HomeMy WebLinkAboutPZ Res2025-037 CUP 3207 Morris AveSponsored 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.
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.
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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 convex 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.
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 prtZposed 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 authorizes4dmistration 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
137-0""44%/ ✓ate
Brenan Hornseth, Vice Chair
AYES: Charbonneau, Hubbard, Sullivan, Pemberton, Verhey, Hornseth
NOES: None
ABSENT: None
ABSTAIN: None
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CITY OF SEWARD, ALASKA
RESOLUTION 2025-037
ATTEST:
Kris Peck
City Clerk
(City Seal)
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
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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
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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
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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.
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Recommendation
The proposed use is permittable through the Conditional Use Permit process, which allows the
Commission the opportunity to ensure that the use is consistent with the purpose of the zoning
district and surrounding land uses, is in harmony with the Comprehensive Plan, and will not be
harmful to the public safety, health, or welfare.
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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
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RES 2025-037: CUP to construct and operate an employee
campground at 3207 Morris Avenue
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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
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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
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