033. That amendment was 100% Hornseth's work. Pemberton would have liked to have had Hornseth's version earlier and questioned if there was a timeline to follow to get it earlier. Hornseth thanked the public for coming out and showing support, noting that earlier work sessions had very little community engagement. He had tried to talk with residents directly about parking issues. He emphasized that the people who spoke tonight were regular citizens, not hotel owners or developers, and that they simply want to improve the community rather than benefit financially. Verhey echoed Hornseth's comments and appreciated the public and everyone's hard work. She also wanted to request more educational moments such as definitions of community development, conditional use permits, ex-parte contact, quasi-judicial, and the purpose of P&Z. Sullivan appreciated all Hornseth work on the amendment, and praised everyone's hard work. She also noted this wasn't the first time a last-minute laydown had happened. The situation wasn't unusual and followed proper procedure. It was a productive parking conversation overall, although she was a little disappointed that the legislation didn't move forward. Hubbard thanked the public for coming out and speaking about parking issues. There were issues with the parking requirements costing developers money and being poor use of land. She felt one more shot at a parking work session was doable and hoped for a good public turnout. Griswold thanked Jamie Crocker for making the beautiful newsletter. It was very well done and hoped the newsletter would encourage even more public participation in the future. Griswold thanked the members of the public who came and spoke tonight. ADJOURNMENT The meeting was adjourned at 9:01 p.m. Jodi Kurtz Carol Griswold Deputy City Clerk Chair (City Seal) 10 Planning and Zoning Agenda Statement Meeting Date: December 2, 2025 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Agenda Item: Resolution 2025-034, of the Planning and Zoning Commission of the City of Seward, Alaska, recommending Kenai Peninsula Borough approval of the preliminary plat of 516 and 518 First Ave, vacating the interior lot line and creating one lot to be known as Lot 29A, Block 27, Seward Original Townsite Budd Replat Background and justification: Attached for the Commission's review and recommendation to the Kenai Peninsula Borough Planning Commission is a preliminary plat submitted by Eric Budd and Kay Spear -Budd. The proposed plat vacates the interior lot line between Lots 29 and 30, Block 27, Original Townsite of Seward, and creates one lot, Lot 29A, Block 27, Seward Original Townsite Budd Replat. The applicants own Lots 29 and 30, which are currently vacant. The owners plan to build a new structure on Lot 29A, which will meet the development requirements for the single-family zoning district. 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 section 16.05.015." The proposed plat has access to developed rights -of -way and city water, sewer, and electricity. Thus, a subdivision agreement will not be required with this plat. Seward City Code §16.01.015(F) states that a plat submitted to create a single parcel through the vacation of interior lot lines shall be exempt from the public hearing and notification requirements. In accordance with City and Borough requirements, the Seward Planning and Zoning Commission must review and comment on a preliminary plat before submittal to the Borough for approval. Subdivision Review: Zoninz: The property is currently zoned single-family residential (R1). Size: Lot 29A will be 6,000 square feet. The required minimum lot size is 3,000 square feet. Utilities: Lot 29A has access to city water, sewer, and electricity 11 Existink Use: Both lots are vacant. Access: Lot 29A has access to First Avenue. Flood Zone: The property is not located within a Special Flood Hazard Area (SFHA). Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Vol 1, Chapter 2.2.11 Plan: • "Promote infill development by encouraging and promoting construction on vacant sites in areas of the city which are already established." Strategic Plan: N/A 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 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 The Commission is required to provide a recommendation to the Kenai Peninsula Borough Planning Commission if they feel it has met the requirements in Seward City Code Title 15 and 16. [SCC 16.01.015 B] 12 Sponsored by: Applicant CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-034 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, RECOMMENDING KENAI PENINSULA BOROUGH APPROVAL OF THE PRELIMINARY PLAT OF 516 AND 518 FIRST AVENUE, VACATING THE INTERIOR LOT LINE AND CREATING ONE LOT TO BE KNOWN AS LOT 29A, BLOCK 27, SEWARD ORIGINAL TOWNSITE BUDD REPLAT WHEREAS, Eric Budd and Kay Spear -Budd have submitted a preliminary plat for review and recommendation to the Kenai Peninsula Borough Planning Commission; and WHEREAS, the proposed plat vacates the interior lot line between Lots 29 and 30, Block 27, Original Townsite of Seward, and creates one lot, Lot 29A, Block 27, Seward Original Townsite, Budd Replat; and WHEREAS, Lots 29 and 30 are currently vacant; and WHEREAS, the owners plan to develop Lot 29A; and WHEREAS, both lots are zoned single-family residential (R1); and WHEREAS, the size of Lot 29A meets the required minimum lot size and lot width for the single-family residential zoning district; and WHEREAS, according to the Kenai Peninsula Borough Floodplain map, Lot 29A is not within a Special Flood Hazard Area (SFHA); and WHEREAS, Lo 29A has access to city water, sewer, and electricity; and WHEREAS, Lot 29A has access to First Avenue; and WHEREAS, a subdivision agreement will not be required with this plat; and WHEREAS, Seward City Code § 16.01.015(F) states that a plat submitted to create a single parcel through the vacation of interior lot lines shall be exempt from the public hearing and notification requirements; and WHEREAS, it is the Planning and Zoning Commission's responsibility to act in an advisory capacity to 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: 13 CITY OF SEWARD, ALASKA RESOLUTION 2025-034 Section 1. The Commission hereby recommends that in accordance with Seward City Code Section 16.01.015 (B), the Kenai Peninsula Borough approve the submittal of the preliminary plat of Lots 29 & 30, Block 27, Original Townsite of Seward, creating Lot 29A, Seward Original Townsite Budd Replat. Section 2. This resolution shall take effect immediately upon adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 2nd day of December, 2025. THE CITY OF SEWARD, ALASKA Carol Griswold, Chair AYES: NOES: ABSENT: ABSTAIN: ATTEST: Kris Peck City Clerk (City Seal) 14 IAAf-1. \1 FL ■m■ 11111 .Q 1 ‚fuji1111111 Pow Context Map Preliminary Plat Application Property Map RES 2025-034 - Vacating the interior lot line between 516 & 518 Fifth Avenue to create one lot to be known as Lot 29A, Block 27, Seward Original Townsite Budd Replat Location: 516 & 518 Fifth Avenue Parcel #: 14805003 & 14805023 15 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 mPRELIMINARY PLAT ❑ REVISED PRELIMINARY PLAT (no fee required) PHASED PRELIMINARY PLAT 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. Seward Orig. PROPERTY INFORMATION: Legal DescriptiorbrI inal Townsite of Seward, Lot 29 & 30, Block 27 Section, Township, RangeT 1S R 1 W Sec 10 Seward Meridian SW 0000001 General area description 516 & 518 First Ave City Seward Total Acreage 0 14 SURVEYOR Company: Johnson Surveying Mailing Address: P.O. Box 27 Phone: (907)262-5772 Contact Person: Jerry Johnson City, state, zip Clam Gulch, AK 99568 e-mail: johnsonsurveyingahotmail.com PROPOSED WASTEWATER AND WATER SUPPLY WASTEWATER on site City WATE Ron 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 + $14.00 Tax = $214.00 ▪ 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. 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):Eric Budd Signature; Phone: (907) 351-0058 e-mail: rescueoilot(@,gmail.com Name (printed):Kay Spear -Budd Signature: Phone; (907) 351-5034 e-mail: soearbuddfa)amail com Name (printed): Signature: Phone: e-mail: FOR OFFICE USE ONLY RECEIVED BY DATE SUBMITTED Receipt II 16 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; j/ 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; r `// 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 tine 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; 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; i/ 14. Apparent encroachments, with a statement indicating how the encroachments will be resolved prior to final plat approval Subdivision Name: Date 17 T1S R1W SM S 4 S S9 B St SEWARD•A Si a at St Replat " Locatill'lal 190n t st N C a Y L Y //R ,od f &LI'" St m Si Adams St Washlnaion St Z 0 0 LIJ Elf IY W Elf VICINITY 1" = 2000' MAP LEGEND ► 4— Stone Monument, Record USS 726 • — Lot comer set in plat SWD#1, not described. (C)— Calculated from record information, SWD#1. Seward Original Townsite Budd Replat Preliminary Plat A replat combining Lots 29 & 30 Block 27 Seward Original Townsite, SWD #1. Located in USS 726, Within the NW 1/4 Section 10, T1S R1W, Seward Meridian, City of Seward, Kenai Peninsula Borough, Alaska. Seward Recording District Kenai Peninsula Borough File Prepared for Prepared by Eric Budd Johnson Surveying 2100 Nanning Bay Circle P.O. Box 27 Anchorage, AK 99515 Clam Gulch,Ak 99568 (907) 262-5772 SCALE 1" = 30' AREA = 6,000 sq ft 3 October, 2025 NOTES: 1. This replat is subject to City of Seward Land Use and Zoning regulations. 2. No permanent structure shall be constructed or placed within a utility easement which would interfere with the ability of a utility to use the easement. 3. Lot is served by City water & sewer. 4. This is a paper plat. A field survey was not performed in accordance with KPB 20.60.200(A). Monumentation shown is of record (SWD #1) and not recovered. 5. Contour interval 5'. There are no wet areas on the poperrty. USS 726 Corner 4 Lot 25 SWD 19 Lot 24A SWD 87-11 Lot 23A SWD 87-11 Lot 22 SWD 19 WASTEWATER DISPOSAL 20.40.070 Plans for wastewater disposal, that meet regulatory requirements are on file at the Department of Environmental Conservation uJ `0 ce LL. a 80' BASE BEARING USGL❑ 1903 EAST 2125.86' N Lot 34 SWD 1 Lot 33 SWD 1 Lot 32 SWD 1 Lot 31 SWD 1 EAST 100.0' Lot 29A 6,000 sq ft former lot line L❑C< • WEST 100,0' Lot 28 SWD 1 Lot 27 SWD 1 Lot 26 SWD 1 Lot 25 SWD 1 0 N Lot 7 SWD 1 Lot 8 SWD 1 Lot 9 SWD 1 Lot 10 SWD 1 Lot 11 SWD 1 Lot 12 2 7 SWD 1 Lot 13 SWD 1 Lot 14 SWD 1 Lot 15 SWD 1 USS 726 Corner 1 / 18 Planning and Zoning Agenda Statement Meeting Date: December 2, 2025 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Agenda Item: Resolution 2025-035, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to The Tufted Puffin LLC to operate a drive-thru window to sell retail cannabis products and non -cannabis food and beverage items from their business located at 408 Port Avenue within an Auto Commercial (AC) Zoning District Background and justification: The Tufted Puffin LLC has submitted an application for a Conditional Use Permit (CUP) to allow operation of a drive-thru window in association with its existing marijuana retail store located at 408 Port Avenue. The property is zoned Auto Commercial (AC). Prior to its conversion for marijuana retail use, the building operated as a fast-food restaurant with a drive-thru window. The existing window remains in place, though it is currently covered. If the CUP is approved, the applicant intends to install a new window that meets all applicable regulations established by the Alaska Alcohol and Marijuana Control Office (AMCO). AMCO has already approved the applicant's request to operate both a drive-thru and a walk-up window at this location. A marijuana retail store is a permitted use in the Auto Commercial (AC) zoning district. However, a drive-in facility, defined in Seward City Code 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 approval of a Conditional Use Permit in this zoning district. Since the sale of retail marijuana products is already an outright permitted use in the AC district, the Planning and Zoning Commission's review should not focus on the acceptability of the retail sale of cannabis, but rather on whether the addition of a drive-thru window is appropriate for this location and compatible with surrounding properties, traffic conditions, and public safety, health, and welfare. The Commission's evaluation should address the conditional use aspects of the drive-thru operation, including circulation, access, queueing, and compatibility with neighboring uses, rather than the underlying retail marijuana use itself. The proposed drive-thru window would be used to sell both retail marijuana products and non - cannabis food and beverage items. The drive-thru option is intended to enhance customer accessibility and convenience, particularly for individuals with limited mobility, disabilities, or other conditions that make exiting a vehicle difficult, as well as for those seeking to minimize exposure to inclement weather. 19 Vehicle access to the drive-thru would be provided from Port Avenue and exit onto the Seward Highway, with one-way traffic circulation along the east side of the building where the window is located. The property fronts a northbound merge lane onto the Seward Highway, which runs parallel to the site and the drive-thru exit. Current traffic regulations prohibit left turns across solid white lane lines within the merge lane, and all vehicles exiting the property onto the Seward Highway are required by law to turn right. These existing traffic controls ensure that the drive-thru operation will not create unsafe traffic conditions, and compliance with these laws will maintain orderly vehicle movement and protect the safety of both patrons and the general public 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." 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 (SCC) Title 15 does not include specific development standards for drive-thru windows. Applicable requirements are limited to those that apply to the principal structure, including setback, building height, and lot coverage standards — all of which the existing building complies with. The structure on the property is an existing building that was purchased and renovated for use as a marijuana retail store. For low -volume drive-thru facilities, a minimum lane width of 10 feet and a queue length of 40 to 60 feet are generally recommended to accommodate waiting vehicles. The as -built drawing submitted with the application indicates a 10.5-foot lane width between the building and property boundary, and a queue length of approximately 87 feet, which meets these recommended standards. 20 Surrounding Land Use: A paved pedestrian pathway parallels Port Avenue along the southern boundary and the Seward Highway along the western and northern boundaries of the property. • West (across Seward Highway): Zoned Auto Commercial (AC); developed with a motel. • South (across Port Avenue): Zoned Harbor Commercial (HC); developed with an auto parts store. • East (adjacent parcel): Zoned Auto Commercial (AC); contains telecommunications equipment within the Alaska Railroad right-of-way. Floodplain status: According to the Kenai Peninsula Borough Floodplain Map, the property is not located within a Special Flood Hazard Area (SFHA). Utilities: The property is connected to City water, sewer, and electrical service. Parking: Drive-thru windows are not subject to a specific parking requirement under SCC Title 15. The existing retail use meets all applicable parking requirements for its use category. Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and Plan: programs." • Support and encourage the growth of business. 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 21 publication of this agenda statement, it will be submitted to the Planning and Zoning Commissioners for their review. Recommended Conditions 1. The applicant shall coordinate with the Building Official during the building permit review process to ensure compliance with all applicable provisions of the International Building Code (IBC) and International Fire Code (IFC). 2. The applicant shall install signage on -site indicating one-way traffic flow for vehicles accessing and exiting the drive-thru lane. 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. 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. 22 Sponsored by: Applicant Public Hearing: December 2, 2025 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-035 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO THE TUFTED PUFFIN LLC TO OPERATE A DRIVE-THRU WINDOW TO SELL RETAIL CANNABIS PRODUCTS AND NON - CANNABIS FOOD AND BEVERAGE ITEMS FROM THEIR BUSINESS LOCATED AT 408 PORT AVENUE WITHIN AN AUTO COMMERCIAL (AC) ZONING DISTRICT WHEREAS, The Tufted Puffin LLC has submitted an application for a Conditional Use Permit (CUP) to allow the operation of a drive-thru window in association with its existing marijuana retail store located at 408 Port Avenue; and WHEREAS, the subject property is located within the Auto Commercial (AC) zoning district; and WHEREAS, prior to its conversion for marijuana retail use, the building on the property operated as a fast-food restaurant with a drive-thru window, which remains in place but is currently covered; and WHEREAS, the window will comply with all applicable regulations established by the Alaska Alcohol and Marijuana Control Office (AMCO); and WHEREAS, pursuant to Seward City Code (SCC) § 15.10.320, a marijuana retail store is a permitted use within the Auto Commercial (AC) zoning district; and WHEREAS, 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 approval of a Conditional Use Permit; and WHEREAS, the proposed drive-thru window would be used to sell both retail marijuana products and non -cannabis food and beverage items; and WHEREA, the drive-thru facility is intended to enhance customer accessibility and convenience, particularly for individuals with limited mobility or disabilities, as well as for those seeking to minimize exposure to adverse weather conditions; and WHEREAS, vehicle access to the drive-thru would be provided from Port Avenue, with one-way traffic circulation along the east side of the building where the drive-thru window is located; and 23 CITY OF SEWARD, ALASKA RESOLUTION 2025-035 WHEREAS, the proposed drive-thru window is intended to serve existing customers of the business and is not anticipated to generate a significant increase in traffic beyond the current volume of vehicles entering and exiting the premises from Port Avenue and the Seward Highway; and WHEREAS, the applicant has satisfied all public hearing and notification requirements of Seward City Code § 15.01.040; and WHEREAS, Seward City Code §15.10.320 provides that certain uses may be permitted as conditional uses within designated zoning districts when specific conditions are applied to ensure compatibility with surrounding properties and to protect the public health, safety, and welfare. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission, that: Section 1. According to SCC 15.10.320 It is recognized that there are some uses which may be compatible with designated principal uses in specific zoning districts provided certain conditions are met. The conditional use permit procedure is intended to allow flexibility in the consideration of the impact of the proposed use on surrounding property, and the application of controls and safeguards to assure that the proposed use will be compatible with the surroundings. The commission shall permit this type of use if the conditions and requirements listed in this chapter are met. According to SCC 15.10.320.D., the Commission shall establish a finding that the use satisfies the following conditions prior to granting a conditional use permit: A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. Finding: This condition has been met. According to the Land Use Allowed Table, § 15.10.226, a drive-thru is allowed within the auto commercial (AC) zoning district with an approved conditional use permit. The AC zoning district is defined as a zone "intended to provide areas to accommodate highway -oriented commercial activities such as offices, certain institutional uses, and limited personal services and retail uses requiring substantial outdoor activity, traffic and parking, and which also serve the offices and nearby residential areas, and which do not materially detract from nearby residential areas." The drive-thru is highway -oriented, providing convenient access for vehicles entering and exiting from Port Avenue and the Seward Highway, consistent with the district's purpose of accommodating commercial activities that generate traffic and parking demand. The proposed use serves the existing customer base and the surrounding community, including nearby offices and residents, without creating impacts that would materially detract from adjacent properties. The building has also previously operated as a fast-food restaurant with a drive-thru window. 24 CITY OF SEWARD, ALASKA RESOLUTION 2025-035 B. The value of adjoining property will not be significantly impaired. Finding: This condition has been met. The property is located within a commercial zoning district where vehicle -oriented uses are common and anticipated. The drive-thru is intended to serve existing customers and is not expected to generate a substantial increase in traffic volume. Potential impacts related to lighting and vehicle circulation can be effectively mitigated through site design, directional signage, and screening. With these measures in place, the proposed use is expected to remain compatible with surrounding properties and consistent with the intent of the Auto Commercial zoning district. C. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: This condition has been met. The proposal is in harmony with the Seward 2030 Comprehensive Plan. Seward Comprehensive Plan (approved by Council, May 30, 2017) Plan statements that are in harmony with this application: Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." • Support and encourage the growth of business. D. Public Services and facilities are adequate to serve the proposed use. Finding: This condition has been met. The property is currently served by municipal water, sewer, and electrical utilities. It has direct access to both Port Avenue and the Seward Highway. These existing public services and facilities are adequate to accommodate the proposed use. E. The proposed use will not be harmful to the public safety, health or welfare. Finding: This condition has been met. Vehicle access to the drive-thru will be provided from Port Avenue, with one-way circulation along the side of the building, separate from the vehicle circulation for general parking. This design minimizes conflict points and maintains safe traffic flow throughout the site. The property fronts a northbound merge lane onto the Seward Highway, which runs parallel to the site and the drive-thru exit. Current traffic regulations prohibit left turns across solid white lane lines within the merge lane, and all vehicles exiting the property onto the Seward Highway are required by law to turn right. These existing traffic controls ensure that the drive-thru operation will not create unsafe traffic conditions, and compliance with these laws will maintain orderly vehicle movement and protect the safety of both patrons and the general public. 25 CITY OF SEWARD, ALASKA RESOLUTION 2025-035 In combination with standard site design measures, including proper lane width, queueing space, and directional signage, the drive-thru is expected to operate safely without negatively impacting the surrounding community. 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 applicant shall coordinate with the Building Official during the building permit review process to ensure compliance with all applicable provisions of the International Building Code (IBC) and International Fire Code (IFC). 2. The applicant shall install signage on -site indicating one-way traffic flow for vehicles accessing and exiting the drive-thru lane. 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. 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 in Section 2 are met by the applicant before the drive-thru window is in operation, and authorizes administration to issue a conditional use permit to The Tufted Puffin LLC to operate a drive-thru window at their retail store located at 408 Port Ave to sell retail cannabis products and other non -cannabis food and beverage items. 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. 26 CITY OF SEWARD, ALASKA RESOLUTION 2025-035 Section 6. This resolution shall take effect 10 days following its adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 2nd day of December, 2025. THE CITY OF SEWARD, ALASKA Brenan Hornseth, Vice Chair AYES: NOES: ABSENT: ABSTAIN: ATTEST: Kris Peck City Clerk (City Seal) 27 Context Map Single-family Residential Two-family Residential Multi -family Residential Auto Commercial Harbor Commercial Industrial Resource Management Park i I 200 feet Conditional Use Permit Application Property Map RES 2025-035 - Granting a conditional use permit to operate a drive-thru window to sell retail cannabis products and non -cannabis food and beverage items Location: 408 Port Ave Parcel #: 14510405 28 CITY OF SEWARD P. C), Box 167 910 Adams Sucet Seward, Alaska 99664. Community Development 907.224.4048-Director 907.224.4020- Planner 907.224.4.049- Planning Assistant CONDITIONAL USE PERMIT APPLICATION This completed application is to be submitted to the Community Development Department no later than four (4) weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of each month. The application must be accompanied by the $350 nonrefundable filing fee. In addition, please provide an as -built survey if the property has been developed or a scaled site plan with elevations if the property is undeveloped. Applicant: The Tufted Puffin Address: 408 Port Ave. Seward, AK 99664 Telephone Number: (907) 513-2393 Email: randy@thetuftedpuffin.com Property Owner (if other than applicant): Two Black Dogs Property MGMT. LLC Address: 216 Fourth Ave Unit#4 Seward, AK 99664 Telephone Number: (907) 801-1162 Property Description Address: 408 Port Ave. Seward, AK 99664 Email: twoblackdogspropertymanagement@gmail.com Lot: L1 Block: B2 Subdivision: Lot Size: North Harbor 0.46 Kenai Peninsula Borough Tax Parcel ID Number: 14510405 Development Information What structures are on the property? 1405 sq building How is the property being used? retail What is the proposed use of the property? retail What is the development timeline? already built Please note that prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit, it shall be established that the proposed use satisfies the following conditions of Seward City Code 15.10.320 (See the attached pages for specific City Code requirements) 29 A) The proposed use is consistent with the requirements of the Seward Zoning Code and the designated zoning district. Please describe the use. Auto Commercial (AC) Our retail store is adding coffee service, and would like to re -open the once exciting drive -through. B) Describe any impacts to the adjoining properties and how property values may be affected. There is no impact to surrounding properties. This location has operated a drive through in years past when it was used for a restaurant. C) How is the proposed use consistent with the Seward Comprehensive Plan? Explain. You can view the plan at: http://www.citvofseward.usl We have attached a detailed explanation with this application D) Describe / list the public services and facilities that will serve the proposed use. (i.e., roads, utilities.) We have attached a detailed explanation with this application, including a traffic flow diagram E) The proposed project or use must not be harmful to the public health, safety and welfare. Describe any mitigation measures that may be needed to protect the public health, safety and welfare. We have provided detailed attachments with this application, F) Include building elevation plans and a site existing plan, drawn to scale. The site plan should include: 1) Property dimensions u 2) Location and dimensions of 3) Parking configuration ✓ and planned buildings Ir l 4) Driveways and access LJ 5) Natural features ✓ 6) Other pertinent information 1 30 I hereby certify that the above statements and other information submitted are true and accurate to the best of my knowledge and that I have the following legal interest in the property: Owner of record I understand that this item will be scheduled for action only if all application materials are submitted not less than three weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of every month. Applicant Signature: Property Owner Signature: Enclosed: 424.0te-644, w. 02itat. $350 Payment I I Dimensioned plot plan / drawings[ Other: 31 From: The Tufted Puffin To: Seward Planning & Zoning Commissioners, Seward City Council, General Public Subject: Resolution 2025-35 Conditional Use Permit Application Location: 408 Port Avenue, Seward, AK 99664 The Tufted Puffin, request that the Seward, P&Z commission grant our company a Conditional Use Permit (CUP) for a coffee and cannabis drive -through at 408 Port Avenue, Seward, AK. As a locally owned business committed to safety, compliance, and community development, we believe this proposal aligns with Seward's zoning code, public safety standards, and economic goals. The following summary outlines our compliance with all relevant regulations, the benefits to the community, and responses to anticipated concerns. 408 Port Avenue is zoned Auto Commercial (AC), which conditionally allows drive - through operations. The proposed coffee and cannabis drive -through meets all zoning requirements and aligns with the intended use of the district. The building on -site previously operated as a restaurant drive -through, demonstrating historical compatibility. This proposal has received approval from: • Alaska Alcohol & Marijuana Control Office (AMCO) • Seward Chief of Police • Seward Fire Chief • Kenai Peninsula Borough (KPB) The Tufted Puffin complies with all AMCO regulations regarding retail cannabis sales, including: • Retail Marijuana Store License o Valid license under 3 AAC 306 o Active and in good standing • Secure Transaction Protocols o Licensed marijuana handlers o Mandatory ID verification • Physical Site Requirements o Drive -through included in licensed premises diagram o Secure access control and surveillance o Limited access areas for cannabis storage • Local Zoning Compliance o CUP required and submitted o Traffic, safety, and land use regulations addressed • Packaging and Labeling o Child -resistant, opaque packaging o THC content, warnings, and tracking labels 1 32 By adding a drive -through to our location The Tufted Puffin will: • Maintain year-round employment • Support year-round business • Contribute to Seward's tax base • Provide a safe, regulated service model for both coffee and cannabis consumers In 2025, the Commission approved a Conditional Use Permit for a drive -through pharmacy, an operation that, like our proposal, involves the regulated sale of controlled substances and requires strict oversight of traffic, safety, and compliance protocols. The Tufted Puffin has not only ensured full compliance with all applicable zoning and regulatory requirements but has also taken thoughtful care to consider the feedback shared by both the public and members of the Seward P&Z zoning Commission during recent work sessions, and meetings on cannabis -related zoning uses. In the spirit of collaboration and transparency, we have worked diligently to understand and address the concerns raised. The following section outlines what we believe may be areas of interest or concern to the public and the Commission. • "Cannabis is not appropriate for a drive -through." Cannabis is a legal industry in Alaska, regulated by AMCO. Drive -through service is not only permitted, it is safer and more efficient. AMCO has approved this model, and it meets all state and local requirements. • "This will increase traffic or cause congestion." This location previously operated as a restaurant drive -through, and the infrastructure is already designed for vehicle flow. Our site plan includes parking and traffic controls. The Seward Police and Fire Chiefs have reviewed and approved the layout. • "This doesn't fit the character of the neighborhood." 408 Port Ave is zoned Auto Commercial, which conditionally allows drive-throughs. The surrounding area includes commercial and transportation uses. Our proposal is consistent with the zoning and the historical use of the property. • "We don't want cannabis in our community." Cannabis is already part of our community, it is legal, regulated, and safely sold at licensed establishments. This CUP is about land use, not personal beliefs. • "This sets a bad precedent." The Commission approved a CUP for a drive -through pharmacy in 2025. That use involved regulated substances, secure handling, and similar traffic patterns. • "There are no other cannabis drive-throughs in Alaska." While cannabis drive-throughs may be relatively new, they are not unprecedented in Alaska. The closest to Seward is Red Run Cannabis in Sterling, followed by Pine Street Cannabis in Soldotna. 21 33 1' We appreciate the Commission's consideration of this application. The Tufted Puffin has taken deliberate steps to meet all zoning, safety, and regulatory requirements, while also addressing concerns raised in recent P&Z meetings and work -sessions about the cannabis industry within the City of Seward. We believe this proposal reflects a responsible, community focused approach to development and offers meaningful economic and public safety benefits. Therefore, we respectfully request your support in approving this CUP and allowing us to continue serving Seward with integrity and care. Sincerely, THE TUTU PUITIN 3 34 RES 2025-035: CUP to construct and operate a drive-thru window at 408 Port Avenue Image of 408 Port Avenue and proposed drive-thru location 35 RES 2025-035: CUP to construct and operate a drive-thru window at 408 Port Avenue Image of 408 Port Avenue 408 Port Ave. Seward AK As Built Survey EbcuSly. Err e1epe t?. 7SF225 CA-SP224441 rrBEBrrrCE:EAld 11S31 1) DUE TO SNOW & ICE DOiEE , SOME SURFACE LEVEL FEATURES AAE APPRO)OMATE, 2) A PORTION Of TE-EE LOT WAS TAKEN Err ANDOTA&PF FOP P.O.W. (.1>aa. No. 2004-001171-0) / { Lot •1. T_ zq rs+E'}T 7 . Rf "1 4 - PORT AVENUE woouroye SCALE .Y".^h.Q_ GRID Lang & Associates, inc. Professional Land Surveyors laralhanOlarveuwsy.eern �y` iraolsedanosurny.eam Y n1EL el t.0 144. 1 STORY CCMLIERCUIL BUILDING 7043.111.111. rNF MG 1Mr.SR Ilse° bary1 Amass, Anohoraala. Alaska 11961D-3J4 (9D7) 622-6470 Phone `__tom an Iasi:surV,y.CDn1 . f hsnb* ~Mr that i haw survoyd Ihs follesilhO ds1Crlbgd preppertyr REMAINDER of LOT 1, BLOCK 2. MORTH HARBOR SUBDIVISION MAT No. MO #. 49Th Seward Reoofdkly Dlstrlal. Alaska. and That This ITortgCJ* LOc4111a41 Survey Fs tl sepreeentallan at the aandrurons 1h91 were found on The dale the survey was parfarmad. ., '•. •� TAN survey doom not gonadial* a boundary survey and Is Iubirnd 1a any 1rtaack rake • Fated ah1■ the 7•�' Day al _�S2to'''",.ram;- , i..171_. . al Anchorage, Alaska 11 •' 0 ra Iha nepsasrbiIlty of the awr.r Ia dolarmin• the exliteres of a t� easements. Z t��ti eovenards. sr roeMalians which do not appear an d1s recorded subnai�fslan plat. Slate of Alaska AECC963 not used 10 os boundary eurYey may disatac r The IMonnaIIon cghlnlnsd hereon ahWl 0.1R4 - . y rat ba used 10 •sfablhh gay forme, ■Iruaturo, or other En+prownsuni.. ,� ..• �* j 'E•t T:L TUFTED PUFflN RECREATIONAL DISPENSARY 10/28/2024 The Tufted Puffin www.ihetuftedpuffin.com 1) DUE TO SNOW & ICE COVER. SONE SURFACE LEVEL FIATURFS ARE APPROMMATE. 2) A PORTION Of THE LOT WAS TAKEN eh' Ak0OT&Pf FOR Ft.O,W, (0oa. No. 2O0e-001171-0) / / 408 Port Ave. Seward AK As Built Survey Dccu8121 Irrrydepa 10: 16FEE3CA-a1'E2•10 bBEB1rOEEEf•4111031 / 12/10/2022 12132 PW AK r/ / PORT AVENUt MORTOAOC SURVEY .ai,e 1000 Daryl Avenue, Anal -moose. kook.) 09616 —3tle9 Lang8C Associates, inc. aAsa Phan° konelanaeuroey.sam Professional Land Surveyors iorOIonasue rn ravietilangeurey.aern'G'O/ 1 hereby eerply Mat 1 haw surveyed the fellewIne desdlagd property' .4$� ,•*, REMAINDER a! LOT 1, BLOCK 2, WORTH t4ARDOR SUB0N19ION (PLAT Na. 00) % r Sward RoCntra tq Dlstrlol. Moshe. and that MN' liortaaae lamella/1 Survey I a representation al the oondllrom that wire found am IFte dale Ms surrey was performed. The survey does not oonellhrM a boundary survey end Ls subject to any ina0Curaole■ ` That a subsequent boundory swvey may dleatOge. The biiarenollun contained hereon !hoe iFEIrt�Eff14.IN10 • f�. not be used le ertablIeh oay dame, ■Irueture, or ether ynprevernente. • .., •f4` .1 t.TA • WW1 lhlr the ...___ Day of _�.3dd' `kJl.++_-----.'��'—. al Mahbrage. Macke y p+�7VpfglAti; x` .10a.0 m FUEL dL TAW 10.3• 1 EMORY COMMERCIAL IUILDiNC 7.e•.3■e' 01Rr1Na 1NJ.l.R SCALE GRID ,,, y�..r�. Frolent N0, 77_7!i7LA1 11 le the rrepenelbllFly of Ih► Owner re determine the etlrlaneo of any eoeemenle. oarenbnte, or ra■trlvllfons which de not appeor an the recorded suttabltion peat. Mate of Alaska AECC803 TUFTED PUfflN RECREATIONAL DISPENSARY 10/28/2024 The Tufted Puffin www.thetuftedpuffin.com To: Seward Planning and Zoning Commission From: The Tufted Puffin Subject: Community Support for CUP Application — Drive -Through at 408 Port Ave Date: November 24, 2025 Dear Commissioners, The Tufted Puffin respectfully submits documentation of community support for our upcoming Conditional Use Permit (CUP) hearing scheduled for December 2, 2025. On January 19, 2025, we initiated a petition at our two Seward locations to gauge public sentiment regarding our proposed coffee and cannabis drive -through at 408 Port Avenue. To ensure transparency and validity, each participant provided identification and signed on camera. The petition included the following questions: 1. Do you reside within Seward city limits? 2. Do you support a coffee and cannabis drive -through at 408 Port Ave? 3. Do you support the City of Seward P&Z proposed cannabis industry regulation/code changes? 4. Do you support The Tufted Puffin's onsite consumption at 408 Port Ave? From January 19 through January 27, 2025, the petition garnered 107 supporting signatures and zero opposing signatures. This overwhelming support reflects the community's positive reception to our proposed initiatives and provides valuable insight for decision -making regarding zoning and cannabis industry regulations. We appreciate your consideration and remain committed to compliance with all city codes and regulations. ��l TN6� TUFTED PUFFIN RECREATIONAL DISPENSARY 39 WE SUPPORT THE TUFTED PUFF support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Code! support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 SIGNITURE/DATE __ ,,I,H4 aA\ t o i(fJ _., .... -it,4 .\_),_ S DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 PORT AVE SEWARD? Most Definitely 100% YES DO YOU SUPPORT SEWARD P&tZ ANTI - CANNABIS CITY CODE CHANGES? � o ON �� %T �� .7 DO YOU SUPPORT A COFFEE Et CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? YES � >- ; - j' -7 o YES Randy C. Wells Jennifer M. Wells DJ Jones ...s1M o l�a/_ 40 support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Code! support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 SIGNITURE/DATE PORT AVE SEWARD? ,k, fti ,. -1 ., 4 ilin‘ .01, 4 iW 441i)h \ ‘\ )1 N 1 ,, DO YOU SUPPORT SEWARD PEtZ ANTI - CANNABIS CITY CODE CHANGES? 13 0 _ DO YOU SUPPORT A COFFEE £t CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? '3 LiN 0 w NZ Z W V J N 4 (r)le ..0' 41 WE SUPPORT THE TUFTED PUFF support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Code! N SIGNITURE/DATE 1 `1 tr N ‹ \rr , Ni \ \cm r ! a fill 1 14 �'� IS) 11,1‘ -limb DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 PORT AVE SEWARD? \ ''' . . DO YOU SUPPORT SEWARD PEtZ ANTI - CANNABIS CITY CODE CHANGES? DO YOU SUPPORT A COFFEE Et CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? 0 W 0.° N Z W V1 J . L' �'� C q) s ,([J 42 WE SUPPORT THE TUFTED PUFF support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Cod& support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 SIGNITURE/DATE i Nk 4 WI ,r � t Gy ' .4 .c, 0.414 DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 PORT AVE SEWARD? s 4 !, ^ ii\ -gLo am! (1 "��LLJJJ l .-�... al DO YOU SUPPORT SEWARD P&Z ANTI - CANNABIS CITY CODE CHANGES? 0 --Azii. C 2 i DO YOU SUPPORT A COFFEE & CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? 8 4',\ ' 10 „...--,, to NI. V im�i J)OQ1- " FIRST/LAST NAME cO .., --, `J3' -a , '1J ,..... \ , -,.. -,,.. i cc. , A 43 WE SUPPORT THE TUFTED PUFF a) 0 >, 0 'a) VJ 0 0) 0 a) D 0 V 0 cca 0) a) w 0 0 0 0 U a) 0) CL 0 0) 0 N Oa 0) c a. co 0 'CD a) 0 0 0 Gv, 0 support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 SIGNITURE/DATE 9 ' \ v * rl i 1ii DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 PORT AVE SEWARD? ki' to L.--- '1-4-) -7. DO YOU SUPPORT SEWARD Paz ANTI - CANNABIS CITY CODE CHANGES? ill, 'Z Z4._ DO YOU SUPPORT A COFFEE a CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? — Li N z FIRST/LAST NAME r- .s(›k- A\.?-. 4 ..4 V-3-2 i r \i, ‘.) ()---- - ) k' ‹t .--_ __.- 44 Ct N & CAN NAB WE SUPPORT THE TUFTED PUFF support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Code! support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 5- SIGNITURE/DATE Vr fi li,: -a*- VVV IP- *'- , ili 4t 1 ✓ DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 PORT AVE SEWARD? . , ,n I) p -' DO YOU SUPPORT SEWARD PBtZ ANTI - CANNABIS CITY CODE CHANGES? - DO YOU SUPPORT A COFFEE Ft CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? ki 0 Z W V J ;_-. a -(Th ok) d__0 N)\' ‘.k Q-) FIRST/LAST NAME 4 -* __,,,,, ___ I 13 ,, +.tea !--.- ,..p .., ,___, C -6A, .s 45 WE SUPPORT THE TUFTED PUFF support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Code! support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 SIGNITURE/DATE Q J t N A \ AC A •Ii. ii. 4: a14% 1 Ni ( V N ON NI \ 1 , DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUPTION AT 408 PORT AVE SEWARD? DO YOU SUPPORT SEWARD P&Z ANTI - CANNABIS CITY CODE CHANGES? 10 ----___ :-Z_ \ DO YOU SUPPORT A COFFEE & CANNABIS DRIVE THROUGH AT 408 PORT AVE. I SEWARD? ,..,-) ,4 w 2 N w FIRST/LAST NAME CY \ .-5 --VC J 0 , - l\-\ - ' _ ci J 46 support the City of Seward, Planning & Zoning Purposed Cannabis Industry Regulation/Code Changes to Seward City Code! support The Tufted Puffin opening a coffee & cannabis drive through at 408 Port Ave., Seward, AK 99664 01/19/2025-02/04/2025 SIG NITURE/DATE /I ., /1 N ;fir 44 p.40 s .K. fir. SA C. lit 41111140 DO YOU DO YOU SUPPORT SUPPORT THE TUFTED PUFFIN SEWARD P&Z CANNABIS ONSITE ANTI- CONSUPTION AT 408 CANNABIS PORT AVE SEWARD? CITY CODE CHANGES? ''"------,--s "-- DO YOU SUPPORT A COFFEE Et CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? -i-- �U �J qj, o o � z � i- ,I- erg FIRST/LAST NAME ,.�. ,0 t. n Cam= t — - �' i 47 REFORM LAWS z z U oa z_ LL 0 0 W F— W 2 F- 0 a. W a) 0 U a U ca 0) 0 N N 0) c0 .c U a) 0 0 U 0 0) (1) CC 0) c c 0 (0 U a) u) 0 Q 0) c .c O 06 0) c (0 d 131. O a) 0) 0 a U a) O Q Q 0 0 0 0 0 rn rn a) 0) a) Q t O co ra 0) 0 0) 73 co c c0 U oo a) a) O U (0 0) a) O_ O a_ a) a) 1- O Q Q O CO 0 0 5 01/19/2025-02/04/2025 SIGNITURE/DATE GET TUFTED )(. to . --6 .11 116 4 1..--1) ro. N ta DO YOU SUPPORT THE TUFTED PUFFIN CANNABIS ONSITE CONSUMPTION AT 408 PORT AVE SEWARD? YES/NO Y DO YOU SUPPORT THE CITY OF SEWARD PEtZ PURPOSED CANNABIS INDUSTRY REGULATION/CODE CHANGES? YES/NO DO YOU SUPPORT A COFFEE Et CANNABIS DRIVE THROUGH AT 408 PORT AVE. SEWARD? YES/NO w p 0 Z W Q} Q V f U ' ~ W2 _ Z J 2 j-2 FIRST/LAST NAME Tufted Puffin LLC 11:"--, -.) 4.; _/* 1 4'‘ ca.) i#. :g g 48 CITY OF SEWARD, ALASKA AFFIDAVIT OF MAILING PUBLIC HEARING NOTICE Croct r , upon oath, deposes and states: That she is employed in the Community Development Office of the City of Seward, Alaska; and that on I I lig 1c o '& S she mailed a Notice of Public Hearing to the real property owners within a 300-foot periphery of North Harbor Subdivision, Lot 1, Block 2; Located at 408 Port Avenue as prescribed by Seward City Code 15.01.040/16.01.015. Affirmed and signed this I Lk day of OooeiirW2025. AFFIDAVIT OF POSTING PUBLIC HEARING NOTICE 1, /? Y? ( e, wc,113 , hereby certify that I have posted a Notice of Public Hearing, as prescribed by Seward City Code 15.01.040/16.01.015 on the property located at North Harbor Subdivision, Lot 1, Block 2; Located at 408 Port Avenue on which the applicant has petitioned for a Public Hearing for a Conditional Use Permit to construct and operate a drive-thru window to sell cannabis products and food and beverage items, within an Auto Commercial (AC) Zoning District. The notice was posted on I�owQ,mbe/ , which is 15 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 ! day of jig o U , 2025. 50 Planning and Zoning Agenda Statement Meeting Date: December 2, 2025 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Agenda Item: Resolution 2025-036, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Pacific Seafood — Seward, LLC to operate a seafood processing plant at 3201 Sorrel Road within an Industrial zoning district Background and justification: Pacific Seafood — Seward, LLC has submitted an application for a Conditional Use Permit (CUP) to operate a seafood processing plant at 3201 Sorrel Road. This property has a long history of use as a seafood processing facility, previously operating under Polar Seafoods and later Bornstein Seafoods, making the current proposal consistent with the established development pattern of the site. The property is located within the Industrial (I) zoning district, which is intended to accommodate land uses involving business, manufacturing, processing, fabrication, repair, assembly, storage, wholesaling, and distribution —activities that may generate impacts not compatible with residential areas. The district is also intended to ensure appropriate environmental safeguards for employees and visitors and to maintain a reasonable level of visual compatibility with adjacent business or residential districts. A seafood processing plant is a recognized industrial use and aligns with the purpose and intent of the Industrial zoning district. Although a Conditional Use Permit is required under the Land Uses Allowed Table, the proposed use is consistent with the expectations for the district and the historic use of the site. Seafood processing facilities serve an important economic and functional role in coastal communities such as Seward. They support the regional commercial fishing industry, provide seasonal and year-round employment opportunities, contribute to the maritime economy, and form a critical link in the seafood supply chain. These operations also typically rely on and benefit from existing industrial infrastructure —including heavy utility capacity, truck access, cold storage facilities, and proximity to marine transportation —which further supports their compatibility with industrially zoned areas. The surrounding area is zoned industrial, with adjacent properties used for industrial storage, maritime -related operations, and United States Coast Guard facilities. The concentration of industrial and marine -oriented uses in this portion of Seward ensures that a seafood processing facility will integrate effectively into the surrounding context without creating impacts that would be inconsistent with nearby uses. On September 8, 2025, the City Council approved Resolution 2025-085, authorizing the City Manager to enter into a new lease with Pacific Seafood — Seward, LLC for the operation of a seafood processing facility at 3201 Sorrel Road, 3207 Morris Avenue, and 209 Nash Road. The requested 51 Conditional Use Permit is therefore consistent with the approved lease arrangement and the long- established industrial use of the site. 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." 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 seafood processing plant is an existing building, and no structural changes are proposed as part of this CUP application. The building's footprint complies with the development standards of the Industrial zoning district, which include a maximum building height of 38 feet, a front setback of 20 feet, a side yard setback of 10 feet, and a rear yard setback of 10 feet. Lot coverage is permitted at 100%, excluding the areas required for setbacks. Surrounding Land Use: The surrounding properties are all zoned Industrial and are utilized for industrial storage, maritime industry uses, and United States Coast Guard operations. Floodplain status: According to the Kenai Peninsula Borough Floodplain Map, the property is not located within a Special Flood Hazard Area (SFHA). Utilities: The property is connected to City water, sewer, and electrical service. Parking: An industrial processing plant is required to provide one parking space for every 500 square feet of gross floor area. The seafood processing plant at 3201 Sorrel Road has a total of 52 7,000 square feet, resulting in a requirement of 14 parking spaces. As part of the lease agreement, the City is also leasing the properties at 209 Nash Road (37,026 sq. ft.) and 3207 Morris Avenue (13,503 sq. ft.) to Pacific Seafood for operational uses. The required 14 parking spaces will be distributed between these two lots. Both properties are located within 600 feet of 3201 Sorrel Road, satisfying the code provision that "required parking may be provided on a lot that is not occupied or abutting the principal use, provided that there is a pedestrian route not longer than 600 feet to the lot occupied by the principal use." Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Vol 1, Chapter 2.2.11 — " Expand maritime trade for commercial fishing." Plan: Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." ■ Support and encourage the growth of business. 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 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. 1. The facility shall comply with all applicable federal, state, and local regulations, including Seward City Code, Alaska Department of Environmental Conservation (ADEC) regulations, and Occupational Safety and Health Administration (OSHA) standards. 2. The facility shall monitor and manage any potential environmental impacts, including noise, odor, wastewater, and waste disposal, and take corrective measures if violations arise. 53 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. 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. 54 Sponsored by: Applicant Public Hearing: December 2, 2025 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-036 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO PACIFIC SEAFOOD — SEWARD, LLC TO OPERATE A SEAFOOD PROCESSING PLANT AT 3201 SORREL ROAD WITHIN AN INDUSTRIAL ZONING DISTRICT WHEREAS, Pacific Seafood — Seward, LLC has submitted an application for a Conditional Use Permit (CUP) to operate a seafood processing plant at 3201 Sorrel Road; and WHEREAS, the property has an established history of seafood processing operations under Polar Seafoods and Bornstein Seafoods; and WHEREAS, the proposed use is consistent with the historic use and development pattern of the site; and WHEREAS, the property is located within the Industrial (I) zoning district; and WHEREAS, seafood processing is a recognized industrial activity and aligns with the purpose and intent of the Industrial zoning district; and WHEREAS, seafood processing facilities play a vital role in coastal communities by supporting the commercial fishing industry, providing employment opportunities, and utilizing existing industrial infrastructure typical of coastal industrial zones; and WHEREAS, the surrounding area is zoned industrial, with adjacent properties used for storage, maritime operations, and U.S. Coast Guard facilities; and WHEREAS, on September 8, 2025, the City Council approved Resolution 2025-085 authorizing a lease with Pacific Seafood — Seward, LLC for seafood processing operations at 3201 Sorrel Road, 3207 Morris Avenue, and 209 Nash Road; and WHEREAS, the applicant has complied with all public hearing requirements of Seward City Code § 15.01.040; and WHEREAS, in accordance with Seward City Code §15.10.320, the Conditional Use Permit process allows consideration of potential impacts and application of safeguards to ensure compatibility, and the proposed use meets the conditions and requirements of Title 15. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission, that: 55 CITY OF SEWARD, ALASKA RESOLUTION 2025-036 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. a. Finding: This condition has been met. A seafood processing plant is allowed in the Industrial zoning district with an approved CUP. The Industrial zoning district is intended to accommodate businesses and industries that contribute to the community's economic base while ensuring that sufficient environmental and operational safeguards are maintained to protect employees, visitors, and adjacent properties. Seafood processing operations support Seward's maritime economy, reinforce the working waterfront, and utilize existing industrial facilities and infrastructure that are purpose-built for such activities. B. The value of the adjoining property will not be significantly impaired. a. Finding: This condition has been met. The proposed seafood processing use is compatible with the established character, purpose, and expected activities of the Industrial zoning district. Adjacent properties are already used for industrial storage, maritime operations, and similar high -intensity functions. Thus, the proposed use does not introduce new or unanticipated impacts. C. The proposed use is in harmony with the Seward Comprehensive Plan. a. Finding: This condition has been met. The proposed use is supported by the Comprehensive Plan. Seward Comprehensive Plan (approved by Council, May 30, 2017) Plan statements that are in harmony with this application: Vol 1, Chapter 2.2.11 — "Expand maritime trade for commercial fishing" Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." • Support and encourage the growth of business. D. Public services and facilities are adequate to serve the proposed use. a. Finding: This condition has been met. The property is currently served by municipal water, sewer, and electrical utilities. It has direct access to both Sorrel Road, which is a private road, and Morris Avenue. These existing public services and facilities are adequate to accommodate the proposed use. E. The proposed use will not be harmful to the public safety, health, or welfare. a. Finding: This condition has been met. The plant is located within an 56 CITY OF SEWARD, ALASKA RESOLUTION 2025-036 established industrial area designed to accommodate processing and marine - related activities, and it will operate in compliance with all applicable local, state, and federal safety, environmental, and sanitation regulations. 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 facility shall comply with all applicable federal, state, and local regulations, including Seward City Code, Alaska Department of Environmental Conservation (ADEC) regulations, and Occupational Safety and Health Administration (OSHA) standards. 2. The facility shall monitor and manage any potential environmental impacts, including noise, odor, wastewater, and waste disposal, and take corrective measures if violations arise. 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. 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 in Section 2 are met by the applicant, and authorizes administration to issue a conditional use permit to Pacific Seafood — Seward LLC to operate a seafood processing plant on Lot 2A-2, Block 9, Fourth of July Creek Subdivision, Seward Marine Industrial Center Coastal Lots Replat, located at 3201 Sorrel Road. 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. 57 CITY OF SEWARD, ALASKA RESOLUTION 2025-036 Section 6. This resolution shall take effect 10 days following its adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 2nd day of December, 2025. THE CITY OF SEWARD, ALASKA Brenan Hornseth, Vice Chair AYES: NOES: ABSENT: ABSTAIN: ATTEST: Kris Peck City Clerk (City Seal) 58 Context Map LAr r) 1ir 1. • i' • .41 Conditional Use Permit Application Property Map RES 2025-036 - Granting a conditional use permit to operate a seafood processing plant Location: 3201 Sorrel Road Parcel #: 14534065 59 CITY OF SEWARD P. O. Box 167 410 Adams Street Seward, Alaska 9r)G6•1 Community Development 907.224.41048-1)irector 907.224.4020- Planner 907.224.4049- Planning Assistant CONDITIONAL USE PERMIT APPLICATION This completed application is to be submitted to the Community Development Department no later than four (4) weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of each month. The application must be accompanied by the $374.50 nonrefundable filing fee. In addition, please provide an as -built survey if the property has been developed or a scaled site plan with elevations if the property is undeveloped. Applicant: Pacific Seafood - Seward, LLC Address: 16797 SE 130th Ave, Clackamas, OR 97015 Telephone Number: (503) 905-4500 Email: legal@pacificseafood.com Property Owner (if other than applicant): Address: Telephone Number: Email: Property Description Address: 3201 Sorrel Road, Seward, AK 99664 Lot:2A-2 Block: 9 Lot size: 0.40 acre Subdivision: Fourth of July Creek Kenai Peninsula Borough Tax Parcel ID Number: 14534065 Development Information What structures are on the property? Office / Processing Plant How is the property being used? Seafood processing What is the proposed use of the property? Seafood processing What is the development timeline? 1 month Please note that prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit, it shall be established that the proposed use satisfies the following conditions of Seward City Code 15.10.320 (See the attached pages for specific City Code requirements) 60 A) The proposed use is consistent with the requirements of the Seward Zoning Code and the designated zoning district. Please describe the use. In(lush ial (I) Processing of seafood B) Describe any impacts to the adjoining properties and how property values may be affected. N/A C) Flow is the proposed use consistent with the Seward Comprehensive Plan? Explain. You can view the plan at: http:Nwww.cityofseward.usf Keeps/creates jobs in the community, helps local economy D) Describe 1 list the public services and facilities that will serve the proposed use. (i.e., roads, utilities.) Roads, utilities, sewer/water E) The proposed project or use must not be harmful to the public health, safety and welfare. Describe any mitigation measures that may be needed to protect the public health, safety and welfare. N/A F) Include building elevation plans and a site plan, drawn to scale. The site plan should include: 1) Property dimensions +' 2) Location and dimensions of existing and planned buildings I - 3) Parking configuration 4) Driveways and access ,/�� �� 5) Natural features 6) Other pertinent information _ 61 1 hereby certify that the above statements and other information submitted are true and accurate to the best of my knowledge and that I have the following legal Interest in the property: Owner of record I understand that this item will be scheduled for action only if all application materials are submitted not less than three weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of every month. Ashton Meier Digitally signed by Ashton Meter Applicant Signature: Date:2025.10.14 15:12:41-07'00' Property Owner Signature: Enclosed: $374.50 PaymeE Dimensioned plot plan / drawings Other: 62 RES 2025-036: CUP to operate a Seafood Processing Plant at 3201 Sorrel Road -400.7.1.14'411144;4464Wilminip_ Image of existing seafood processing plant at 3201 Sorrel Road 7 1 Access Easement a ,pc) a /?e ,o Tract A (Sorrel Road) 60' ROW N�.:•'+ "E 92.69' 16.2' 20' Utility Easement forage 55.1' 0 N 10.0' Date: 15 Mar, 2006 Bar Scale N N 89'55'09"W 8.7 9.8' a 16.2' Lot 2 ''Blk 9 62.7' cannery 46.5' Nate: lot served by city water & sewer"' S00'03'03"W 91.66' dock 0 w 9.4' 9.6 N S89'51'04"E 131 This mortgage Location survey was prepared for Polar Equipment DBA Polar Seafood, and it should only be used for a single property transaction. Re —use of this drawing by the original client or by others, for additional uses at a later date without express consent of SURVEYOR is a violation of federal Copyright law. Unless gross negligence is discovered, the liability extent of the preparer shall be limited to the amount of fees collected for services in preparation of this product. NOT A VALID COPY WITHOUT A SEAL MORTGAGE LOCATION SRVEY © 2006 LEGEND • Rebar (found) A PK Nail (found) Scale: 1" = 30' F.B. #: 2006-2 pg. 6 SEWARD RECORDING DISTRICT Plat: 97-27 Surveyed: 27 February, 2006 Drawn: BLJ W.O. # 25219 Disk: Fourth of July derw��cvtia� 8195 Kenai Spur Hwy, Kenai, Alaska 99611-8902 SU RVEYORS PHONE (907) 283-9047 PLANNERS FAX --- (907) 253-9071 Mortgage Location Certificate I hereby certify that this survey is a representation of the conditions that were found at the time of the location survey was performed on: Lot 2 Blk 9 Fourth of July Creek Subdivision Seward Marine Industrial Center and that this document does not constitute a boundary survey and is subject to any inaccur acies that a subsequent boundary survey may disclose. The information contained on this drawing shall not be used to establish any fence, structure or other improvements. Exclusion Note: It is the responsibility of the Owner to determine the existence of any easements, covenant, or restrictions which do not appear on the recorded subdivision plat. *Red line shows the new property boundaries which were established in Plat #2022-1 U.S.S. 1651 M60\ U.S.S. 4827 • • / ,v • ZONE VE (SEE NOTE 13) PORT/0N OF BLOCK 10 EXCLUD/NG LOT 1, FOURTH OF JULY CREEK SUED/V/S/ON SEWARD "ROVE /NDUSTRAAL CENTER (PLAT NO. 97-27j w 0 z w w Ln WATER LINE 0 M1 \ PORT/ON OF BLOCK /0 EXCLUD/NG LOT 1 FOURTH OF JULY CREEK SU8D/US/ON SEWARD BAR/NE /NDUSTR/AL CENTER (PLAT NO 97-27} ) 9ACTA3(MUSTANGAUENUE/ PR/WE SER CE /?D,40 S89°27'47"W 277.54' (R) S89°33'36"W 277.62' (M) 0 co 40' 0 0' N N N N In&A uJ 00 N 0 0 in w 7-1 iV 0 0 EMERGENCY VEHICLE ACCESS EASEMENT (PLAT 2007-2) DDI A 75.76'(R&H) 1 = 06 CC IN-- ;it $ N 0 S69°56'52"E 2.40' (M) N69°07'56"W 2.48' (R) 60' 40' 1 20' I ri 0 0 N 20' UTILITY EASEMENT (PLAT 20' 152.62' PUBLIC ACCESS/MOORAGE 1 EASEMENT (PLAT 2007-2) I LOT 1A-1 BLOCK 9 44,666 SQ.FT. 1.025 ACRES 35.52' (R) I 20' UTILITY 35.75' (C) 2 - 40' 20' ei \ 0 in N r 60' ,40' FOUND 5/8" REBAR, 0.3' BELOW GRADE, GOOD CONDITION . / 57.83' 20' UTILITY EASMENT N00°30'27"W 294.89' EASEMENT (PLAT 2007-2) 114.72' N 89°36'10" E 239.72' (M) 239.70' (R) N 89°36'10" E 275.47' (C) S89°29'40"W 275.22 (R) PUBLIC ACCESS/MOORAGE 20' I / 0 EASEMENT (PLAT 2007-2) UTILITY EASEMENT - (PLAT 2007-2) SEE NOTE 7 N89°41'00"E 166.67' 108.84' (M) o Ww M H - 56.83'(R2&H) ai o N89°53'48"W (C) I I $ g S89°54'24"W (R) tZ N89°55'09"W (R2) UTILITY EASEMENT (PLAT 2007-2) SEE NOTE 7 1 20'/ UTILITY EASEMENT (PLAT 97-27) _ 0, SEE NOTE 7 LOT 2A-2 I BLOCK 9 17,576 SQ.FT. \ 0.404 ACRES UTILITY EASEMENT (PLAT 97-27/2007-2) n 589°48'46"E 130.29' (M) S89°51'04"E 130.12' (R&R2) • LOT 2A-1 BLOCK 9 68,656 SF.FT. 1.576 ACRES 125.00' UTILITY EASEMENT (PLAT 97-27/2007-2) LOT 1A-2 BLOCK 9 36,855 SQ.FT. 0.846 ACRES UTILITY EASEMENT j(PLAT 97-27) io M4 UTILITY EASEMENT (PLAT 2007 2)7' 10' -125.00' UTILITY EASEMENT (PLAT 2007-2) M3 r UTILITY EASEMENT (PLAT 97-27/2007-2) 1 FOUND 5/8" REBAR, O.1' BELOW GRADE, LEANING SLIGHTLY 95.95 (M) 100'(R) -is le 0o Co N N Soo eD ev M 0 • z R=110.00' (R&H) L=171.27' (M) 171.40' (R) A=89°12'34" CB=N44°54'11"E CH=154.49' NON -RADIAL .2mz 60' FOUND 5/8" REBAR, 1.0' BELOW GRADE, BENT Q QOj ( N89°29'03"E 106.64' (M) S89°25'47"W 106.82" (R) J 4UA3 /MO%W/SAVENUE/ PR/iWE SERU/CE ROAD LOT2 BLOCK 7 FOURTH OF JULY CREEK SU80/1/S/ON SEWARD BAR/NE /NDUSTR/AL CENTER (PLAT N0 97-27j 0 SEWARD MAPPED FLOOD DATA AREA (SEE NOTE 14) 99.71' 100'(R) FOUND 5/8" REBAR, 1.0' BELOW GRADE, BENT LOT 1, BLOCK .3 FOURTH OF JULY CREEK SUED/V/S/ON SEWARD hiAR/NE /NDUSTR/AL CENTER (PLAT NO. 97-27j TRACT/13 /MUSTANGAVENUE/ PR/v,4TE SERU/CE RD.4D FOUND 1.5" ALCAP CAP ON 5/8" REBAR, 0.4' BELOW GRADE, SCARRED i LOT BLOCK 1 FOURTH OF JULY CREEK SUED/v/S/ON SEWARD Hl1AR/NE /NDUSTRAL CENTER RA/80W REPEAT (PLAT N0. 20/5--11) N00°27'39"W 545.11' (M) 100'(R) 99.86' (M) LOT /A BLOCK 1 FOURTH OF JULY CREEK SU8D/1/S/ON SEWARD BAR/NE /NDUSTRAL CENTER CO%/I/UN/CAT/ONS NORTH ADD/T/ON (PLAT N0. 2000-0 LOT ..14 BLOCK 1 FOURTH OF JULY CREEK SUED/vS/0N SEIYARD BAR/NE /NDUSTRAL CENTER EX/T ,L1AR/NE REPLAT (FLAT N0. 20/7--1.3j FOUND 1-1/4" YELLOW PLASTIC CAP ON 5/8" REBAR, 0.1' ABOVE GRADE, GOOD CONDITION • • ▪ TJAC134.9 /MOr9A/SAVENUE/to PR/v,4TE SERv/CE ,D,4D LOT 4B BLOCK 7 FOURTH OF JULY CREEK SU80/V/S/ON SEWARD &AR/NE /NDUSTR/AL CENTER 11051/0010V PAD REPEAT (PLAT NO 20/1-7j i NOTES: 1. STREET RIGHT-OF-WAY WIDTHS SHOWN TO THE NEAREST FOOT REPRESENT ACTUAL DIMENSIONS TO THE NEAREST HUNDREDTH OF A FOOT (E.G. 30'=30.00'). 2. THIS PROJECT IS LOCATED WITHIN ALASKA STATE PLANE ZONE 4 NAD 83. ALL DISTANCES ARE GROUND DISTANCES USING A COMBINED SCALE FACTOR OF 1.00008501435411 EXPRESSED IN U.S. SURVEY FEET. 3. THIS PROPERTY IS SUBJECT TO RESERVATIONS AND EXCEPTIONS AS CONTAINED IN U.S. PATENT 50-81 -01 41 RECORDED JULY 15, 1981 AT BOOK 23 AND PAGE 765 AND AMENDMENTS THERETO AS SHOWN IN "NOTICE", RECORDED MAY 26, 1993, BOOK 68 PAGE 155. 4. THIS PROPERTY IS SUBJECT TO RESERVATIONS AND EXCEPTIONS AS CONTAINED IN STATE OF ALASKA PATENT 5914 RECORDED AUGUST 7, 1981 AT BOOK 23 PAGE 956. PUBLIC ACCESS EASEMENTS DESCRIBED WITHIN THE STATE OF ALASKA PATENT NO. 5914 FOR U.S. SURVEY 4827 AS 50 FOOT ALONG THE MEAN HIGH WATER MARK OF RESURRECTION BAY, THE ORDINARY HIGH WATER MARK OF FOURTH OF JULY CREEK AND UNNAMED STREAMS AS PORTRAYED ON THE OFFICIAL SURVEY PLAT OF U.S. SURVEY NO. 4827 HAS BEEN VACATED BY PLAT NO. 97-27 SEWARD RECORDING DISTRICT, KENAI PENINSULA BOROUGH, ALASKA. 5. THIS PROPERTY IS SUBJECT TO RESERVATIONS AND EXCEPTIONS AS CONTAINED IN STATE OF ALASKA PATENT 362, RECORDED MAY 19, 1994, BOOK 72 PAGE 572. 6. THIS SUBDIVISION IS SUBJECT TO THE CITY OF SEWARD'S ZONING AND BUILDING CODE REGULATIONS. 7. EASEMENTS ON PLAT 97-27 AND PLAT 2007-2 WERE NOT FULLY DIMENSIONED, LOCATION SHOWN HEREON ARE APPROXIMATE. 8. NO PERMANENT STRUCTURE SHALL BE CONSTRUCTED OR PLACED WITHIN A UTILITY EASEMENT WHICH WOULD INTERFERE WITH THE ABILITY OF A UTILITY TO USE THE EASEMENT. sS9,r� 1804S LEGEND M7 O FOUND MONUMENT AS DESCRIBED • FOUND REBAR A FOUND MAGNAIL O SET 5/8" X 30" REBAR WITH 1-1 /4" YELLOW PLASTIC CAP, FLUSH WITH GRADE. STAMPED AS SHOWN: AKLANDS� LS107877 • SET 1" DIA. X 3" MAG SPIKE (M) MEASURED BEARING AND/OR. DISTANCE (C) COMPUTED BEARING AND/OR DISTANCE (H) HELD BEARING AND/OR DISTANCE (P) PROPORTIONED (H) HELD BEARING AND/OR DISTANCE (DDI) DISTANCE DISTANCE INTERSECTION (R) RECORD PER PLAT NO. 2007-2 (R2) RECORD PER PLAT NO. 97-27 M# RECOVERED MONUMENT 9. TRACT A3 FOURTH OF JULY CREEK SUBDIVISION SEWARD MARINE INDUSTRIAL CENTER POLAR SEAFOOD REPLAT AMENDED, SW 2007-2, IS A SERVICE ROAD ACCESS EASEMENT RESTRICTED TO LESSEES, CITY AND OTHER AUTHORIZED PERSONNEL. 10. THIS PLAT WAS GRANTED EXCEPTIONS TO KPB 20.30.030 (PROPOSED STREET LAYOUT), KPB 20.30.170 (BLOCK LENGTH REQUIREMENTS) AND KPB 20.30.210 (LOT ACCESS TO STREETS) BY THE KPB PLAT COMMITTEE AT THE MEETING OF APRIL 26, 2021. .11. WASTEWATER DISPOSAL: PLANS FOR WASTEWATER DISPOSAL THAT MEET REGULATORY REQUIREMENTS ARE ON FILE AT THE ALASKA DEPARTMENT OF ENVIRONMENTAL CONSERVATION. 12. LOTS WITHIN THIS SUBDIVISION MAY BE LOCATED WITHIN A DESIGNATED FLOOD HAZARD AREA; IF SUCH IS THE CASE, DEVELOPMENT MUST COMPLY WITH TITLE 15 OF THE CITY OF SEWARD'S CHARTER AND CODE OF LAWS. A SURVEY TO DETERMINE THE ELEVATION OF THE PROPERTY MAY BE REQUIRED PRIOR TO CONSTRUCTION. 13. A PORTION OF THIS PROPERTY IS IN FLOOD ZONE VE THAT IS DEFINED AS, COASTAL FLOOD ZONE WITH VELOCITY HAZARD (WAVE ACTION) IN THE FLOOD INSURANCE RATE MAP, IDENTIFIED AS COMMUNITY PANEL NO 02122C5030E, WHICH BEARS AN EFFECTIVE DATE OF OCTOBER 20, 2016. EXACT DESIGNATION CAN ONLY BE DETERMINED BY AN ELEVATION CERTIFICATE. WATER LINE AND FLOOD ZONE DELINEATION ARE PROVIDED BY THE NATIONAL FLOOD HAZARD LAYER AND NOT SURVEYED HEREON. 14. SEWARD MAPPED FLOOD DATA AREA IS PROVIDED BY THE KENAI PENINSULA BOROUGH AND NOT SURVEYED HEREON. 15. ANY PERSON DEVELOPING THE PROPERTY IS RESPONSIBLE FOR OBTAINING ALL REQUIRED LOCAL, STATE, AND FEDERAL PERMITS, INCLUDING A U.S. CORPS OF ENGINEERS WETLAND DETERMINATION IF APPLICABLE. MONUMENT DETAILS M1 vSWC B9L 1A L 2A �006 M2 W C 1 C gg L1 A TR L 2 A A3 2006 M3 \'S P 5C B9 L2A 2006 M4 M5 M6 M7 FOUND 1.5" ALCAP ON 5/8" DIA. REBAR, 0.7' BELOW GRADE, BENT FOUND 1.5" ALCAP ON 5/8" DIA. REBAR, FLUSH WITH GRADE, GOOD CONDITION FOUND 1.5" ALCAP ON 5/8" DIA. REBAR, FLUSH WITH GRADE, GOOD CONDITION FOUND 1.5" ALCAP ON 5/8" DIA. REBAR, FLUSH WITH GRADE, GOOD CONDITION FOUND 1.5" ALCAP ON 5/8" DIA. REBAR, 0.1' BELOW GRADE, SCARRED FOUND 2.5" ALCAP ON 2.5" ALUMINUM POST FLUSH WITH GRADE, GOOD CONDITION FOUND 3 1 /4" BRASS CAP FLUSH WITH GRADE, GOOD CONDITION A 12 LLJ 8 13 PLATT7 F IS,T MORRIS �sLz `S'o YE. vox "Po O� 19 95_ T E CATO AVE. Q" 1 8 SPRING CREEK ...... USTA(vG VE. • CREEK z 24 z 0 w o o� FOUR H OF JULY 17 SEWARD CITY LIMITS 20 T1 S VICINITY MAP SCALE: 1" = 1/2 MILE CERTIFICATE OF OWNERSHIP AND DEDICATION I, HEREBY CERTIFY THAT THE CITY OF SEWARD IS THE OWNER OF THE REAL PROPERTY SHOWN AND DESCRIBED HEREON AND THAT ON BEHALF OF THE CITY OF SEWARD I HEREBY ADOPT THIS PLAN OF SUBDIVISION AND BY MY FREE CONSENT DEDICATE ALL RIGHTS -OF -WAY AND PUBLIC AREAS TO PUBLIC USE AND GRANT ALL EASEMENTS TO THE USE SHOWN OWNER CITY OF SEWARD 410 ADAMS STREET CITY HALL BUILDING SEWARD, AK 99664 RIZED OFFICIAL SIGNATURE TITLE ii'AV/ DATE !owcr P NTED NAME NOTARY'S ACKNOWLEDGMENT FOR: �a e, -- - - - ACKNO LEDGED BEFORE ME THIS / DAY OF NS` ARY PUBLIC F'i' ALA KA MY COMMISSION EXPIRES: PLAT APPROVAL NOTARY PT oP�LIC; ZZ 202,1'. THIS PLAT WAS APPROVED BY THE KENAI PENINSULA BOROUGH PLANNING COMMISSION AT THE MEETING OF AA1..vti) 2.6, Z021 KENAI PENINSULA BOROUGH -\P\ AUTHORIZED OFFICIL\\SIGNATURE SURVEYOR'S CERTIFICATE I, STACY M WESSEL, PROFESSIONAL LAND SURVEYOR, HEREBY CERTIFY THAT I AM PROPERLY REGISTERED AND LICENSED TO PRACTICE LAND SURVEYING IN THE STATE OF ALASKA, THAT THIS PLAT REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIRECT SUPERVISION, THAT THE MONUMENTS SHOWN HEREON ACTUALLY EXIST AS DESCRIBED, AND THAT ALL DIMENSIONS AND OTHER DETAILS ARE CORRECT. OzZ - i �\\\ 2 ~� OF AL��\k `'- t Plat S Sc ward Roc Dist Date -Time I:12 20.E P #,'l Stacy Nf Wessel 0;;Al• SSIONAl���� Plat of: FOURTH OF JULY CREEK SUBDIVISION SEWARD MARINE INDUSTRIAL CENTER COASTAL LOTS REPLAT CREATING LOTS 1A-1, 1A-2, 2A-1 & 2A-2, BLOCK 9 CONTAINING 3.851 ACRES A SUBDIVISION OF: LOT lAAND LOT 2A, BLOCK 9, AMENDED FOURTH OF JULY CREEK SUBDIVISION SEWARD MARINE INDUSTRIAL CENTER POLAR SEAFOODS REPLAT FILED UNDER PLAT NO. 2007-2 SEWARD RECORDING DISTRICT CITY OF SEWARD KENAI PENINSULA BOROUGH LOCATED WITHIN: SW 1/4 , SECTION 18, T1S, R1E, S.M., AK. OWNER CITY OF SEWARD P.O. BOX 167 SEWARD, ALASKA 99664 AK Lands, Land Surveying LLC 13521 Venus Way Anchorage, AK 99515 aklands@aldands.com http://aklands.com (907) 744-LAND 40 0 40 Date: 11/08/2021 Drawn: SMW Scale: 1"= 40' Date of Survey: August 17-19, 2021 Sheet: 1 of 1 Checked: SMW PN: 1134 Field Book: 001/ 49-55 KPB No. 2021-039 65 Planning and Zoning Agenda Statement Meeting Date: December 2, 2025 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Agenda Item: Resolution 2025-037, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Pacific Seafood — Seward, LLC to construct and operate an employee campground at 3207 Morris Avenue within an Industrial zoning district Background and justification: Pacific Seafood — Seward LLC has submitted an application for a Conditional Use Permit (CUP) to construct and operate an employee campground at 3207 Morris Avenue. The subject property is located within the Industrial (I) zoning district, where employee campgrounds are permitted only with approval of a CUP. Under Seward City Code, 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." Employee campgrounds may operate for no more than 180 days per calendar year and may not open earlier than April 15 or remain active later than September 30 unless the City Council grants an extension by Resolution. While camping units —defined broadly elsewhere in code as tents or recreational vehicles —are not allowed in an employee campground, SCC §15.10.226(J)(2) clarifies that for this section, "a camping unit is described as a modified camping connex, providing living facilities for one or more persons." Consistent with this provision, the applicant proposes to install four modified camping connex units arranged as two back-to-back pairs. Sanitary and shower facilities, as well as eating facilities, which will provide three meals a day for the employees, will be provided within the adjacent seafood processing plant, which the campground is intended to directly support by providing seasonal housing for its employees. The property is currently used for storage and as a loading dock; however, this area and nearby properties have historically been used as employee campgrounds. The proposed development would continue this established pattern by introducing four units to meet ongoing seasonal workforce housing needs. Although the connex units will be placed on foundations approved by the Building Official, they are considered "camping units" under the zoning code and therefore will not be subject to conventional life -safety inspections or plan review by the Fire or Building Departments. As a result, the applicant will be responsible for implementing all required life -safety measures as conditions of approval, including installation of fire and carbon monoxide alarms, fire extinguishers, adequate egress, and mitigation of electrical hazards. On September 8, 2025, the City Council approved Resolution 2025-085 authorizing a lease with Pacific Seafood — Seward, LLC for seafood processing operations at 3201 Sorrel Road, 3207 Morris Avenue, and 209 Nash Road 66 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." 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 placement of the modified camping connex units complies with the Industrial zoning district standards, including the maximum building height of 38 feet, front setback of 20 feet, side yard setback of 10 feet, and rear yard setback of 10 feet. The district allows 100% lot coverage, excluding required setback areas. A minimum 10 feet of clear space is maintained between all camping units. Sanitary facilities will be provided within the adjacent seafood processing plant. Surrounding Land Use: The surrounding properties are all zoned Industrial and are utilized for industrial storage, maritime industry uses, and United States Coast Guard operations. Floodplain status: According to the Kenai Peninsula Borough Floodplain Map, the property is not located within a Special Flood Hazard Area (SFHA). Utilities: The property is connected to City water, sewer, and electrical service. Parking: There are no specific parking minimums for an employee campground. City Code § 15.10.215(C) provides that uses not expressly listed must meet the parking requirements of the most similar use, as determined by the administrative official. In this case, the most comparable use is a bunkhouse, which requires one parking space per four residents at maximum capacity, with one of those spaces being ADA compliant for parking lots with 1-25 spaces. With a 67 maximum occupancy of 24 residents, the employee campground would require six parking spaces. The site plan submitted with the application demonstrates that sufficient space is available to accommodate these six spaces. Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Vol 1 Ch 3.3 - Housing 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 68 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. 1. The connex units shall be secured to foundations constructed in accordance with applicable standards and approved by the Building Official to ensure proper support and safe installation. 2. Fire and carbon monoxide alarms shall be installed in each dwelling unit within the modified camping connex containers. 3. Each dwelling unit shall be equipped with a fire extinguisher that is professionally inspected and tagged annually. 4. The operator shall ensure that no electrical hazards are present in or around the units, including open junction boxes, the use of extension cords as permanent wiring, or multi- use plug adapters. 5. The operator shall assign an identification number or "address" to each dwelling unit and ensure it is clearly visible for emergency response purposes. 6. Exits and exit doors shall remain unobstructed at all times, and doors must be able to swing freely. 7. All water, sewer, and electrical utility connections shall be completed prior to the issuance of a certificate of occupancy. The applicant shall coordinate with the appropriate City departments. 8. The operator shall comply with the sanitary facility requirements outlined in SCC §8.15.425(b). 9. The maximum occupancy for the four units shall be limited to 24 people. 10. Functioning bear -resistant refuse carts, designed to prevent tipping or spillage from weather, animals, or accidents, shall be provided for the duration of the use. 11. A three -walled, roofed structure shall be provided on site to house the bear -resistant refuse carts. 12. The operator shall comply with the garbage and refuse requirements outlined in SCC §8.15.340. 13. 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. 14. 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. 69 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. 70 Sponsored by: Applicant Public Hearing: December 2, 2025 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-037 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO PACIFIC SEAFOOD — SEWARD LLC TO CONSTRUCT AND OPERATE AN EMPLOYEE CAMPGROUND AT 3207 MORRIS AVENUE WITHIN AN INDUSTRIAL ZONING DISTRICT WHEREAS, Pacific Seafood — Seward LLC has applied for a Conditional Use Permit (CUP) from the Seward Planning and Zoning Commission to construct and operate an employee campground at 3207 Morris Avenue; 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 WHEREAS, the surrounding area is zoned industrial, with adjacent properties used for storage, maritime operations, and U.S. Coast Guard facilities; and WHEREAS, on September 8, 2025, the City Council approved Resolution 2025-085 authorizing a lease with Pacific Seafood — Seward, LLC for seafood processing operations at 3201 Sorrel Road, 3207 Morris Avenue, and 209 Nash Road; 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. 71 CITY OF SEWARD, ALASKA RESOLUTION 2025-037 A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. a. Finding: This condition has been met. An employee campground is allowed in the Industrial zoning district with an approved CUP. The proposed employee campground also directly supports the business and industrial operations that the district is intended to accommodate. Providing on -site seasonal employee housing is an accessory use that facilitates the efficient functioning of nearby manufacturing, processing, and commercial activities without introducing traditional residential uses that may be incompatible with industrial operations. The campground is designed to include appropriate life - safety measures and site standards that protect the health and welfare of occupants and visitors, aligning with the district's intent to provide environmental safeguards for those working in or accessing the area. B. The value of the adjoining property will not be significantly impaired. a. Finding: This condition has been met. The property and surrounding parcels have historically been used for employee campgrounds, and the area is zoned Industrial with existing uses such as storage and maritime operations. These industrial activities are compatible with the proposed campground, which serves as an accessory support use for the local workforce rather than introducing a conflicting land use. The proposal will not interfere with neighboring industrial operations or diminish the economic utility or value of adjoining properties. C. The proposed use is in harmony with the Seward Comprehensive Plan. a. Finding: This condition has been met. The proposed use is supported by the Comprehensive Plan. Seward Comprehensive Plan (approved by Council, May 30, 2017) Plan statements that are in harmony with this application: 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: This condition has been met. The property is currently served by municipal water, sewer, and electrical utilities. It has direct access to both Sorrel Road, which is a private road, and Morris Avenue. These existing public services and facilities are adequate to accommodate the proposed use. 72 CITY OF SEWARD, ALASKA RESOLUTION 2025-037 E. The proposed use will not be harmful to the public safety, health, or welfare. a. Finding: This condition has been met. These modified camping connex 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 connex units shall be secured to foundations constructed in accordance with applicable standards and approved by the Building Official to ensure proper support and safe installation. 2. Fire and carbon monoxide alarms shall be installed in each dwelling unit within the modified camping connex containers. 3. Each dwelling unit shall be equipped with a fire extinguisher that is professionally inspected and tagged annually. 4. The operator shall ensure that no electrical hazards are present in or around the units, including open junction boxes, the use of extension cords as permanent wiring, or multi- use plug adapters. 5. The operator shall assign an identification number or "address" to each dwelling unit and ensure it is clearly visible for emergency response purposes. 6. Exits and exit doors shall remain unobstructed at all times, and doors must be able to swing freely. 7. All water, sewer, and electrical utility connections shall be completed prior to the issuance of a certificate of occupancy. The applicant shall coordinate with the appropriate City departments. 8. The operator shall comply with the sanitary facility requirements outlined in SCC §8.15.425(b). 9. The maximum occupancy for the four units shall be limited to 24 people. 10. Functioning bear -resistant refuse carts, designed to prevent tipping or spillage from weather, animals, or accidents, shall be provided for the duration of the use. 11. A three -walled, roofed structure shall be provided on site to house the bear -resistant refuse carts. 12. The operator shall comply with the garbage and refuse requirements outlined in SCC §8.15.340. 13. 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. 73 CITY OF SEWARD, ALASKA RESOLUTION 2025-037 14. 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. 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 Pacific Seafood — Seward LLC to construct and operate an employee campground on Lot 2, Block 7, Fourth of July Creek Subdivision Seward Marine Industrial Center, located at 3207 Morris Avenue. 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. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 2nd day of December, 2025. THE CITY OF SEWARD, ALASKA Brenan Hornseth, Vice Chair AYES: NOES: ABSENT: ABSTAIN: ATTEST: 74 CITY OF SEWARD, ALASKA RESOLUTION 2025-037 Kris Peck City Clerk (City Seal) 75 Context Map Conditional Use Permit Application Property Map RES 2025-037 - Granting a conditional use permit to construct and operate an employee campground Location: 3207 Morris Avenue Parcel #: 14534032 76 CITY OF SEWARD P. o. 13ox 167 410 Adams Street Seward, Alaska 99664 Community Development 907.224.4018- Director 907.224.4020- Planner 907.224.4049- Planning Assislaii( CONDITIONAL USE PERMIT APPLICATION This completed application is to be submitted to the Community Development Department no later than four (4) weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of each month. The application must be accompanied by the $374.50 nonrefundable filing fee. In addition, please provide an as -built survey if the property has been developed or a scaled site plan with elevations if the property is undeveloped. Applicant: Pacific Seafood - Seward, LLC Address: 16797 SE 130th Ave, Clackamas, OR 97015 Telephone Number: (503) 905-4500 Email: Legal@pacificseafood.com Property Owner (if other than applicant): Address: Telephone Number: Email: Property Description Address: 3201 Sorrel Road, Seward, AK 99664 Lot Size: 0.40 acre Lot: 2A"2 Block: 9 Subdivision: Fourth of July Creek Kenai Peninsula Borough Tax Parcel ID Number: 14534065 Development information What structures are on the property? None How is the property being used? N/A What is the proposed use of the property? Employee Housing What is the development timeline? 1 - 3 months Please note that prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit, it shall be established that the proposed use satisfies the following conditions of Seward City Code 15.10.320 (See the attached pages for specific City Code requirements) 77 A) The proposed use is consistent with the requirements of the Seward Zoning Code and the designated zoning district. Please describe the use. Industrial (I) Employee housing for processing employees _ B) Describe any impacts to the adjoining properties and how property values may be affected. NIA C) How is the proposed use consistent with the Seward Comprehensive Plan? Explain. You can view the plan at: http:Nwww.citvofseward.us! Keeps/creates jobs in the community, helps local economy D) Describe !list the public services and facilities that will serve the proposed use, (Le., roads, utilities.) Road', utilities, SPwerlwater E) The proposed project or use must not be harmful to the public health, safety and welfare. Describe any mitigation measures that may be needed to protect the public health, safety and welfare. N/A F) Include building elevation plans and a site plan, drawn to scale. The site plan should include: 1) Property dimensions 2) Location and dimensions of existing and planned buildings a- 3) Parking configuration 4) Driveways and access l ✓1 _J 5) Natural features 6) Other pertinent information 78 I hereby certify that the above statements and other information submitted are true and accurate to the best of my knowledge and that I have the following legal interest in the property: Owner of record I understand that this item will be scheduled for action only If all application materials are submitted not less than three weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of every month. Ashton Meier Digitally signed by Ashton Molar Applicant Signature: Date: 2025.10.14 15:12:09-07'00' Property Owner Signature: Enclosed: $374.50 Payme[l r Dimensioned plot plan / drawings ►j Other: 79 RES 2025-037: CUP to construct and operate an employee campground at 3207 Morris Avenue 80 Images of 3207 Morris Avenue and proposed employee housing units RES 2025-037: CUP to construct and operate an employee campground at 3207 Morris Avenue 3 3 0 3 0 rri s SO r Ave 1 b rel Ro to c k a 4 d ( p r i va NEEN IEEE INME INCIS INWN INNS MEN IEEE IEEE 3 Vd 2 07 n Bay fe s et to M 0 ) r 3 2 0 1 Sorrel Roa INNEN IEEE ISMS INNS MEN IEEE IEEE n s ve Loading Dock d 3 0 1 F (D N -s 201 Na Na s h s h Ro a Ro d a d 82 r in o) co z Basis of Bearing (NO°34'13"W 3357.12') 3356.99' found 1 1/2" Alum. cap monument 0.13 ft. west of true position NO1'07'37"W rn 00 z 34.93' 0) 0, rri raj 34.93' S01'07'37"E Detail C Scale 1' = 50' to 60 00' 0 3 Lot 2 0 c N 0 ifi O S210 N O kV 0 a ki N N O CO N 10 Lot 1 ii V" Si"o ON Detail B Scale 1' = 50' 0 0 u'i N No. Bearing Distance L1 S69°07'56"E 2.48' L2 N21°17'27"E 24.00' L3 N89°48'41"E 21.43' Tract A NO°09'01 "E 47.86' 92.69' n 20' Utility Ease. cb u) 0 c0 N In N 91.66' SOO°03'03"W Detail A Scale 1' = 60' LL: N N. N N N89°55'09"W 0 w 0 N OD z N 0 M a) N u7 co r 30 _J8 i 10, sew nt 25' Drainage Easement Unsubdivided Remainder 154.77' 7.790 Ac. (150.00') 149.98 • Loy, o (S00°34'13"E) 0) 0 w 0 0) co z O w N In N a) co z Lot 2 29995 S.F. 30' 0 O O 0 0 cv 0) tri In N 0 c0 30' N 150.05' (150.00') • O N00°34'13"W 304.82' 0 0 co N Lot 1 2.026 AC 304.80' O co N 0 SO°36'07"E 334.80' 364.80' in • Nash 364.80' u7 N 0 r M 255.00' 2.001 Ac. 25' Drainage Easement NO°34'13"W 255.00' h N) N89°25'47"E O O 0 NO°34'13"W 255.00' O 127.50' 0 N 60.00' 1896.42' Delphin NO°34'13"W 150' ROW Street M N89°25'47"E 545.06' 4.276 Ac. 25' Drainage Easement 0 N N 89°25' 47"E SO°34'13"E 545.06' (Olga Street) 127.50' 0 0 o Lot 4 14 'Lot 5 18 o 13,521 S.F. o 613,521 S.F. o o) 127.50' o 127.50' O SO°34'13"E 255.00' 0 0 M 0 Lot 3 2.002 Ac. 255.00' 0 0 N M 0 O N ♦ NO°34'13"W Lot 2 2.500 Ac. 255.00' O 0 N 30' 30' 0 0 Road M 00 N O°34' 13"W Lot 1 37,823 S.F. 255.00' N co 0 M N 0 N89°25'47"E • 0 0 0 0 SO°36'07"E SO°36'07"E 0 60' 0 N N N 0 w in N a) CO z SO°34'13"E 545.06' Unsubdivided Remainder 12.343 Ac. SO0'36'07"E O 200.00' 3 o Lot 1 0� in 0 20000 SF. o co c 160.27' °°J)) 200.00' O v) 184.80' SO°36'07"E 545.07' Tract A 10.554 Ac. 0 619.79' / - / // �e // / / ref, / A. o l / / // v �a / �/ o / // See Detail 'C' 50' Public Access and Lot 1 Block 10 1886 S.F. N in N co S89°25'47"W O (Nash Road) 0) N 0 N89°25'47"E 60.00' 0 O O found 0.2 ft. south of true position \coNO°32'47"W O 1997.72' M N89°25'47"E 917.69' Unsubdivided Remainder 7.527 Ac. SO°34'13"E 1018.44' Tr & (NO°34'13"W 466.08') 465.93' 0 100.00' 0 0 00 0 0 °0) o 0 z O 100.00' 0 Lot NO°34'13"W 10000 SF. h N Tract A 030' 30 co 00 0 O O cv o 0) 0 3 Lo O c0 0n 'a) co z N89°25'47"E 0 N89°25'47"E SO°34'13"E 1018.57' Unsubdivided Remainder 17.376 Ac. 595.59' 0 O N 50' Utility Easement SO°34'13"E Lot 1 5.811 Ac. NO°34'13"W I 516.00' SOO°36'07"E 545.06' Lot 1 3.509 Ac. N N 2. 0 N 00 N z 060.00'O SO°34'28"E 20' Utilily Easement 0 60' , • S01°02'17"E 592.29' See Detail 'A' I c° Ln ---- 383.13' 50' Utility Easement 271.92' NO'09'01 "E (Sorrel Road) NO.09'01 "E - - 280.83' 0 c 4E) N a w D 'r) N J G11 -2 f.0sement W LL N 89'48' 45"E 0 N89'48'45"E 0 0) co N 103.19' 0 0 0 N S89°25'47"W Unsubdivided Remainder 2.637 Ac. See Detail 'B' Lot 1/Lot 2 1320 S.F. 3359 S.F. 0 S42'37'12"W 82.47' G°) 0 c0 0 30' 30 c ocrih 11117 N O 3 rn c 0 U No. Delta Radius Arc Length Chord Length Chord Bearing Cl 27°38'16" 170.00 82.00 81.21 N76°52'38"W C2 62°29'17" 170.00 185.41 176.35 N31°48'52"W C3 90°20'16" 198.49 312.96 281.51 N45°01'11 "W C4 89°16'46" 50.00 77.91 70.26 N44°47'24"E C5 62°29'17" 200.00 218.12 207.47 N31°48'52"W C6 08°32'54" 258.50 38.57 38.53 S85°54'52"E C7 12°53'03" 258.49 58.13 58.00 575°11'54"E C8 90°20'16" 258.49 407.57 366.64 S45°01'11 "E C9 62°29'17" 230.00 250.84 238.59 S31°48'52"E C10 68°54'20" 258.49 310.87 292.47 N34°18'12"W W M 00 co z to N 0 co rn 0 -co • IT3 0 a) � Oa v.) ao 2-1/2" Alum. Cap O 0 orn ATS 1222 RP2 COR 12 4609S 1982 en\n s u/o WC MC 60 ▪ /s18 fi10-S 9 19 3-1/4" Alum. Cap I H 12( 0 z LEGEND: Monument (found this survey) 1 1/2" Alum. Cap Monument (found this survey) • 5/8" Rebar (found this survey) A PK Nail (found this survey) 0 5/8" Rebar (set this survey) o PK Nail (set this survey) Block Number KPB FILE No. 97-108 r Fourth of Jul�y Creek Subdivision Seward Mar2ne Industrail Center Record Datum - Fourth of July Creek Tracts - Plat No. 84-6. R ECORDED REC. DIST. DATE: : l / 19 TIME: 3M REQUESTED BY: INTEGRITY SURVEYS HC2 BOX 385 SOLDOTNA, AK 99669 Sheet 3-11 Signature Pages only A replat of Tract 'A' Fourth of July Creek Tracts, A.T.S. 1222, U.S.S. 4827 and VACATION of Public Easements within subdivision boundaries. Located within SE1/4 and NE1/4 Sec. 13 R1W and SW1/4 and SE1/4 Sec. 18 R1E, T1S, S.M., City of Seward, Seward Recording District, Kenai Peninsula Borough, Alaska. Sheet 2 of 11 INTEGRITY SURVEYS 605 Swires Drive Kenai, Alaska 99611-8363 PHONE - (907) 283-9047 FAX --- (907) 283-9071 SURVEYORS PLANNERS JOB NO. 97103 PLATTED: 20 December, 1997 CB SURVEYED: Nov, 1992-May, 1997 SCALE: 1" = 100' FIELD BK: 92-11 DISK: Seward Marine i 83 Planning and Zoning Agenda Statement Meeting Date: December 2, 2024 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Subject: Resolution 2025-038, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Valerie Bradshaw to operate a hotel at 300 Washington Street within a Central Business (CB) Zoning District Background and justification: Valerie has submitted an application for a conditional use permit to operate a hotel at 300 Washington Avenue. The building is commonly known as the Buick Building and was originally constructed in 1940. Previously built to operate as a car dealership, the building was renovated into apartments and has been utilized for long-term apartment rentals for the past few years. The apartment building has 14 rental units. Due to the increasing costs to maintain and upkeep the aging building, the owner is looking to convert more than 5 units into nightly rentals. A facility offering 6 or more guest rooms for lodging is considered a hotel. According to the Land Use Allowed Table, § 15.10.226, a hotel is allowed within the central business (CB) zoning district with an approved conditional use permit. The purpose of the central business zoning district is "to provide for an area of convenient, attractive, concentrated commercial development primarily intended for retail, financial, entertainment and professional services occurring within enclosed structures. Regulations applying to this zone are designed to encourage a compact group of businesses of the type which are mutually beneficial and located close enough together to encourage walk-in trade." The CB district does not require off-street parking and allows 100% lot coverage. 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." 84 Prior to granting a conditional use permit, the Commission shall establish that the use satisfies the following conditions as listed in SCC § 15.10.320(D): 1. The use is consistent with the purpose of this chapter and the purposes of the zoning district; 2. The value of the adjoining property will not be significantly impaired; 3. The proposed use is in harmony with the comprehensive plan; 4. Public services and facilities are adequate to serve the proposed use; 5. The proposed use will not be harmful to the public safety, health or welfare; 6. Any and all specific conditions deemed necessary by the commission to fulfill the above - mentioned conditions shall be met by the applicant. These may include but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects related to the proposed use. Surrounding Land Use and Zoning: Development Requirements: The proposed structure meets the Zoning Code Development Requirements (Table 15.10.220) including lot coverage (maximum coverage of 100%), minimum buildable lot size (3,000 square feet), setbacks (none), and building height (38'). Surrounding Land Use: The property is surrounded by Central Business zoning, with an Institutional zoning district to the southwest. The surrounding land uses are commercial office and retail space, and parking lots for the commercial and Institutional uses. The proposed hotel is in the Historic District which is defined as, "An area containing buildings or places in which historic events occurred or having special public value because of notable architectural or other features relating to the cultural or artistic heritage of the community of such significance as to warrant conservation and preservation." (SCC 15.10.140(B)(41)) The historic district was established to define those areas of the City that meet state or federal standards for historic districts or that otherwise have special historic significance that merits additional consideration in land use regulation. (SCC 15.15.020) The sign code prohibits any sign extending above the roofline. (SCC 15.20.025(M)) Floodplain Status: According to the Kenai Peninsula Borough Floodplain Map, the property is not located within a Special Flood Hazard Area (SFHA). Utilities: Sewer, water, and power are already available to the property. Adequate fire, police and solid waste disposal services are available to the property. The city code also requires that every building or building site within the city must provide containers suitable for refuse collection (SCC 14.05). All containers shall be watertight with an animal -proof lid. Parking: According to City Code §15.10.215, the Central Business zoning district does not require off-street parking to be provided, unless stipulated as a condition in a CUP. Any units that remain as long-term rentals would be considered a dwelling in a mixed -use building and 85 allowed outright, requiring no off-street parking. Previously, the 14 long-term rentals have operated for many years as a non -conforming use without designated off-street parking. Any parking spaces provided must be a minimum of 9ft wide and 18ft long, and ADA-compliant. Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Plan: Vol 1, Chapter 3.1.1.2 — "Encourage and support downtown revitalization efforts on vacant and dilapidated buildings." Strategic Plan: Other: Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." N/A MP Staff Comments Department Comments No Comment N/A Building Department X Fire Department This change of use will require an Alaskan certified Architect to perform a code review of the building and submit a detailed Fire and Life Safety code summary report to the Fire Department. All findings must be addressed prior to a change of use. Public Works Department X Harbor Department X Police Department X Electric Department X Parks and Recreation X Telecommunications X ME Public Comment Property owners within three hundred (300) feet of the proposed Conditional Use Permit were notified of this public hearing. Public notice signs were posted on the property and all other public hearing requirements of Seward City Code § 15.01.040 were complied with. At the time of this publication the Community Development Department has received public inquiries. If any additional correspondence is received after publication of this agenda statement, it will be submitted to the Commissioners for their review. 86 1. Prior to issuing a certificate of occupancy, the building shall be brought into compliance with all applicable Fire and Life Safety Code requirements for a hotel, as determined by the Building Official and Fire Marshal. 2. The property shall provide a minimum of one watertight, animal -resistant waste container. The container(s) shall be located on -site, with placement subject to approval by the Public Works Director and the authorized waste collection contractor. 3. Exterior lighting shall be shielded and provide direct downward illumination. 4. 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. 5. 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. 87 Sponsored by: Applicant Public Hearing: December 2, 2025 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-038 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO VALERIE BRADSHAW TO OPERATE A HOTEL AT 300 WASHINGTON STREET WITHIN A CENTRAL BUSINESS (CB) ZONING DISTRICT WHEREAS, Valerie Bradshaw has submitted an application for a Conditional Use Permit to operate a hotel at 300 Washington Avenue, in the building commonly known as the Buick Building; and WHEREAS, the building was originally constructed in 1940 as an automobile dealership, later renovated into apartments, and has most recently been utilized for long-term residential rentals consisting of 14 units; and WHEREAS, due to the increasing costs of maintaining and repairing the aging structure, the property owner proposes to convert more than five of the existing apartment units into nightly rentals, which constitutes a hotel use under Seward City Code; and WHEREAS, pursuant to Seward City Code § 15.10.226, a hotel use is permitted within the Central Business (CB) zoning district with an approved Conditional Use Permit; and WHEREAS, the purpose of the Central Business zoning district is to provide for a compact, convenient, and attractive area of concentrated commercial development that encourages walk-in trade and supports retail, financial, entertainment, and professional services within enclosed structures; and WHEREAS, properties within the Central Business zoning district are allowed 100 percent lot coverage and are not required to provide off-street parking for outright permitted uses; and WHEREAS, the applicant has met all public hearing requirements in accordance with Seward City Code § 15.01.040; and WHEREAS, Seward City Code § 15.10.320 recognizes that certain uses may be compatible with principal uses within a zoning district if specific conditions are met, and establishes procedures and standards for the issuance of Conditional Use Permits to ensure compatibility with surrounding properties. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, that: 88 PLANNING AND ZONING COMMISSION RESOLUTION 2025-038 Page 2 of 4 Section 1. According to SCC 15.10.320 It is recognized that there are some uses which may be compatible with designated principal uses in specific zoning districts provided certain conditions are met. The conditional use permit procedure is intended to allow flexibility in the consideration of the impact of the proposed use on surrounding property, and the application of controls and safeguards to assure that the proposed use will be compatible with the surroundings. The commission shall permit this type of use if the conditions and requirements listed in this chapter are met. According to SCC 15.10.320.D., the Commission shall establish a finding that the use satisfies the following conditions prior to granting a conditional use permit: A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. Finding: This condition has been met. According to the Land Use Allowed Table, § 15.10.226, a hotel is allowed within the central business (CB) zoning district with an approved conditional use permit. The CB zoning district is defined as "an area of convenient, attractive, concentrated commercial development primarily intended for retail, financial, entertainment and professional services occurring within enclosed structures. Regulations applying to this zone are designed to encourage a compact group of businesses of the type which are mutually beneficial and located close enough together to encourage walk-in trade." A hotel is defined as "a facility with six or more guest rooms and on -premises management offering transient lodging accommodations to the general public on a daily rate where access to all sleeping rooms is through a main entrance and which may provide food, entertainment, meeting rooms, recreational facilities or various personal services. Includes lodges and inns." B. The value of adjoining property will not be significantly impaired. Finding: This condition has been met. The existing building is currently used for long- term residential rentals and is proposed to transition primarily to short-term lodging accommodations, while retaining some long-term rental units. This change in use is not expected to significantly alter the character or economic viability of the surrounding area as the Central Business District already contains many similar uses. C. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: This condition has been met. The proposal is in harmony with the Seward 2030 Comprehensive Plan. Seward Comprehensive Plan (approved by Council, May 30, 2017) Plan statements that are in harmony with this application: Vol 1, Chapter 3.1.1.2 — "Encourage and support downtown revitalization efforts on vacant and dilapidated buildings." 89 PLANNING AND ZONING COMMISSION RESOLUTION 2025-038 Page 3 of 4 Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." D. Public Services and facilities are adequate to serve the proposed use. Finding: This condition has been met. The property is currently served by municipal water, sewer, and electrical utilities. It has direct access to both Third Avenue and Washington Street, as well as alley access along the east side of the parcel. These existing public services and facilities are adequate to accommodate the proposed use. E. The proposed use will not be harmful to the public safety, health or welfare. Finding: This condition has been met. All renovations to the structure will be required to comply with the International Building Code and International Fire Code, including the installation of an approved fire sprinkler system, ensuring that the proposed use meets applicable safety and life -safety standards. 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. Prior to issuing a certificate of occupancy, the building shall be brought into compliance with all applicable Fire and Life Safety Code requirements for a hotel, as determined by the Building Official and Fire Marshal. 2. The property shall provide a minimum of one watertight, animal -resistant waste container. The container(s) shall be located on -site, with placement subject to approval by the Public Works Director and the authorized waste collection contractor.Exterior lighting shall be shielded and provide direct downward illumination. 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. 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 the administration to issue a conditional use permit to Valerie Bradshaw to operate a hotel at 300 Washington Street legally 90 PLANNING AND ZONING COMMISSION RESOLUTION 2025-038 Page 4 of 4 known as West 50 feet of Lots 21, 22, & 23 and all of Lot 24, Block 10, Original Townsite of Seward; within a central business (CB) zoning district. 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 and authorizes the administration to issue a conditional use permit. Section 5. Administration shall periodically confirm the use conforms to the standards of its approval. Nonconformance to these above stated conditions shall be grounds for revoking the Conditional Use Permit. Section 6. This resolution shall take effect 10 days following its adoption. PASSED AND APPROVED by the Planning and Zoning Commission this 2nd day of December, 2025. THE CITY OF SEWARD, ALASKA Brenan Hornseth, Vice Chair AYES: NOES: ABSENT: ABSTAIN: ATTEST: Kris Peck City Clerk (City Seal) 91 _1 WASI1INGTON 100 feet WASHINGICON y- "Mr Context Map wAS INGTQN Conditional Use Permit Application Property Map Single-family Residential Urban Residential Central Business Institutional Park RES 2025-038 - Granting a conditional use permit to operate a hotel Location: 300 Washington Street Parcel #: 14908003 92 CITY OF SEWARD P. 0. Box 167 /10 Adams Street. Seward, Alaska 9966,1 Community Development 907.224,4048- Dircclor 907.224.1020- Planner 907.224.4049- Planning Assistant CONDITIONAL USE PERMIT APPLICATION This completed application is to be submitted to the Community Development Department no later than four (4) weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of each month. The application must be accompanied by the $374,50 nonrefundable filing fee. In addition, please provide an as -built survey if the property has been developed or a scaled site plan with elevations if the property is undeveloped. Applicant: Valerie Bradshaw Address: 300 Washington St, Seward AK 99664 Telephone Number: 4155956437 Email: valerie.lemke@gmail.com Property Owner (if other than applicant): Address: Telephone Number: Email: Property Description Address: 300 Washington St, Seward AK 99664 Lot Size: 0.17 acres Lot: 2:L22,23,24Blocic: 10 Subdivision: Original Townsite of Seward Kenai Peninsula Borough Tax Parcel ID Number: 14908003 Development Information What structures are on the property? 14 plex How is the property being used? Multi -family Long Term Rentals What is the proposed use of the property? Hotel What is the development timeline?Renovations will be finalized in Jan 2026 Please note that prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit, it shall be established that the proposed use satisfies the following conditions of Seward City Code 15.10.320 (See the attached pages for specific City Code requirements) 93 A) The proposed use is consistent with the requirements of the Seward Zoning Code and the designated zoning district. Please describe the use. Central Business (CB) Converting of VI into a hotol. A hotel is in CB with a CUP. part piox allowed B) Describe any impacts to the adjoining properties and how property values may be affected. beautiful and welcoming C) How is the proposed use consistent with the Seward Comprehensive Plan? Explain. You can view the plan at: http:/Iwww.citvofseward.us/ Yes. See Attachment D) Describe / list the public services and facilities that will serve the proposed use. (i.e., roads, utilities.) Hotel will be connected to city utilites E) The proposed project or use must not be harmful to the public health, safety and welfare. Describe any mitigation measures that may be needed to protect the public health, safety and welfare. i F) Include building elevation plans and a site plan, drawn to scale. The site plan should include: 1) Property dimensions 1 2) Location and dimensions of existing and planned buildings 3) Parking configuration 4) Driveways and access 5) Natural features I I 6) Other pertinent information H 94 C. How is the proposed use consistent with the Seward Comprehensive Plan? 3.1.1 Attract new business and industry to the greater Seward area 3.1.1.1 Encourage the enhancement of private businesses in downtown Seward as the community's retail core. 3.1.1.1 Promote seasonal and year-round tourism 3.1.1.4 Support private sector business, employment, and programs. 3.2.1 Promote residential and commercial development within the city of Seward and its vicinity in accordance with community values. 95 I hereby certify that the above statements and other information submitted are true and accurate to the best of my knowledge and that I have the following legal interest in the property: Owner of record I understand that this item will be scheduled for action only if all application materials are submitted not less than three weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of every month. Applicant Signature: Property Owner Signature: Enclosed: $374.50 Payme i Dimensioned plot plan I drawingsu Other: 96 Hotel CUP-300 Washington —Additional Comments from Applicant We have owned the Buick Building for approximately 4.5 years and have been providing long-term rental housing in Seward for over 10 years. The building has operated as long- term rentals for many years, though it reached full occupancy only within the last five years. Parking has never been an issue for the residents of this property- the tenants have primarily relied on street parking without any known problems or complaints. I am deeply committed to maintaining housing stability for my long-term tenants and ensuring that no one loses their home as I transition a portion of the property's use. I will continue renting three units as long-term housing to accommodate existing tenants. The remaining units have become naturally vacant over time, and I have intentionally kept them that way in preparation for this next phase. 97 RES 2025-038: CUP to operate a hotel at 300 Washington Street Too to Wa_i n�ton st Zoo A HIN To)N( Image of 300 Washington Street 98 rn r 66' a0w T r D 0 c NRJO wti016 3NI 2 a31YM 11131111.0313 aV3Hd3A0 89.r 310.11H011 3A1YA d31YM THIRD AVENUE (ASPHALT) f T • L01- 00z 0 o-< 55 - 45 55 --» -�- 55 --.rn 55 ALLEY �- — (GRAVEL) 3O 1 ,�,, c,� x� is (1') k4 9 0 BUICK BUILDING APARTMENTS 300 WASHINGTON STREET SEWARD, ALASKA SITE PLAN 99 CITY OF SEWARD, ALASKA AFFIDAVIT OF MAILING PUBLIC HEARING NOTICE c,�n'1\ P C.V-o(. lc9 r, upon oath, deposes and states: That she is employed in the Community Development Office of the City of Seward, Alaska; and that on 1 ) r 0 4 ) D O Q-S- she mailed a Notice of Public Hearing to the real property owners within a 300-foot periphery of Lots 21, 22, 23 & all of Lot 24, Block 10, Original Townsite of Seward; physical address 300 Washington Street, as prescribed by Seward City Code 15.01.040/16.01.015. Affirmed and signed this ti �-\ day of ti pxbc?r 2024. AFFIDAVIT OF POSTING PUBLIC HEARING NOTICE I, Jo..(-y\ ip CvoCC12.i' , hereby certify that I have posted a Notice of Public Hearing, as prescribed by Seward City Code 15.01.040 for the property located at Lots 21, 22, 23 & all of Lot 24, Block 10, Original Townsite of Seward; physical address 300 Washington Street, the owners of which have petitioned for a Public Hearing for a Conditional Use Permit to operate a Hotel within a Central Business £CB) Zoning District. The notice was posted on tDoJX ‘M bQX U , which is 15 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 17 day of .wdbPr_, 2024. °t1)(1,,VAJ� Signature 101 Planning and Zoning Agenda Statement Meeting Date: December 2, 2025 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Applicant Subject: Resolution 2025-039, of the Planning and Zoning Commission of the City of Seward, Alaska, granting a conditional use permit to Grace Group Properties 1 LLC to construct and operate a hotel on the property located at 313 and 315 Fourth Ave within a Central Business (CB) Zoning District Background and justification: John Wisel has submitted an application on behalf of Grace Group Properties 1 LLC for a Conditional Use Permit to construct a hotel at 313 and 315 Fourth Avenue. The property was previously occupied by a restaurant but has remained vacant for several years, and this proposal represents a new opportunity to revitalize the site with an active commercial use. The property is located within the Central Business (CB) zoning district. According to the Land Use Allowed Table (§ 15.10.226), hotels are permitted in this district with an approved conditional use permit. The purpose of the CB district is "to provide for an area of convenient, attractive, concentrated commercial development primarily intended for retail, financial, entertainment, and professional services occurring within enclosed structures. Regulations applying to this zone are designed to encourage a compact group of businesses of the type which are mutually beneficial and located close enough together to encourage walk-in trade." The CB district does not require off-street parking and allows up to 100% lot coverage, supporting development that maximizes use of the site while encouraging a pedestrian -friendly commercial core. Per City Code, a hotel is defined as "a facility with six or more guest rooms and on -premises management offering transient lodging accommodations to the general public on a daily rate, where access to all sleeping rooms is through a main entrance, and which may provide food, entertainment, meeting rooms, recreational facilities, or various personal services." The applicant proposes to construct a 20-room hotel on the property. While off-street parking is not required in the CB district, the applicant has voluntarily provided 10 parking spaces, including one ADA-accessible space, to accommodate guests and enhance accessibility. This project aligns with the objectives of the Central Business zoning district by encouraging concentrated commercial development in the downtown area. The proposed hotel will support the local economy by creating employment opportunities and attracting additional visitors and consumers to the downtown core. By revitalizing a previously vacant site, the development will 102 enhance the economic vitality of the surrounding area while complementing and supporting existing businesses. 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." Prior to granting a conditional use permit, the Commission shall establish that the use satisfies the following conditions as listed in SCC § 15.10.320(D): 1. The use is consistent with the purpose of this chapter and the purposes of the zoning district; 2. The value of the adjoining property will not be significantly impaired; 3. The proposed use is in harmony with the comprehensive plan; 4. Public services and facilities are adequate to serve the proposed use; 5. The proposed use will not be harmful to the public safety, health or welfare; 6. Any and all specific conditions deemed necessary by the commission to fulfill the above - mentioned conditions shall be met by the applicant. These may include but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects related to the proposed use. Surrounding Land Use and Zoning: Development Requirements: The proposed hotel complies with the Zoning Code Development Requirements (Table 15.10.220), including maximum lot coverage (100%), minimum buildable lot size (3,000 square feet), setbacks (none required), and building height (38' maximum). Building height is calculated in accordance with the 2021 International Building Code, which specifies measurement to the median height of the roof. Towers, spires, steeples, and other rooftop structures are considered exceptions to the height limit. The proposed hotel has a roof height of 30'. The elevator override and rooftop staircase extend to a maximum of 44', but are classified as "other rooftop structures" and are therefore exempt from the regulated building height. Surrounding Land Use: The surrounding property is all zoned Central Business, but is a mix of commercial and residential uses. Adjacent properties include Seward Memorial United Methodist Church and Resurrect Art Coffee House to the north; First National Bank and the Van 103 Gilder Hotel to the south; a residential dwelling and a vacant lot to the west; and the Fire Department directly to the east The site is located within the Historic District, defined as "an area containing buildings or places in which historic events occurred or having special public value because of notable architectural or other features relating to the cultural or artistic heritage of the community, of such significance as to warrant conservation and preservation" (SCC 15.10.140(B)(41)). The Historic District designation identifies areas meeting state or federal standards for historic districts or otherwise having special historic significance that warrants additional consideration in land use regulation (SCC 15.15.020). The only code regulation specific to the historic zoning district is SCC 15.20.025(M), which prohibits signs from extending above the roofline in a historic district. Floodplain Status: According to the Kenai Peninsula Borough Floodplain Map, the property is not located within a Special Flood Hazard Area (SFHA). Utilities: The property has access to sewer, water, and power. Adequate fire, police, and solid waste disposal services are available. In compliance with City Code, all buildings must provide watertight refuse containers with animal -resistant lids (SCC 14.05). Parking: While off-street parking is not required in the Central Business zoning district (SCC 15.10.215), the applicant's site plan provides 10 on -site parking spaces. Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Plan: Vol 1, Chapter 2.2.11— "Promote infill development by encouraging and promoting construction on vacant sites in areas of the city which are already established." Strategic Plan: Other: Vol 1, Chapter 3.1.1.2 — "Encourage and support downtown revitalization efforts on vacant and dilapidated buildings." Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." N/A Department Comments No Comment N/A Building Department Per 2021 IBC table 504.3, the proposed building height is allowed with an approved sprinkler system. Fire Department The location for this hotel is across from the Fire Station and 104 sirens and loud apparatus respond both day and night. Our operations cannot change due to guest trying to rest. Also, parking on the east side of the street in front of the Fire Station should be discouraged. Further fire and life safety requirements may be required after a plan review. Public Works Department No objections to the CUP; stormwater drainage plans should be submitted with building permit Harbor Department X Police Department X Electric Department X Parks and Recreation X Telecommunications X Property owners within three hundred (300) feet of the proposed Conditional Use Permit were notified of this public hearing. Public notice signs were posted on the property and all other public hearing requirements of Seward City Code § 15.01.040 were complied with. At the time of this publication the Community Development Department has received no public inquiries. If any additional correspondence is received after publication of this agenda statement, it will be submitted to the Commissioners for their review. 1. The hotel shall operate in full compliance with all applicable local, state, and federal regulations, including building codes, fire codes, health codes, and environmental regulations. All required permits (e.g., business license, food service permit, alcohol license if applicable) must be maintained in good standing. 2. The hotel shall provide a minimum of one watertight, animal -resistant dumpster. The location of the dumpster(s) shall be on -site and approved by the Public Works Director and waste contractor. 3. Exterior lighting shall be shielded and provide direct downward illumination. 4. 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. 5. 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. 105 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. 106 Sponsored by: Applicant Public Hearing: December 2, 2025 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2025-039 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO GRACE GROUP PROPERTIES 1 LLC TO CONSTRUCT AND OPERATE A HOTEL ON THE PROPERTY LOCATED AT 313 AND 315 FOURTH AVE WITHIN A CENTRAL BUSINESS (CB) ZONING DISTRICT WHEREAS, John Wisel has applied on behalf of Grace Group Properties 1 LLC for a Conditional Use Permit to construct a hotel at 313 and 315 Fourth Avenue; and WHEREAS, the property was previously used as a restaurant and has been vacant for several years; and WHEREAS, the property is located within the central business (CB) zoning district; and WHEREAS, the CB district is intended to support concentrated, pedestrian -friendly commercial development that encourages mutually beneficial businesses and walk-in trade; and WHEREAS, a hotel is allowed in the central business zoning district with an approved CUP; and WHEREAS, Seward city code 12.01.030 states that "no building, except a single-family residence, may be constructed across platted property lines"; and WHEREAS, the properties are in the process of being replatted and combined into one single lot; and WHEREAS, the applicant proposes a 20-room hotel with ten on -site parking spaces, including one ADA-accessible space; and WHEREAS, the proposed development supports the objectives of the CB district by revitalizing a vacant site, promoting downtown economic activity, and creating employment opportunities; and WHEREAS, Seward City Code 15.10.320 allows the Commission to issue Conditional Use Permits for certain uses which may be compatible with designated principal uses in specific zoning districts provided certain requirements and conditions are met; and WHEREAS, the applicant has complied with all the public hearing requirements of Seward city code § 15.01.040. 107 PLANNING AND ZONING COMMISSION RESOLUTION 2025-039 Page 2 of 4 NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, that: Section 1. According to SCC 15.10.320 It is recognized that there are some uses which may be compatible with designated principal uses in specific zoning districts provided certain conditions are met. The conditional use permit procedure is intended to allow flexibility in the consideration of the impact of the proposed use on surrounding property, and the application of controls and safeguards to assure that the proposed use will be compatible with the surroundings. The commission shall permit this type of use if the conditions and requirements listed in this chapter are met. According to SCC 15.10.320.D., the Commission shall establish a finding that the use satisfies the following conditions prior to granting a conditional use permit: A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. Finding: This condition has been met. According to the Land Use Allowed Table, § 15.10.226, a hotel is allowed within the central business (CB) zoning district with an approved conditional use permit. The CB zoning district is defined as "an area of convenient, attractive, concentrated commercial development primarily intended for retail, financial, entertainment and professional services occurring within enclosed structures. Regulations applying to this zone are designed to encourage a compact group of businesses of the type which are mutually beneficial and located close enough together to encourage walk-in trade." A hotel is defined as "a facility with six or more guest rooms and on -premises management offering transient lodging accommodations to the general public on a daily rate where access to all sleeping rooms is through a main entrance and which may provide food, entertainment, meeting rooms, recreational facilities or various personal services. Includes lodges and inns." B. The value of adjoining property will not be significantly impaired. Finding: This condition has been met. The northern portion of the property on which the hotel will be built is vacant, and the southern portion of the property has an abandoned, dilapidated building. Removal or repair of this building will improve the image of the property and street. A new structure on this property could potentially bring more individuals to the downtown area who would patronize the surrounding businesses. C. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: This condition has been met. The proposal is in harmony with the Seward 2030 Comprehensive Plan. Seward Comprehensive Plan (approved by Council, May 30, 2017) Plan statements that are in harmony with this application: 108 PLANNING AND ZONING COMMISSION RESOLUTION 2025-039 Page 3 of 4 Vol 1, Chapter 2.2.11 —"Promote infill development by encouraging and promoting construction on vacant sites in areas of the city which are already established." Vol 1, Chapter 3.1.1.2 — "Encourage and support downtown revitalization efforts on vacant and dilapidated buildings." Vol 1, Chapter 3.1.1.4 — "Support private sector business, employment, and programs." D. Public Services and facilities are adequate to serve the proposed use. Finding: This condition has been met. The property already has access to city water, sewer, and electricity. The property has direct access to Church Street, which is a one- way street going west, and Fourth Ave. The property is also served by the alley on the west side. E. The proposed use will not be harmful to the public safety, health or welfare. Finding: This condition has been met. All construction will abide by the International Fire Code and International Building Code, including an approved sprinkler system. 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 hotel shall operate in full compliance with all applicable local, state, and federal regulations, including building codes, fire codes, health codes, and environmental regulations. All required permits (e.g., business license, food service permit, alcohol license if applicable) must be maintained in good standing. 2. The hotel shall provide a minimum of one watertight, animal -resistant dumpster. The location of the dumpster(s) shall be on -site and approved by the Public Works Director and waste contractor. 3. Exterior lighting shall be shielded and provide direct downward illumination. 4. 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. 5. 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. 109 PLANNING AND ZONING COMMISSION RESOLUTION 2025-039 Page 4 of 4 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 the administration to issue a conditional use permit to Grace Group Properties 1 LLC to construct a hotel at 313 & 315 Fourth Ave legally known as Lots 12, 13, 14 and the north 1/2 of Lot 15, block 15, Original Townsite of Seward; within a central business (CB) zoning district. 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 and authorizes the administration to issue a conditional use permit. Section 5. Administration shall periodically confirm the use conforms to the standards of its approval. Nonconformance to these above stated conditions shall be grounds for revoking the Conditional Use Permit. Section 5. This resolution shall take effect 10 days following its adoption. PASSED AND APPROVED by the Planning and Zoning Commission this 2nd day of December, 2025. THE CITY OF SEWARD, ALASKA Brenan Hornseth, Vice Chair AYES: NOES: ABSENT: ABSTAIN: ATTEST: Kris Peck City Clerk (City Seal) 110 200 feet Conditional Use Permit Application Property Map Context Map Single-family Residential Urban Residential Multi -family Residential Office Residential Central Business Auto Commercial Park RES 2025-039 - Granting a conditional use permit to construct and operate a hotel Location: 313 & 315 Fourth Ave Parcel #: 14909012 & 14909011 111 11/4/25, 2:43 PM CUP-25-4 Application Details This completed application is to be submitted to the Community Development Department no later than four (4) weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. See link below for the submission deadline dates. https://www.cityofseward.us/government/boards-commissions/planning-zoning- commission/planning-zoning-commission-meetings Regular meetings are held the first Tuesday of each month. The application must be accompanied by the $350 nonrefundable filing fee. Documents Needed: • As -built survey of the property if it has been developed or a scaled site plan with elevations if the property is undeveloped • Scaled drawings of structures to be built • Any other pertinent documents to describe or support the project Applicant Information Full Name* Mailing Address* Grace Group Properties 1 LLC PO BOX 3565 Email* Phone Number* sewardgracegroup@gmail.com 9076999846 Property Information Is the applicant the property owner?* Address* Yes 315 Fourth Ave 112 https://sewardak.workflow.opengov.com/#/explore/records/4600/details 4/9 11/4/25, 2:43 PM CUP-25-4 KPB Parcel Number* 0 Zoning District* 0 14909012 & 14909011 Central Business (CB) Lot Size* 0 0.24 acres Zoning District: https://seward.maps.arcgis.com/apps/webappviewer/index.html? id=56d3e72bc65040a0a4fb459b15504b01 Legal Description* A ORIGINAL TOWNSITE OF SEWARD LT 14 & N1/2 LT 15 BLK 15 The legal description of a property and the KPB Parcel number can be found at this link: https://gis.kpb.us/map/index.html?viewer=basic Click on the icon four from the left that looks like a pin and says "find parcel by address" when you hover your mouse over it. Type in your address and press "enter". Click on your parcel. A white box with information in it should appear on your screen. The parcel ID number is at the top. The Legal name of the property is in the middle under the heading, "Legal:" Development Information What structures are on the property?* 0 Commercial Building How is the property currently being used?* Vacant Chinese restaurant and empty gravel lot 113 https://sewardak.workflow.opengov.com/#/explore/records/4600/details 5/9 11/4/25, 2:43 PM CUP-25-4 What is the proposed use of the property?* Hotel What is the development timeline?* 2026 Requirements for Consideration Please note that prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit, it shall be established that the proposed use satisfies the following conditions of Seward City Code 15.10.320 (See the link below for specific City Code requirements) https://library.municode.com/ak/seward/codes/code_of ordinances? nodeld=CD ORD TITI5PLLAUSRE CH15.10SEZOCO ART3SURE 15.10.32000USPE State how the proposed use is consistent with the requirements of the Seward Zoning Code and the designated A zoning district* A hotel is allowed in the Central Business district with a CUP. A hotel is a commercial use. Click on this link to read the definitions of each zoning district https://library.municode.com/ak/seward/codes/code_of ordinances? nodeld=CD ORD TIT15PLLAUSRE CH15.05LAUSPL 15.05.025LAUSDISTDE 114 https://sewardak.workflow.opengov.com/#/explore/records/4600/details 6/9 11/4/25, 2:43 PM CUP-25-4 Describe any impacts to the adjoining properties and how property values may be affected* Property values will go up when a vacant building is replaced with new development. How is the proposed use consistent with the Seward Comprehensive Plan? Explain and cite examples from the plan (see link below)* Supports infill development and local business. Seward Comprehensive Plan: https://www.cityofseward.us/home/showpublisheddocument/60/637001929598130000 Describe / list the public services and facilities that will serve the proposed use. (i.e., roads, utilities.)* City water, sewer, electricity, and roads will serve the proposed use. The proposed project or use must not be harmful to the public health, safety and welfare. Describe how the proposed project meets this requirement. * The hotel will be built to meet building code requirements. Describe any mitigation measures that may be needed to protect the public health, safety and welfare. * There are none needed. 115 https://sewardak.workflow.opengov.com/#/explore/records/4600/details 7/9 11/4/25, 2:43 PM CUP-25-4 Document Uploads Include building elevation plans and a site plan, drawn to scale. The site plan should include: • Property dimensions • Location and dimensions of proposed and existing buildings • Parking configuration • Driveways and access • Natural features • Other pertinent information Site Plan / Project information* Supporting Documents 11-03-2025_Hotel Fjord - 20-Roo El m Hotel - 20 ROOM REDESIGN - 11x17.pdf No File Uploaded Supporting Documents Supporting Documents G% No File Uploaded G% No File Uploaded Signature I have the following legal interest in the property* Owner of record I understand that this item will be scheduled for a Planning and Zoning Commission meeting only if all application materials are submitted not less than four (4) weeks in advance of the next regularly scheduled Planning and Zoning Commission meeting. Regular meetings are held the first Tuesday of every month. I hereby certify that the above statements and other information submitted are true and accurate to the best of my knowledge 116 https://sewardak.workflow.opengov.com/#/explore/records/4600/details 8/9 11/4/25, 2:43 PM CUP-25-4 Applicant Signature* O John Wisel Nov 4, 2025 117 https://sewardak.workflow.opengov.com/#/explore/records/4600/details 9/9 RES 2025-039: CUP to construct and operate a hotel at 313 & 315 Fourth Avenue Image of 313 & 315 Fourth Avenue Sheet List Sheet Number Sheet Name A0.0 Title Sheet A0.4A Exterior Perspectives A0.4B Exterior Perspectives A1.1 Site Plan A2.1 Basement Floor Plan A2.2 1st Floor Plan A2.3 2nd Floor Plan A2.4 3rd Floor Plan A2.5 Roof Plan A3.1 Exterior Elevations A4.1 Longitudinal Building Section A4.2 Longitudinal Building Section A4.3 Building Cross Section A4.4 Building Cross Section A4.5 Building Cross Section A4.6 Building Cross Section Grand total: 16 70 ° 160 ° 150 ° 140 ° 130 ° 160° 150 ° 140° PROJEC LOCATION 60j 130 ° II a Z ADDITIONAL PARKING;::.; Hotel Fjord New Construction 20-Room Hotel 311 Fourth Avenue Seward, AK 99664 Lot 12 +13 + Lot 14 + N1/2 Lt 15 Block 15 Original Townsite of Seward Subdivision PERMIT # ARCHITECT: FAULKENBERRY & ASSOCIATES, INC. ARCHITECTS P.O. Box 230083 - Anchorage, Alaska 99523-0083 - (907)522-9193 OWNER: DR/A l811 0 AT 11tt17 ARE 1/2 SCALE N0ICATEDJ z FNA Project #: \ 2025_45 Project Start Date: 11-03-2025 F U • E a 6) 0 N M Release Date:11-03-2025 Released for: REDESIGN 20-ROOM `+P G,\l , 25 4:25:55 PM 20-Room Hotel sheaf name Title Sheet ThWt number d119A0.0 ()North East Perspective View OSouth East Perspective View z FNA Project #: \ 2025_45 Project Start Date: 11-03-2025 F U 46 a 2 0 0 <V e O N M • C o sheet number Release Date:11-03-2025 Released for: REDESIGN 20-ROOM G,\t I 25 426:00 PM 20-Room Hotel sheet name Exterior Perspectives DDRANYI1IDD AT 11tt17 ARE 1/2 SCALE IIS ICATEDj 120A0.4A/ y North West Perspective View II i �ti . IIIIII__,i_ �,...s��� 11 _ Nola _ _ I I .I U/ FNA Project #: / 2025_45 Project Start Date: 11-03-2025 F U a 2 co 0 O N M Release Date:11-03-2025 Released for: REDESIGN 20-ROOM G,\t , 25 426:06 PM Q 20-Room Hotel sheet name Exterior Perspectives ®South West Perspective View C ThWt number HAMMED_BRAMMOS AT 11tt17 ARE 1/2 SCALE 121A0.4B� 0- 00 0 o to EXISTING BUILDING 0 BE REMOVED • EXISTING ®� ,RESTAURANT ®' FIN. FL. EL: -35" ® 4 (-2.92 FT. 105 4,0' OSite Plan - Existing 1"=20'-0" 15.0' ALLEY 30.0' TN90° 00' 00"W 105.00' . , 4TH AVENUE Site Plan - New 30.0' 30.0' 7 9 ENTRY LEVEL WITH SIDEWALK ,f GUARDRAIL 30.0' W j 0 ENTRY LEVEL WITH SIDEWALK EL: 0.00 FT. 30.0' Parking Schedule Count Type 1 8' x 20' (8' Aisle) 10 45deg-9'x19' 9 Perpendicular - 9' x 20' z FNA Project #: \ 2025_45 Project Start Date: 11-03-2025 E U a 5 4:26:07 PM Release Date:11-03-2025 Released for: REDESIGN 20-ROOM Q� . !" I 25 426:07 PM N M 0 sheet name Site Plan 1" = 10'-0" 20 DRQMSIrtDDS LQT 11o19 /\R 1/2 SCCALCS IM ICATED d 2) 0 0 Q O Q Tt Q Q CIF 1- cn co W CO 39� MAINTENANCE lo@6,6,6, Basement Floor Plan 1z1 WASHERS CUSTOMER H TAB LAUNDRY IB04I MECHANICAL IB05I ES H DRYER 7 � THE CONTRACTOR IS RESPONSIBLE TO CHECK THE PLANS AND IS TO NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. z FNA Project #: \ 2025_45 Project Start Date: 11-03-2025 F a 5 4:26:08 PM Release Date:11-03-2025 Released for: REDESIGN 20-ROOM Q� `+P G,\! I 25 426:08 PM 10 0 sheet name Basement Floor Plan 1 /8" = 1'-0" DR/ 88IrIC S 1/T 11o17 ARES 1/2 SCC/\LC2 I82 ICAT0D d 6'-11/2" 12'-91/4" A) 12'-91/4" 12'-91/4" 12'-91/4" 12'-91/4" o 6e,4,6, a 1st Floor Plan A7.2 0 tat SLEEPING UNITS THIS FLOOR: 5 1. DOUBLE QUEENS: 3 2. SINGLE KING: 2 A. H/C: 1 B. NON-H/C: 1 SLEEPING UNITS TOTAL: 20 A. 1ST FLR 5 B. 2ND FLR 7 C. 3RD FLR 8 THE CONTRACTOR IS RESPONSIBLE TO CHECK THE PLANS AND IS TO NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. U/ FNA Project #: / 2025_45 Project Start Date: 11-03-2025 F U a co 0 N O c sheet number Release Date:11-03-2025 Released for: REDESIGN 20-ROOM `+P . !' I 25 4:26:08 PM 20-Room Hotel sheet name 1st Floor Plan �d A2.2� BRAMn MOS AT 11tt19 ARE 1/2 SCALE OMD0C ATIED 1 /8" = 1'-0" 6'-11/2"i 12'-91/4" UNIT 201MI Lc 12'-91/4" 12'-91/4" EVENT SPACE OCC LOAD 756 SF/15 = 50 (36 SHOWN) WEST HALL 220 ADA TOILET < 1218-1 EAST HALL 12'-91/4" 12'-91/4" 214 8'-111/2" 1 8'-111/2" 8'-111/2" 8'-111/2" 8'-111/2" 11'-111/2" / I / I/ 2nd Floor Plan A7.2 213 1 212 1 O O O HALLWAY 210I 13'-101/4" i 15'-2" CONFERENCE 209 1 CONFERENCE 208 A4.1 SLEEPING UNITS THIS FLOOR: 7 1. DOUBLE QUEENS: 4 2. SINGLE KING: 3 A. H/C: 1 B. NON-H/C: 2 THE CONTRACTOR IS RESPONSIBLE TO CHECK THE PLANS AND IS TO NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. U/ FNA Project #: / 2025_45 Project Start Date: 11-03-2025 F U m a 2 O. co 0 N 0 N c o sheet number Release Date:11-03-2025 Released for: REDESIGN 20-ROOM `N-‘P . !' I 25 4:26/:08 PM TS tr. O o Ca 2 ir O Z 20-Room Hotel sheet name 2nd Floor Plan 1 /8" = 1'-0" • A2.3 BR AM O IISS AT 11K19 ARE 1/2 SCALE ORIMCCLATIED d 99' - 0" 6'-11/2" 12' - 9 1/4" 12' - 9 1/4" 12' - 91 /4" 12' - 91 /4" 12'-91/4" 13'-101/4" 15'-2" Ilk 1741, Ilk Ilk WEST HALL 0 Z COCO EVENT SPACE /56 S OCC LOAD 756 SF/15 = 50 (36 SHOWN) ■ •I EEO UNIT 302; !1 UNIT 303 320 E. • • CONFERENCE 309 HALLWAY 310 50 '®IT UNIT 305 UNI; 306 UN307 a �! 2 A4. @ or 3rd Floor Plan 0 mil SLEEPING UNITS THIS FLOOR: 8 1. DOUBLE QUEENS: 5 2. SINGLE KING: 3 A. H/C: 1 B. NON-H/C: 2 U/ FNA Project #: / 2025_45 Project Start Date: 11-03-2025 F U o_ 0 0 9, O N M c 0 sheet number �126A2.4J BRAMn70�nIGS AT 11tt19 ARE 1/2 SCALE OND0C ATED�d Release Date:11-03-2025 Released for: REDESIGN 20-ROOM G,\r`� 25 4:26:09 PM 20-Room Hotel sheet name 3rd Floor Plan THE CONTRACTOR IS RESPONSIBLE TO CHECK THE PLANS AND IS TO NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. 1 /8" = 1'-0" 6'-11/2" 12' - 9 1/4" 12'-91/4" i 12'-91/4" 3RD FLOOR IS SHOWN BELOW FOR REFERENCE' Roof Plan 99' - 0" 12'-91/4" i 12'-91/4" ELEV LOBBY R02� 13'-101/4" i 15'-2" 1 /8" = 1'-0" or 0 tat 10 re. F0 0) THE CONTRACTOR IS RESPONSIBLE TO CHECK THE PLANS AND IS TO NOTIFY THE ARCHITECT OF ANY ERRORS OR OMISSIONS PRIOR TO THE START OF CONSTRUCTION. rn/ 894RR n4 111417 /8 E 51/2 Re/?8LI o naiNfCA Teln z FNA Project #: \ 2025_45 Project Start Date: 11-03-2025 F U 6) 0 5 4:26:09 PM P7 0 0 Release Date:11-03-2025 Released for: REDESIGN 20-ROOM `+P G,\i` 25 426:09 PM 0 Mi :Cr 4: 0 d 20-Room Hotel 00 A4.3 1 1 um mom 11111' 9 1111111M111 O outh Stair Roof 39'-0"'Jr P -I f • • 0 Tozcl • 11111111111111 Elevator Override Rof 30' -o 3rd Floor A 20' - 0" 'Jr 2nd Floor 1OEast Elevation 1/8" = 1'-0" Jai k Elevator Overri 44' - 0" O O e 10'-0" 1st Floor 0�� V _ ONorth Elevation 2 1/8" = 1'-0" South Stair FtrAnik 39'-0" Roof 3rd F'lo-0or 20" 2nd Floor juk 10'-0" 1st Floor 0 II III III III III II TT 1111111111111111111111111111111 33 3 Elevator Ov44' - erride " South Stair9Roof 3' - 0" Roof 30'-0" 3rd Floor 20'-0" 2nd Floor 10'-0" 1st Floor 6 Elevator Override 44'-0" 'Jr South Stair Roof AL 39'-0" Roof 3030' 3rd Floor 20' - 0" 2nd Floor 10'-0" 1st Floor On U/ FNA Project #: / 2025_45 Project Start Date: 11-03-2025 F U a 2 a N Zr; 0 t+7 Release Date:11-03-2025 Released for: REDESIGN 20-ROOM QI� G,\r` 25 w426 15 PM 20-Room Hotel sheet name Exterior Elevations West Elevation 1/8" = 1'-0" South Elevation 1/8" = 1'-0" o sheet number -0 �A31j 128. x DG�LQMn701�GS AT f 1tt19 ARE 1/2 SCALE OMD06La4[�D d CITY OF SEWARD, ALASKA AFFIDAVIT OF MAILING PUBLIC HEARING NOTICE -Vow) ; Q Cra lco ✓ , upon oath, deposes and states: That she is employed in the Community Development Office of the City of Seward, Alaska; and that on I l I Ll ao a5 she mailed a Notice of Public Hearing to the real property owners within a 300-foot periphery of Lots 12, 13, 14 & North 1/2 of Lot 15, Block 15, Original Townsite of Seward; physical address 313 & 315 Fourth Ave, as prescribed by Seward City Code 15.01.040/16.01.015. Affirmed and signed this 1 u day of _)0,1Qt&()/ 2024. ov\ARc AFFIDAVIT OF POSTING PUBLIC HEARING NOTICE I, Jam ; Q Cr o c 1cs , hereby certify that I have posted a Notice of Public Hearing, as prescribed by Seward City Code 15.01.040 for the property located at Lots 12, 13, 14 & North 1/2 of Lot 15, Block 15, Original Townsite of Seward; physical address 313 & 315 Fourth Ave, the owners of which have petitioned for a Public Hearing for a Conditional Use Permit to construct a 42-room Hotel within a Central Business (CB) Zoning District. The notice was posted on iJo'JQ C ( I , which is t 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 1 / day of 00\0'4 ; 2024. 130 2026 Planning and Zoning Meeting Dates and Deadlines 1 Application Submission Deadline Packet Available December 9 January 1 MEETING DATE January 6th I N/A January 15 January 20th January 6 January 29 1 February 3rd 1 N/A February 12 February 17th February 3 1 February 26 1 I 1 1 March 3rd 1 N/A I March 10 I I N/A March 12 March 17th April 2 1 I April 16 April 7th April 21st I 1 1 April 7 April 30 I I 1 1 I May 5th 1 I I I N/A May 14 May 19th I I May 5 I May 28 1 I June 2nd N/A June 11 June 16th 1 June 9 I 1 1 July 2 1 I 1 I July 7th 1 I I N/A July 16 July 21st I July 7 July 30 1 1 I August 4th 1 1 I N/A I August 4 I N/A August 13 I I August 27 1 September 10 August 18th I September 1st i I September 15th I I 1 I September 8 October 1 October 6th I I I N/A October 15 October 20th 1 October 6 1 1 October 29 1 J November 3rd N/A November 3 November 12 1 I November 26 November 17th 1 i December 1st N/A December 10 December 15th Some dates may change depending on holidays & election dates Meeting dates in orange are regular meetings and meeting dates in white are work sessions 131 Resolution Description Approved by Seward P&Z Needs City Council Approval (Y/N) City Council Resolution Number Approved by City Council Initial Approval by KPB Planning Commission 2024-022 313 & 315 Fourth Avenue, Wisel Replat 10/8/2024 N NA NA 10/13/2025 2025-001 Spring Creek Park Replat 1/7/2025 Y 2025-007 2/10/2025 Sent back for revisions (see P&Z Res 2025-024) 2025-002 Fourth of July Park Replat 1/7/2025 Y 2025-008 1/27/2025 Pending 2025-003 Kawabe Park Replat 1/7/2025 Y 2025-012 1/27/2025 4/14/2025 2025-014 Marathon Addn Replat 3/20/2025 Y 2025-039 4/28/2025 Pending 2025-015 Cliff Addition Replat / vacating First Ave 3/20/2025 Y 2025-040 4/28/2025 7/14/2025 2025-016 606 First Ave Replat 5/6/2025 N NA NA 7/14/2025 2025-017 Land Swap Replat 5/6/2025 Y 2025-101 10/27/2025 Pending 2025-019 303 Second Ave Replat 6/3/2025 N NA NA Pending 2025-024 Spring Creek Replat (Revised) 8/5/2025 Y 2025-099 10/13/2025 Pending 2025-025 Olympia Road Replat 8/5/2005 N NA NA 11/17/2025 2025-026 Seward Hwy Replat 8/5/2005 N NA NA Pending 132