Loading...
HomeMy WebLinkAbout12022025 Planning & Zoning MinutesCity of Seward, Alaska Planning & Zoning Commission Meeting Minutes December 2, 2025 Volume 8, Page 154 CALL TO ORDER The Tuesday, December 2, 2025, Regular Meeting of the Planning & Zoning Commission was called to order at 7:00 p.m. by Vice Chair Brenan Hornseth. PLEDGE OF ALLEGIANCE Commissioner Sullivan led the Pledge of Allegiance. ROLL CALL There were present: Brenan Hornseth, presiding, and 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 — One PUBLIC COMMENTS ON ANY SUBJECT EXCEPT THOSE ITEMS SCHEDULED FOR PUBLIC HEARING - None APPROVAL OF AGENDA AND CONSENT AGENDA Motion (Sullivan/Hubbard) Approval of Agenda and Consent Agenda Motion Passed Unanimous The clerk read the following approved consent agenda items: Approval of November 4, 2025, Planning & Zoning Commission Meeting Minutes City of Seward, Alaska Planning & Zoning Commission Meeting Minutes December 2, 2025 Volume 8, Page /55 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 & 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 SPECIAL ORDERS, PRESENTATION, AND REPORTS Proclamations and Awards Recognizing Sean Ulman's service on the Planning and Zoning Commission City Administration Report Community Development Director Daniel Meuninck hoped everyone had a good Thanksgiving and shared information about the door decorating contest at City Hall. He announced that Jamie Crocker has released the second Planning and Zoning Commission newsletter, noted there is a vacancy on the commission, and thanked Chair Griswold for her service. He explained that the commission could either select a new Chair in January 2026 or hold a special meeting in December. Other Reports and Announcements — None Presentations - None PUBLIC HEARINGS Resolutions Requiring Public Hearing 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 Motion (Sullivan/Charbonneau) Approve Resolution 2025-035 City Planner Courtney Bringhurst explained regulatory and safety considerations for the proposed drive-thru, queuing space, traffic impacts, and site compatibility. Meuninck noted the public's interest and explained everyone's role in this hearing. He stated the administration job was to stay neutral, help applicants, and provide the commission with the required information. He explained that the conditional use permit [CUP] is only for the drive-thru at a marijuana retail store, so the commission should focus on issues like traffic, safety, lighting, and site design. He reminded the commission that marijuana use and retail stores were already approved by the State of Alaska. City of Seward, Alaska Planning cf Zoning Commission Meeting Minutes December 2, 2025 Volume 8, Page 156 Notice of the public hearing being posted and published as required by lane was noted the public hearing was opened. Randy Wells, applicant, spoke in favor of modernizing the CUP process and provided a laydown on the subject. Maya Moriarty, outside city limits, said she does not support Resolution 2025-035. She explained that the plan describes a low -traffic drive-thru, but a coffee drive-thru typically has much higher traffic. She added some recommendations for adding more conditions, but ultimately wanted the commission to fail the resolution because the location is unsafe for any drive-thru. Nathan Smith, outside city limits, suggested that the commission should not make the decision now, and that the city council should decide first if a drive-thru should be allowed. He stated approving the permit now would grandfather it in and take away the public's voice. This process limits the commission to only looking at the drive-thru itself, not what is being sold. He believes the council and the public should make this decision, not the commission alone. He noted that Anchorage's council had voted against this sort of thing. He again stated that the council should decide first, since there has been no ordinance, council meeting, or public discussion on the topic. Wayne McNearney, outside city limits, reiterated what Maya Moriarty had stated and added that calling it a "minimal use" drive-thru was misleading, especially with the new cruise ship terminal increasing traffic on a busy road. He warned this drive-thru could cause serious accidents and worsen traffic congestion. He also questioned how IDs and ages would be checked and concluded that the drive-thru is very risky and he strongly opposed it. Katie Cornwell, inside city limits, spoke as the Executive Director of Seward Prevention Coalition. She focused on the drive-thru and its risks to community health and safety. She said studies show most drive-thru users are high -risk and make access easier, increase impulse buying, and expose more youth nearby. She emphasized that State of Alaska licensing agencies like AMCO [Alcohol & Marijuana Control Office] only check compliance, not safety. She concluded that the drive-thru would increase access to marijuana and pose serious public health risks. Dalton Jones, inside city limits, stated that was in support of Resolution 2025-035. Andrew Wilder, inside city limits, said the new cruise ship terminal will bring in a lot more traffic, so it's not right to approve the drive-thru yet. Exiting the drive-thru onto Port Avenue is unsafe and will cause traffic problems, especially with the bike path and drivers only looking left. He said the traffic impact from the new terminal should be considered before adding a drive-thru. Renee Elhard, outside city limits, said everyone is talking about marijuana, but spoke to the application and its emphasis on coffee sales. She noted that every drive-thru coffee shop she knows always has several cars lined up, so she doesn't see how this could be considered low volume traffic. Overall, Elhard was opposed to the resolution. City of Seward, Alaska Planning & Zoning Commission Meeting Minutes December 2, 2025 Volume d, Page 157 Caitlin Glascow, unknown location, said many people are talking about marijuana and are opposed to the drive-thru. She noted that people often buy alcohol to drink on the way to the airport and said the same could happen with marijuana. She pointed out that the town has many bars and alcohol -serving establishments compared to only a few marijuana dispensaries. She concluded that there seems to be a disconnect between what people consider acceptable and what they consider risky. Paisley Protsman, outside city limits, said that as a young adult in the community, she supported the Tufted Puffin as they provide a music space that isn't focused on alcohol. She expressed support for their drive-thru, hoping it continues to bring business to Seward, benefits the community, and offer spaces for adults to gather in non -alcohol environments while providing baked goods and coffee. Michael Siah, inside city limits, fully supports this resolution and said the Tufted Puffin provides employment opportunities for people who might not find work elsewhere. Allowing the Tufted Puffin to add another form of revenue should also be considered as a positive for the town. Mica Van Buskirk, inside city limits, stated that although the proposal in the packet claimed the conditions are being met, they don't tell the whole story. She disagreed that the CUP aligned with the Seward Comprehensive Plan. She praised the Seward Prevention Coalition and the information that Katie Cornwell has on modeling behavior. She added that a drive-thru coffee shop will create high traffic, as all drive-thru coffee shops have multiple cars, and warned this could set a precedent for drive-thru alcohol sales. She was opposed to the CUP for the drive-thru. Kyle Sharp, inside city limits, had a question if a minor can be in the car at the drive-thru. Randy Wells, applicant, said that the State of Alaska AMCO already set rules for monitoring, ID checks, age limits, packaging, video recording, and advertising. He explained that all these concerns were handled prior to the CUP process, and no one under 21 can purchase cannabis or be in the vehicle at the drive-thru. Some names are spelled phonetically as exact spelling is unknown. No one else appeared and the public hearing was closed. The Commission discussed their views on pros and cons for having a drive-thru window for this business and evaluated the community feedback, traffic considerations, and regulatory criteria. Charbonneau summarized the scope of exactly what the Commission was to take into consideration for this CUP. Hubbard spoke in opposition to the CUP and distributed her findings as a laydown. Pemberton would like to see more information on the traffic and possibly contact Department of Transportation to seek their opinion of the traffic. City of Seward, Alaska December 2, 2025 Planning & Zoning Commission Meeting Minutes Volume 8, Page 158 Motion Passed 5-1 Yes: Charbonneau, Verhey, Sullivan, Pemberton, Hornseth No: Hubbard 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 Motion (Charbonneau/Sullivan) Approve Resolution 2025-036 Bringhurst explained the property's history as a seafood processing facility and compliance with code provisions including parking within 600 feet. David Brindle, applicant, explained that the facility was built for this purpose and has been family owned and operated in Seward since 1990. He added that he is happy to relocate the processing plant due to the new construction on Lowell Point Road and that this CUP request simply allows the facility to continue operating as it always has. Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. No one else appeared and the public hearing was closed. The Commission discussed how the seafood processing plant met criteria for the CUP. Motion Passed Unanimous 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 Motion (Charbonneau/Hubbard) Approve Resolution 2025-037 Bringhurst explained that this application is for a seasonal employee campground for the seafood processing plant at 3207 Morris Avenue. The campground will include four modified Connex units for housing employees from April 15 to September 30. The facility will provide showers and dining with three meals per day. Fire safety measures include alarms, extinguishers, secure foundations, clear exits, and utility connections before occupancy. Maximum occupancy is 24, and bear -resistant refuse carts and protective structures will be provided, with all units complying with city code for sanitation and waste. David Brindle, applicant, said that similar housing has been approved in the past for five units. He was looking to add only four at this point because they have other offsite housing. He explained that more employees are needed to take full advantage of the facility's increased freezing capacity. He added that required guidelines and regulations have been met, so he was confident in the plan. City of Seward, Alaska Planning & Zoning Commission Meeting Minutes December 2, 2025 Volume 8, Page 159 Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. No one else appeared and the public hearing was closed. The commission discussed how Pacific Seafood met the criteria for the CUP. Motion Passed Unanimous 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 Motion (Charbonneau/Sullivan) Approve Resolution 202.5-038 Bringhurst presented background and zoning context. The property is uniquely shaped, surrounded by offices, retail, and parking. Parking is not required off street. Any remaining long-term rentals would make it a mixed -use building. Approval conditions include meeting fire and safety codes, having a watertight, animal -proof waste container, and using downward -shielded exterior lighting. Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. Jessie Bradshaw, applicant, [telephonic] explained the rationale for mixed -use and support for current tenants. Jodi Toloff, inside city limits, was disappointed that an apartment building would be converted into a hotel when the community desperately needs year-round housing. Jaime McCloud, inside limits, expressed concern about tenant displacement. She noted that a coworker has been given notice to leave in April or May, which could create staffing problems. She acknowledged that the building needs renovation but argued that this doesn't justify removing responsible tenants who pay rent and causes no problems. Kelly Hatfield, outside city limits, said she has been following the parking workshops and pointed out that current hotels are required to provide parking, so this hotel wouldn't meet that requirement. She was on the fence about the proposal but cautioned that allowing a hotel with no parking could set a precedent, leading to more hotels being built or converted without parking. She urged the commission to consider the long-term implications of allowing hotels without parking. John Wisel, outside city limits, noted he had been inside the building and had considered buying it. He praised the current owner for investing in and improving a property that was in decline. He said parking isn't a major issue and that the owner should have flexibility. He suggested letting the market respond and mentioned that downtown Seward is expecting an influx of people. He concluded that anyone investing in older buildings and vacant lots should be supported. City of Seward, Alaska Planning & Zoning ConlniisSion Meeting Minutes December 2, 2025 volume 8, Page 160 Kyle Sharp, inside city limits, said that two technicians and another person have already been displaced from the building. He noted that the building itself is not up to code —lacking ADA compliance, proper rails, bathroom accessibility, and fire suppression beyond basic requirements, and lacks parking. He isn't opposed to investing in the building, but he argued that code compliance and safety improvements should come first, before displacing residents or making other changes. Jessie Bradshaw, applicant, [telephonic] thanked everyone for speaking and said their input had been important. She explained that some tenants had already been assisted with moving out of state, including $5,000 for a smooth transition beyond their security deposits. She noted that the building has 14 units, many occupied by couples, and there had never been issues before. She said the building needs investment and system upgrades, including a $100,000 fire system, and that diversifying the building's use will allow them to fund repairs and improvements to make the building last longer. No one else appeared and the public hearing was closed. The commission discussed parking for this CUP and options for long-term housing. The CUP was amended to add: Condition #6 "The business shall provide .05 parking spaces per quest room within the building, one that will be ADA compliant." Main Motion as Amended Passed 5-1 Yes: Verhey, Hubbard, Charbonneau, Sullivan, Hornseth No: Pemberton 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 Motion (Charbonneau/Sullivan) Approve Resolution 2025-039 Bringhurst explained the conditional use permit for 313 and 315 Fourth Avenue is for building a 20-room hotel. The hotel will have on -site management and 10 parking spaces, including one ADA space. It is located in the central business district, allowing full -lot coverage. The building would be about 30 feet tall, with rooftop structures up to 44 feet that are exempt since no one lives there. Nearby there are a church, coffee shop, bank, hotel, a residence, a parking lot, and the Fire Department. Parking isn't required but it may be set by the commission. Approval conditions include following all local, state, and federal regulations and building and fire codes, providing a watertight, animal -resistant dumpster, and shielding exterior lighting. 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 December 2, 2025 Volume 8, Page 161 John Wisel, applicant, explained that he has met with most of his neighbors to discuss parking, building infill, and the Comprehensive Plan. He also coordinated with the Fire Department and Public Works about snowmelt and heated sidewalks. He reached out to nearby properties, including First National Bank, the church, and local businesses, and offering improvements like repairing sidewalks, and adding fences and picnic tables. He noted that finding available parking lots has been difficult, as offers to lease nearby lots were declined, and pointed out that some lots have environmental or aesthetic constraints. He shared that his business, Spruce Lodge, now has data showing 2,200 reservations over a 100-day summer, with large groups arriving by bus. He emphasized that, as a local company, he can work directly with neighbors and respond to concerns, unlike larger corporations. Wisel was committed to beautifying Seward. Melissa Schutter, outside city limits, explained that she is speaking on behalf of her employer First National Bank. The CUP for this potential hotel was located right next to the bank. She was in support of this CUP and is excited about revitalizing the deteriorating property. However, she did have some concerns during the construction such as: the safety of employees and their vehicles in the shared parking lot, flying debris, and keeping the alleyway clear for customers exiting the bank drive-thru. She also raised concerns about guest parking once the hotel is operational, noting past issues with other hotel guests using the bank's employee parking. She felt confident that Mr. Wisel will address these issues and reiterated her support for the project as a positive addition to Seward. John Wisel, applicant, explained that he is working with First National Bank, to set the hotel building back 3 feet to protect their concrete wall and parking lot. His plan is to start construction in September 2026 and be open in May 2028. He stressed the economic benefits of the hotel for downtown Seward, noting it would support neighboring businesses and generate year-round activity. He also emphasized that paying customers would have designated parking, and that as a local owner, he would be responsive to the community, unlike absentee property owners. He highlighted that the hotel would remain open year-round, positively impacting shoulder seasons and winter, and that he has put considerable effort into planning and coordinating with neighbors. No one else appeared and the public hearing was closed. The CUP was amended to add: Condition #6 "The business shall provide .05 parking spaces per quest room within the building, one that will be ADA compliant." Main Motion as Amended Passed UNFINISHED BUSINESS - None NEW BUSINESS Resolutions - None Unanimous City of Seward, Alaska Planning & Zoning Commission Meeting Minutes December 2, 2025 Volume 8, Page 162 Other New Business Review 2026 Meeting Dates Meuninck noted the meeting dates in city code and there was one conflict with the October meeting being the same day as Election Day. He recommended a P&Z double header on October 20, 2026. Discuss work session topic for December 16, 2025 The work session topics would be: Commissioner Training and 2026 P&Z Priorities. INFORMATIONAL ITEMS AND REPORTS Reminder of upcoming P&Z Meetings Work session on Tuesday, December 16, 2025, at 6:00 pm Regular meeting on Tuesday, January 6, 2026, at 7:00 pm Other Items KPB Planning Commissioner Report FINAL PUBLIC COMMENTS John Wisel, outside city limits, expressed appreciation for discussions on building height, reasonable parking requirements, importance of promoting business and supporting infill of derelict downtown buildings. He noted that historically there was resistance to this. He encouraged continuing the discussion about how to make infill easier and what the community wants for downtown development and thanked everyone for their work. ADMINISTRATION AND COMMISSION COMMENTS AND RESPONSES TO PUBLIC COMMENTS Meuninck reminded the public that upcoming P&Z meetings include a work session and a special meeting to select a new chair to finish out the term. He acknowledged and praised the commission for handling a challenging workload. Charbonneau thanked the administration for preparing the packet, noting it was well constructed and a good read. Sullivan thanked the administration for preparing the packet, and the public for participating. She appreciated the Commissioners' ability to work through despite having different ideas and perspectives. She emphasized that by working together, they can reach resolutions that benefit applicants and help improve the town overall. Pemberton thanked everyone for coming and for all the work the administration does. City of Seward, Alaska Planning & Zoning Commission Meeting Minuses December 2, 2025 Volume 8, Page 163 Hubbard thanked everyone who attended and expressed disappointment in the recent vote approving the drive-thru, which she felt could have been decided differently under ex-parte judicial rules. She urged the council and city manager to continue the work on regulating marijuana establishments in Seward, noting there has yet to be a follow-up work session on the topic. She emphasized the need to represent the community rather than defaulting to State of Alaska AMCO regulations. Hubbard also thanked the staff for guiding the commission through legislative and judicial responsibilities and looked forward to addressing upcoming matters in future meetings. Verhey said it was a great meeting and thanked everyone for attending. She thanked Vice Chair Hornseth for leading the meeting. She reminded the Commission that they should consider what they want the city to look like in future years. She noted the growing number of hotels and whole - house nightly rentals and suggested the commission might consider capping or regulating them. Hornseth said that even though many people couldn't be at the meeting, their voices were still heard. He noted that government works slowly but they were doing their best. ADJOURNMENT The meeting was adjourned at 9:49 p.m. Jodi rtz Dep City Clerk Brenan Hornseth Vice Chair