HomeMy WebLinkAboutPZ Res2025-039 CUP 313 and 315 Fourth Ave1
Sponsored by: Applicant
Public Hearing: December 2, 2025
Amended & Approved: 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.
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:
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1
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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. The business shall provide 0.5 parking spaces per guest room within the building, one of
which shall be ADA compliant.
5. Per Seward City Code § 15.10.325(f). an approved CUP shall lapse six months from the
date of approval if theuse 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.
6. 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.
PLANNING AND ZONING COMMISSION
RESOLUTION 2025-039
Page 4 of 4
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 Grace Group Properties 1 LLC to construct a hotel at 313 & 315 Fourth
Ave legally known as Lots 12, 13, 14 and the north %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.
AYES:
NOES:
ABSENT:
ABSTAIN:
VACANT :
ATTEST:
THE CITY OF SEWARD, ALASKA
Brenan Hornseth, Vice Chair
Pemberton, Sullivan, Charbonneau, Hubbard, Verhey, Hornseth
None
None
None
One
Kris Peck
City Clerk
(City Seal)
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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
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
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
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130 °
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ADDITIONAL
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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:
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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
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1. DOUBLE QUEENS: 4
2. SINGLE KING: 3
A. H/C: 1
B. NON-H/C: 2
THE CONTRACTOR IS RESPONSIBLE TO
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3rd Floor Plan
THE CONTRACTOR IS RESPONSIBLE TO
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6'-11/2"
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12'-91/4" i 12'-91/4"
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Project Start Date:
11-03-2025
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0
0
Release Date:11-03-2025
Released for:
REDESIGN 20-ROOM
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426:09 PM
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20-Room Hotel
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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
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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
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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
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2
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0
t+7
Release Date:11-03-2025
Released for:
REDESIGN 20-ROOM
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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
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128.
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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