HomeMy WebLinkAboutPZ Res2025-038 CUP 300 Washington StSponsored by: Applicant
Public Hearing: December 2, 2025
Amended & Approved: 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:
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."
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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.
2.
3.
4.
5.
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.
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.
The Business shall provide 0.5 parking spaces per guest room within the building, one
which shall be ADA compliant.
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.
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
PLANNING AND ZONING COMMISSION
RESOLUTION 2025-038
Page 4 of 4
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
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
13'tvw•-x. AteMat&
Brenan Hornseth, Vice Chair
AYES: Verhey, Hubbard, Charbonneau, Sullivan, Hornseth
NOES: Pemberton
ABSENT: None
ABSTAIN: None
VACANT : One
ATTEST:
Kris Peck
City Clerk
(City Seal)
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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."
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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
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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.
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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.
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WASI1INGTON
100 feet
WASHINGICON
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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
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RES 2025-038: CUP to operate a hotel at 300 Washington
Street
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BUICK BUILDING APARTMENTS
300 WASHINGTON STREET
SEWARD, ALASKA
SITE PLAN
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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
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