HomeMy WebLinkAbout01062026 Planning & Zoning PacketPlanning & Zoning Commission
Meeting Packet
Regular Meeting
Tuesday, January 6, 2026
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 Clare Sullivan
Vice Chair Brenan Hornseth
Commissioner Nathaniel
Charbonneau
Commissioner Vanessa Verhey
Commissioner Rhonda Hubbard
Commissioner June Pemberton
Commissioner Andrew Wilder
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
January 6, 2026 at 7:00 p.m.
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 December 2, 2025 Planning & Zoning Commission Meeting Minutes 4
2)* Approve December 16, 2025 Planning & Zoning Commission Special Meeting
Minutes 14
7. SPECIAL ORDERS, PRESENTATIONS, AND REPORTS
A. Proclamations and Awards - None
B. City Administration Report
C. Other Reports and Announcements - None
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.)
Planning & Zoning Commission Meeting Agenda January 6, 2026
2
A. Resolutions Requiring Public Hearing - None
9. UNFINISHED BUSINESS
A. Resolutions
1) 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...16
*This Resolution received a public hearing on November 4, 2025 and was postponed to a future meeting
to discuss an amendment to replace it with a substitute Resolution eliminating parking requirements
10. NEW BUSINESS
A. Resolutions
1) Resolution 2026-001 of the Planning and Zoning Commission of the City of Seward,
Alaska, Recommending City Council Approval of the Planning and Zoning Commission
Priorities for January 2026 to January 2027 88
B. Other New Business
1) Discuss work session topic for January 20, 2026.
11. INFORMATIONAL ITEMS AND REPORTS (No action required.)
A. Reminder of upcoming P&Z Meetings
1) Work session on Tuesday, January 20, 2026, at 6:00 pm in Council Chambers at City
Hall.
2) Regular meeting on Tuesday, February 3, 2026, at 7:00 pm in Council Chambers at City
Hall.
B. Other Items
1) KPB Planning Commissioner Report
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 January 6, 2026
3
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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
Jaime 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
4
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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.
5
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
Notice of the public hearing being posted and published as required by law 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.
6
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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
Motion Passed 5-1
Planning & Zoning Commission Meeting Minutes
Volume 8, Page
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.
8
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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 2025-038
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.
9
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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.
10
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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 as Amended Motion Passed
UNFINISHED BUSINESS - None
NEW BUSINESS
Resolutions - None
Unanimous
11
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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.
12
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 2, 2025 Volume 8, Page
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 Kurtz
Deputy City Clerk
(City Seal)
Brenan Hornseth
Vice Chair
13
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 16, 2025 Volume 8, Page
CALL TO ORDER
The Tuesday, December 16, 2025, Special Meeting of the Planning & Zoning Commission was
called to order at 6:00p.m. by Vice Chair Brenan Hornseth.
PLEDGE OF ALLEGIANCE
Commissioner Charbonneau led the Pledge of Allegiance.
ROLL CALL
There were present:
Brenan Hornseth, presiding, and
Nathaniel Charbonneau
Vanessa Verhey
Rhonda Hubbard
Clare Sullivan
June Pemberton
Andrew Wilder
comprising a quorum of the Commission; and
Daniel Meuninck, Community Development Director
Courtney Bringhurst, City Planner
Jaime Crocker Executive Assistant
Jodi Kurtz, Deputy City Clerk
Excused — None
Absent — Hubbard
Vacant — One
PUBLIC COMMENTS ON ANY SUBJECT EXCEPT THOSE ITEMS SCHEDULED FOR
PUBLIC HEARING -None
APPROVAL OF AGENDA
Motion (Charbonneau/Pemberton) Approval of Agenda
Motion Passed Unanimous
14
City of Seward, Alaska Planning & Zoning Commission Meeting Minutes
December 16, 2025 Volume 8, Page
NEW BUSINESS
Other New Business
Nominate and select a Chair for a term set to expire March 2026
Commissioner Verhey nominated Commissioner Sullivan as Chair. There were no other
nominations.
Motion Passed Select Sullivan as Chair
Clerk's Note- Selection of a Vice Chair not needed. Hornseth remains Vice Chair.
INFORMATIONAL ITEMS AND REPORTS
Reminder of upcoming P&Z Meetings - Tuesday, January 6, at 7:00 pm in Council Chambers.
FINAL PUBLIC COMMENTS - None
ADMINISTRATION AND COMMISSION COMMENTS AND RESPONSES TO PUBLIC
COMMENTS
Meuninck congratulated Chair Sullivan and thanked the Vice Chair Hornseth for running the
meeting.
Sullivan stated it was a great meeting.
Hornseth welcomed the new Commissioner Andrew Wilder and noted meetings would never be
this quick.
ADJOURNMENT
The meeting was adjourned at 5:35 p.m.
Jodi Kurtz
Deputy City Clerk
(City Seal)
Brenan Hornseth
Vice Chair
15
Planning and Zoning Agenda Statement
Meeting Date: November 4, 2025
To: Planning and Zoning Commission
Through: Daniel Meuninck, Community Development Director
From: Courtney Bringhurst, Planner
Agenda Item: 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
Background and justification:
The Planning and Zoning Commission has been reviewing Seward's parking minimums in Title 15
of the City Code to determine whether they continue to meet the needs of the community. Under
Seward City Code § 15.01.035, the Commission has the authority to recommend amendments to
Title 15 to the City Council. As part of this effort, the Commission held work sessions on May 20,
June 17, August 19, and September 16, 2025, to review parking requirements, consider public input,
and develop recommendations.
A challenge that has been evident within Seward and its parking code, is that there is no universally
reliable metric for calculating the exact number of parking spaces needed for each land use. Instead,
rigid minimum requirements often create barriers to development when they do not reflect local
needs or site conditions. Parking requirements consume valuable land area, increase construction
costs, and limit design flexibility. These challenges are particularly acute for infill and mixed -use
projects on smaller parcels, where the land needed for required parking stalls can make development
infeasible.
The Commission also discussed how high parking minimums directly affect housing. Requiring
more parking than is needed adds significant cost to projects, which is passed on to renters and
homebuyers through higher rents and purchase prices. Older buildings present another challenge, as
many cannot meet today's standards, making adaptive reuse or redevelopment difficult. Beyond
costs, excess parking promotes auto dependency, increases impervious surface coverage, and creates
stormwater management challenges.
There were mixed opinions within the Commission regarding the appropriate approach to reducing
and/or managing the use of public right-of-ways for private parking, as well as how to prevent or
mitigate negative impacts to surrounding properties and traffic congestion.
Through public engagement, the Commission received feedback specifically about parking needs for
hotels, multi -family housing, apartments in mixed -use buildings, and businesses in the Harbor and
Central Business District. While parking remains important in these contexts, the Commission found
that reducing minimums in targeted areas can create greater flexibility, lower barriers to
development, and encourage more efficient use of land. Doing so would support compact, walkable
neighborhoods, promote infill housing, and help align regulations with broader community
sustainability and growth goals.
16
The effect of the proposed legislation would be to:
• Reduces the minimum parking requirement for multi -family dwellings, hotels/motels,
clinics, and bowling alleys.
• Clarifies parking requirements for auto repair station
• Adds parking requirements for an animal shelter and drive-in facility
• Requires land used in a parking agreement to be located within City limits
• Reduces the required parking for multiple businesses/uses that share a parking lot
• Clarifies the code for when a reduction of parking spaces can be requested
• Clarifies parking requirements for mixed -use development
Comprehensive and Strategic Plan Consistency Information
This legislation is consistent with (citation listed):
Comprehensive Vol 1, Chapter 2.2 — Community Values
Plan: • 2.2.8 — City Government: "Continue to review and update the city
code."
• 2.2.10 — Land Development: "Ensure all adopted codes reflect
community values."
• 2.2.11— Economic Base: "Promote infill development by encouraging
and promoting construction on vacant sites in areas of the city which
are already established."
Vol 1, Chapter 3.2 — Land Use
• 3.2.1.2 — "Expand the opportunity for affordable, diverse, year-round
housing through appropriate land use regulations."
Vol 1, Chapter 3.3 — Housing
• 3.3.1.2 — "Create incentives to provide land for housing development
within the City of Seward."
Strategic Plan: N/A
Other:
N/A
The public hearing posting requirements of Seward City Code §15.01.040(A)(1) were complied
with.
At the time of this publication, the Community Development Department has not received public
inquiries that have been forwarded to the Commission. If any correspondence is received after
publication of this agenda statement, it will be submitted to the Commissioners for their review.
Recommendation
The proposed amendments to Title 15 have been reviewed thoroughly by staff, the Commission, and
the public in various work sessions. If the Commission is in favor of the amendments, § 15.01.035
gives the Commission power to provide a recommendation to City Council to amend Seward City
Code §15.10.215 Parking as outlined in the attached Ordinance 2025-XXX.
17
Sponsored by: Staff
Public Hearing: November 4, 2025
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2025-033
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF
THE CITY OF SEWARD, ALASKA, RECOMMENDING CITY COUNCIL
AMEND SEWARD CITY CODE §15.10.215 PARKING
WHEREAS, according to Seward City Code 15.01.035, the Planning and Zoning
Commission by its own motion may recommend amendments to Title 15 to the City Council; and
WHEREAS, it is in the best interest of the community to periodically review and update
the Seward zoning code to reflect community changes and needs; and
WHEREAS, the Planning and Zoning Commission held work sessions on May 20, 2025,
June 17, 2025, August 19, 2025, and September 16, 2025 to discuss parking minimums in Seward
City Code and recommend changes; and
WHEREAS, there is no reliable metric for calculating needed parking spaces for each type
of land use; and
WHEREAS, parking requirements can be a barrier to development if the minimum
requirement does not reflect the needs and situation of the community; and
WHEREAS, the Commission aims to ensure the appropriate management of private
parking within public right-of-ways and to reduce traffic congestion and negative impacts on
nearby properties; and
WHEREAS, the Commission primarily received public input regarding parking needs for
hotels, residential apartments in a mixed -use building, multi -family dwellings, and businesses
within the harbor and central business zoning district; and
WHEREAS, the proposed code change is consistent with values and goals expressed in
the Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission, that:
Section 1. The Commission recommends Ordinance 2025-XXX attached and incorporated
herein by reference, be forwarded to City Council for approval.
Section 2. This resolution shall take effect immediately upon adoption.
18
CITY OF SEWARD, ALASKA
RESOLUTION 2025-033
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 4th day
of November, 2025.
THE CITY OF SEWARD, ALASKA
Carol Griswold, Chair
AYES:
NOES:
ABSENT:
ABSTAIN:
VACANT:
ATTEST:
Kris Peck
City Clerk
(City Seal)
19
Sponsored: Sorensen
Introduction: Month XX, 2025
Public Hearing: Month XX, 2025
Enactment: Month XX, 2025
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SEWARD,
ALASKA, AMENDING SEWARD CITY CODE §15.10.215 PARKING
WHEREAS, according to Seward City Code 15.01.035, the Planning and Zoning
Commission by its own motion may recommend amendments to Title 15 to the City Council;
and
WHEREAS, it is in the best interest of the community to periodically review and update
the Seward zoning code to reflect community changes and needs; and
WHEREAS, the Planning and Zoning Commission held work sessions on May 20, 2025,
June 17, 2025, August 19, 2025, and September 16, 2025 to discuss parking minimums in
Seward City Code and recommend changes; and
WHEREAS, there is no universally reliable metric for calculating the number of parking
spaces needed for each type of land use, as needs vary by site, season, and user behavior; and
WHEREAS, rigid parking requirements can act as a barrier to development by
consuming valuable land area, increasing construction costs, and limiting design flexibility,
especially on small or infill parcels; and
WHEREAS, high parking minimums raise the cost of housing by requiring developers to
build parking spaces that may not be needed, thus increasing rents and purchase prices; and
WHEREAS, parking requirements can discourage adaptive reuse of older buildings, as
many sites cannot meet modern minimums, preventing their conversion to housing or mixed -use
purposes; and
WHEREAS, excess parking encourages auto dependency, increases impervious surfaces,
and creates stormwater management challenges, which run counter to community sustainability
goals; and
WHEREAS, reducing or eliminating minimum parking requirements, particularly in
walkable, mixed -use, and infill areas, can lower barriers to housing development, support
compact growth, and make more efficient use of limited land resources; and
WHEREAS, the Commission aims to ensure the appropriate management of private
parking within public right-of-ways and to reduce traffic congestion and negative impacts on
nearby properties; and
20
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
WHEREAS, the Commission primarily received public input regarding parking needs
for hotels, residential apartments in mixed -use buildings, multi -family dwellings, and businesses
within the Harbor and Central Business zoning districts; and
WHEREAS, the Planning and Zoning Commission approved Resolution 2025-033 on
November 4, 2025, recommending the City Council approve the proposed parking amendments;
and
WHEREAS, the proposed code change is consistent with values and goals expressed in
the Comprehensive Plan.
NOW, THEREFORE, THE CITY OF SEWARD ORDAINS that:
Section 1. Seward City Code Title 15.10.215 Parking is hereby amended to read as follows
(new language is in bolded italics and underlined, and deleted language is stricken):
15.10.215 Parking.
A. In the RR, R1, R2, R3, UR, OR, AC, I, RM, INS, and P zoning districts Except in the CB
and the HC districts, there shall be provided permanently maintained off-street parking for
each principal building or use business. There are no parking requirements in the HC and
CB zoning districts unless required in a conditional use permit. It shall be the
responsibility of the business property owner to provide and maintain said off-street parking
in accordance with this chapter continuously during the life of the building or use business.
B. For each principal building or use within a principal building, there shall be no less than the
number of off-street vehicle parking spaces specified under this section:
Land Use
Minimum Number of Parking Spaces
DwellingsjHousing, and Lodginges
Single-family and 2-family dwellings and
parish houses
2 parking spaces per dwelling unit
Multiple -family dwellings, condominium,
2-1 dwelling
parking spaces per unit pins44
for larger than 2 bedrooms
townhouse, and mixed -use residential
space every unit
than 1,000 feet in
al artments other places containing
or greater square size
multiple dwelling units
Hotels and motels, hostel
1- % space per guest unit
Lodging, Bed Breakfast,
1 space per guest-reem rental unit plus
and short-term
rental, rooming and boardinghouses
spaces for the principal dwelling unit
Dwelling, Aaccessory dwelling
1 dwelling
unit, guest
off street parking space per unit
house, watchman or caretaker dwelling
Dwelling,
1 space per dwelling unit
studio apartment
Institutions and Public Uses
21
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
Animal Shelter
1 space per 500 square feet ofjiross floor
area plus 1 space for each employee on
duty
Churches, auditoriums, sports arenas,
funeral chapels, theaters and other places of
public assembly
l space for each 4 seats maximum capacity
Multi -family dwelling, institutional
1 space per unit
Hospitals, group care homes, long term care
facilities and other healthcare facilities
1 space per 2 beds at maximum capacity
plus 1 space for each employee on duty
Dormitories/Bunkhouses
1 space per 4 residents at maximum
capacity
Public libraries, museums and art galleries;
post offices; community/senior centers
1 space per 1,000 square feet of gross floor
area
Primary and secondary public and private
schools
1 parking space for every 4 seats in the
main auditorium or assembly room, or 3
parking spaces for every classroom plus 1
parking space for each staff member or
employee, whichever is greater
Post -secondary, vocational and music
schools; dance studios and colleges
1/2 parking space for each instructor and
space for each student, based upon
maximum student capacity at one time
Day Child kindergartens
1/2 space for each staff member and
employee on duty plus 1 space for each
care, nurseries and
1,000 square feet of gross floor area
Clinics and Offices
Office buildings (public and private),
professional center, financial institutions
and other similar uses
1 parking space for each 500 square feet of
gross office floor area, but not less than 2
spaces
Office (Clinic, Veterinary,
Two 1 treatment
medical or
spaces per room and plus
dental-
for duty doctor,
one each employee on
dentist, hygienist
or other professional
practitioner on site.
Entertainment and Services
Skating rink, youth hall, fraternal and civic
club, assembly hall and other similar uses
without fixed seats
1 parking space for each 100 square feet of
gross floor area
Eating and drinking establishment
1 space 200 square feet of
parking per
floor for 4
gross arca, or one each seats,
is
whichever greater
Bowling alley
1 '1 for 1 for
parking spaces each alley plus
each employee on duty
Commercial
Food store, shopping center and mall
1 parking space for each 300 square feet of
gross floor area but not less than 6 spaces
22
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
Barber, beauty and other personal services
shop
1 parking space per 100 square feet of
gross floor area
Retail store or service business
1 parking space for each 300 square feet of
gross floor area
Service or repair shop; retail store handling
exclusively bulky merchandise such as
machinery, furniture, wholesale stores,
appliances, carpet, showrooms, etc.
1 parking space for each 400 square feet of
gross floor area
Motor
1 for 400 feet
vehicle sales and service
establishment
parking space each square of
floor 4 for
gross sales area plus spaces each
auto service stall
Laundry and dry cleaning establishment
1 parking space for each 500 square feet of
gross floor area, or 1 parking space for
each 4 coin -operated washing machines,
dryers or dry cleaning machines, whichever
is greater
Auto repair station
2 spaces for each service bay plus 1 space
for each employee on duty
Gasoline Auto service station
1 parking space for each 2 gas pumps ply
and/or 2 spaces for each grease rack, wash
rack and stall for servicing vehicles
Drive-in facility
4 queue spaces plus 1 space for each
employee on duty
Industrial
Industrial, processing, manufacturing and
assembling
1 parking space for each 500 square feet of
gross floor area except that office space
shall provide parking space as required for
offices
Warehousing, storage and wholesale
business, and building material yards
1 parking space for each 1500 square feet
of gross floor area, but not less than 3
spaces
Marine Related Uses
Harbor or marina
1 parking space for every 2 established
boat stalls or equivalent berths based on an
average boat length of 40 feet and, if a
launch ramp is included, a minimum of
20% of the spaces will be long enough to
accommodate vehicles with boat trailers
Day cruise, charter boat operators licensed
for 20 or more people
1 parking space per 4 people maximum
capacity
C. Unlisted uses. The requirements for off-street parking facilities for uses not specifically
mentioned in this section shall be the same as the above -mentioned use which, in the
opinion of the administrative official, is most similar to the use not specifically mentioned.
23
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
D. Minimum dimensions of off-street spaces and aisles. The minimum dimensions of spaces
and aisles shall be as follows:
1. Parking spaces shall be at least 9 feet wide and 18 feet long.
2. The minimum width of traffic aisles providing access to parking lot spaces shall be:
Angle of Parking
(degrees)
One -Way
(feet)
Two -Way
(feet)
Parallel
12
20
30
14
21
45
16
22
60
18
23
90
20
24
E. Location. Subject to (1) and (2) of this subsection, all required parking shall be located on
the lot occupied by the principal use served, or on a lot abutting the lot occupied by the
principal use.
1. Required parking may be provided on a lot that is not occupied or abutting the
principal use, provided that (i) there is a pedestrian route not longer than 600 feet to the
lot occupied by the principal use, or (ii) access is provided by a scheduled shuttle
service or a valet parking attendant.
2. Required parking may be located on a lot not occupied by the principal use served only
if (i) parking is a permitted or conditional use in the zoning district for the lot, and (ii)
the lot is made subject to a recorded agreement among its owner, the owner of the lot
occupied by the principal use and the City that the required parking will be maintained
for the benefit of the principal use served for the life of that use, and (iii.) parkin] is
located in city limits.
F. Site plan. A site plan showing all parking areas shall accompany all applications for
building permits. Said plan shall show dimensions of spaces, curb cuts and other
information necessary to determine compliance with the provisions of this section. The
administrative official shall approve or reject the site plan on the basis of compliance with
the requirements of this section. No building permit shall be issued until the parking site
plan is approved.
G. Street access. All off-street vehicle parking facilities shall be designed with appropriate
means of access to street, alley or other right-of-way, and will have adequate maneuvering
area. No driveway or curb cuts in any district shall be less than 12 feet or more than 35 feet
in width. Detailed plans for all curb cuts shall be submitted to the administrative official for
approval before a building permit is issued.
H. Parking lots. Every lot or parcel of land used as a public or private parking area shall be
developed as follows, subject to the approval of the plans by the administrative official:
1. Lighting of all parking areas shall be arranged to reflect away from adjacent residential
areas and all public streets and highways;
24
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
2. All parking spaces and lots shall be durably surfaced, free of mud and standing water,
and be dust free;
3. Where such area adjoins the side of a lot in any residential district, it shall be separated
from such lot by a fence or hedge not less than 4 feet or more than 6 feet in height.
Such fence or hedge shall be maintained in good condition and shall not extend beyond
front yard lines required in such residential district;
4. All parking (except that serving single-family and duplex residences) shall be so
arranged that ingress and egress are possible without backing over a sidewalk,
sidewalk area, or onto a street of collector or larger designation; and
5. Turning and maneuvering space (except that which services single-family and duplex
residences) shall be located entirely on private property, provided that the usable
portion of an alley may be credited as aisle space subject to safety approval by the City
staff engineer.
I. Dual use of lots. Two or more buildings or uses may collectively provide the required off-
street parking, in which case the required number of parking spaces shall not be less than
75% of the sum of the requirements for the several individual uses computed separately. In
the instance of dual function of off-street parking where operating hours of uses do not
overlap, administration may the „laNNiNg aNd , b Nditiona'
permit, reduce the required parking to the kreatest amount of parkin' required by one of
the principal uses. any amount that meets the requirements of each use.
J. Computation of numbers of spaces. In figuring the total parking requirements for a use, any
fraction of or more shall require one more space.
K. Reduction of spaces. No existing parking area and no parking arca provided for the purpose
of complying with the provisions of this scction shall, after adoption of the ordinance
codified in this chapter, be relinquished or reduced in any manner below the requirements of
this section. An applicant may apply to reduce or relinquish parking requirements only
under the followink conditions (i) if the previously approved requirements are kreater
than what is currently required, or (ii) if the current land use was changed to a lower
parkins requirement.
L. Uses of parking areas. Required parking areas and spaces shall not be used for sales display,
storage, repair work or any other purposes other than parking. All vehicles in custody of an
operator of a business for service, repair, storage, sale, or other purpose shall be stored on
the premises or on a separate vehicle parking lot and shall not be parked on a public right-
of-way.
M. Location on property. Parking spaces shall be permitted in any required yard area provided
that within the residential districts no parking space shall be permitted within five feet of
any side property line.
N. Intersection with public street. At the intersection of any private drive or entrance or exit for
a common parking area with a public street, no fence, wall, hedge, or other planting or
structure forming a material impediment to visibility between a height of 21/2 feet and eight
25
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
feet shall be erected, planted, placed or maintained, and no vehicle so impeding visibility
shall be parked within triangular area defined by lines connecting points as follows:
Beginning at the point where the midline of the private drive or entrance or exit for a
common parking area intersects the public right-of-way to a point 35 feet along the
right-of-way line in the direction of the nearer lane of approaching traffic, thence to a
point 25 feet toward the interior of the property along the previously described midline,
and thence to point of beginning
O. Accessible parking requirements. All parking shall comply with the Americans with
Disabilities Act.
P. Mixed -use development . Where more than one tenant or use is included
within any one building or on any one lot, the parking requirements shall be the sum total of
the parking requirements for all of the various tenants or uses provided, however, that:
1. The aggregation of tenants or uses shall meet all the requirements within the definition
of "shopping center" in order to become entitled to utilize the parking ratio specified in
section 15.10.215(B).
2. Where a hotel or motel has other principal uses such as restaurants, bar and meeting
rooms located on its premises, the principal use requiring the greatest amount of
parking shall provide 100 percent of the required parking spaces and the other uses
shall provide, in addition, at least 70 percent of the parking spaces which would be
required if these were stand alone uses.
3. Where a convenience store includes a self-service gas station, the required parking
shall be determined by the parking ratio specified in section 15.10.215(b). No
additional parking spaces will be required for gasoline service station.
Section 2. This ordinance shall take effect ten (10) days upon adoption.
ENACTED BY THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA the
XX day of Month, 2025.
THE CITY OF SEWARD, ALASKA
Sue McClure, Mayor
AYES:
NOES:
AB SENT:
ABSTAIN:
VACANT:
ATTEST:
26
CITY OF SEWARD, ALASKA
ORDINANCE 2025-XXX
Kris Peck
City Clerk
(City Seal)
27
Eliminating Parking Minimum
Requirements in Seward
A Proposal
Brenan Hornseth
Seward Alaska Planning & Zoning Commission
October 31, 2025
28
Table of Contents
Eliminating Parking Minimum Requirements 2
What are the effects of Parking Minimum Requirements? 3
Parking Minimums Conceal the True Cost of Parking 4
Parking Minimums Cause Too Much Parking to Be Built 5
Parking Minimums Cause Higher Costs for Development, Including Housing 6
Example: A Small Mixed Use Building on An Auto Commercial (AC) Lot Downtown 6
Parking Minimums Cause Land Use Distortion 6
Parking Minimums Would Not Allow Much of Seward to Exist in its Current State if Rebuilt Today7
Second Avenue Properties Sample That Do Not Meet Parking Minimums 8
Fourth Avenue Properties Sample That Do Not Meet Parking Minimums 8
Fifth Avenue Properties Sample That Do Not Meet Parking Minimums 8
Sixth Avenue Properties Sample That Do Not Meet Parking Minimums 9
Parking Minimums Discourage Walkability and Encourage Sprawl 10
Parking Minimums Are Bad for the Environment 11
Parking Minimums are an Equity Issue 12
Parking Minimums Are Overkill in Seasonal Towns 14
Parking Minimums Favor One Development Over Another 14
Parking Minimums Cause Permanently Unused Empty Spaces 16
Parking Minimums Undermine Missing Middle Housing 17
Concerns And Solutions when Eliminating Parking Minimums 20
Were Seward's Parking Minimums Carefully Designed? 20
Can't Parking Minimums Be Updated to Reflect Seward's Needs? 20
Does Removing Parking Minimums Mean Removing All Parking? 20
What Happens if There's Not Enough Parking? 20
What If I Don't Want to Pay For Parking? 21
What is Going on With The Harbor Paid Parking 21
Should Seward Build a Parking Garage? 21
Can Seward Charge for Parking on Third Avenue? 21
What About Parking Spillover? 21
What About Congestion? 22
What about Overnight Parking in Some Areas? 22
What about Loading Zones? 22
What about American Disabilities Act (ADA) Parking? 22
Has This Worked Anywhere Else? 22
Can this really work in Seward? 22
I Like Parking Minimums Because They Hold Back "Insert Undesirable Development Here" 23
What Could Paid Public Parking Look Like? 23
What Can Parking Benefit Districts Do? 23
Conclusion 23
Sources Cited 24
Eliminating Parking Minimum Requirements
Any development today in Seward must abide land use regulations. One part of those planning and land use
regulations is parking minimums requirements (hereafter referred to as just "parking minimums" for brevity).
For example, to build a single family home, two off-street parking spaces on the property must be provided.
Or to build an office building, one off-street parking space is required per 500 square feet of floor area of the
Page 2
29
building. These parking spaces are to be included on the private land being developed. Parking spaces in the
public right of way does not count toward these parking minimums.
The problem is that land use codes that specify parking minimum requirements do not improve public health
or safety, and do not effectively promote orderly development. This proposal asserts that developers, land
owners, or builders should decide how many spaces to provide for each development, rather than being forced
to provide a minimum number. Seward's parking minimums do more harm than good and the best thing
to do is repeal them completely as many other cities have done.
What are the effects of Parking Minimum
Requirements?
Parking minimums were designed to ensure enough parking is built for personal motor vehicles. Though at
first glance they may appear to be harmless, they have many side effects including:
• concealing the true cost of parking
• causing too much parking to be built
• causing higher development costs including housing
• causing land use distortion
• preventing classic housing and development
• discouraging walkability and encouraging sprawl
• contributing to pollution and environmental impacts
• causing equity issues
• being overkill for seasonal towns
• favoring specific types of development
• causing permanently unused lots
• undermining missing middle housing.
Let's examine each of these effects in more detail.
Page 3
30
Parking Minimums Conceal the True Cost of Parking
$3, 000
$4,000
Gri
t $3,000
a
O $2,000
0
$1,000
N
• so
❑ Operating Costs
IAConstruction Costs
■ Land Costs
meAi
00, es0 4efref et a cb ��f st�t,6145 S44, ,S45%'9/14,,,:t49/), 0 -4,7, su frucyeirisi �{ ° c cy �'`�aree
PO
Figure 1: The cost of a single parking space ranges from $600 to $5,000 per year
How much is a parking space worth? Depending on the location and materials of the parking space surface,
the range is from around $600 per year to $5,000 per year. A 2025 study by the Victoria Transport Policy
Institute on parking in North America found that "For every dollar a motorist spends on their vehicle
somebody typically spends about a dollar for its parking facilities. Most of these costs are born indirectly
as higher taxes, rents and retail prices, plus environmental damages. These external costs are
economically inefficient and unfair since they increase total parking costs and traffic problems, and force
households that drive less than average to subsidize higher -mileage motorists..."'
Because parking spaces are required to be bundled with every building constructed in Seward it is hard to get
an itemized breakdown of the cost of parking alone, however the annual cost of each space can be estimated (
Figure 1).1 Though it hidden, the price is still there, driving up the cost of living of everyone in Seward,
including those who do not drive a vehicle.
Page 4
31
Parking Minimums Cause Too Much Parking to Be Built
Seward's Planning and Zoning Commission held several work sessions in 2025 about parking. At the May
20th 2025 meeting the public provided feedback on how different and unique actual parking requirements can
be for every property, even for the same type of land use2. A recurring theme was that the parking
minimums are very often too high and cause more parking to be built than is necessary.
E
O
Benson
il
Denny
Memo ria! Park
Ben
Merrnai
Seward Small
tartrate Boat Harbor
Eli_4 0
trI
TouriL
atta
o
Seward Sat eL Harbor Side
CamPgraunf
Van Buren t
clE
Fuel Float
rd Crans, ....
LISC GC Mustang
Figure 2: Seward's Harbor. Parking areas shown in red
Page 5
32
Parking Minimums Cause Higher Costs for Development,
Including Housing
Seward's codes outlines the minimum number of parking spaces necessary for any type of development that
is going to take place. The following illustrates how parking minimums drive up housing prices by
restricting what can be built.
Example: A Small Mixed Use Building on An Auto Commercial (AC) Lot
Downtown Street side of property
Imagine a developer wants to build downtown on a standard lot size
of 30'x100' (Figure 3). If zoned Auto Commercial, it can have 50%
lot coverage. Someone who wants to maximize their space may
want to build a 1,500 square feet structure footprint (the gray
rectangle in Figure 3), leaving 1,500 square feet of open space. A
desirable mixed -use design might be a retail store on the bottom
floor, an office on the middle floor and three -bedroom unit on the
top floor, as they are the most needed type of housing in Seward'.
The parking requirements for this development from bottom to top
floor are five spaces, three spaces, and two spaces for a total of ten
spaces.
Code defines a parking space as 9'x18' (172 square feet), but with
ten spaces required, that's a total of 1720 square feet, more than
the remainder of the open space on this lot.
As parking is not allowed within 5' from a side property line, the
usable space for parking is only 10'x20' on one side of the building
and 15'x20' on the other, meaning it's impossible to fit more than
two parking spaces with this design. Parking requirements stop
this type of development completely.
It can be made legal by reducing the size of the building or by
adding another lot (or two) to the development — just for parking,
but this drives up the cost per square foot as parking is not
productive space and land is a fixed cost.
Parking Minimums Cause Land Use
Distortion
Q1
Jl
0
9'xl B'
parking space
Buildable area
5 _ 20' 5'
Alley side of property
Figure 3: Parking on a
30'x100' lot
Parking lots, when designed to the requirements of Seward's parking code, can take up more land than
the buildings they serve. This requirement shapes cities. Think about driving to and parking at strip malls,
such as those in Wasilla or Big -Box Stores like Walmart in Anchorage. Although those are extreme examples
that do not exist in Seward, the design of those places are the end result of parking minimums and off-street
parking - huge swaths of land purely dedicated to parking with a relatively small building. Seward does not
have enough land to support that kind of development, but it does have the same kind of parking
requirements.4
Page 6
33
500
4.0
400 -
u.
2 300
a'
200
100 -
0
• Landscaping
Driveway
• Access Lane
• Parking
On -Street
Compact, Urban, Full-size, Urban,
Off-street Off-street
Figure 4: Off-street parking takes up even more space than on -street parking1,11,20
Full-size, suburban,
off-street
Parking Minimums Would Not Allow Much of Seward to Exist
in its Current State if Rebuilt Today
Imagine a large tsunami (just a thought exercise, hopefully) wiped out all of Seward and it had to be rebuilt
today, what could be built with our modern codes? Some structures could not be built because they do not
meet modern fire and safety codes, but many things could not be rebuilt or used as they currently stand
because of the parking minimum requirements.
The following is by no means an exhaustive list, but was simply created by walking a few blocks of several
streets in downtown Seward outside of the Central Business District, which does not have parking minimum
requirements, and taking notes. This was followed by a little research on the borough's parcel viewer.
This list includes a diverse set of properties that are non -conforming with Seward's parking code. Some
properties do not provide any space for off-street parking, some properties only use the parking available in
the right of way, and others have have off-street parking that is used. However, all do not have the required
number of off-street spaces required by current code.
Page 7
34
Second Avenue Properties Sample That Do Not Meet Parking Minimums
Address
No space for
off-street
parking.
All parking done in
right of way.
Notes
203 Second Ave.
X
X
209 Second Ave.
X
X
215 Second Ave.
X
X
224 Second Ave.
230 Second Ave.
X
X
230 1/2 Second Ave.
X
235 Second Ave. and 239
Second Ave.
St. Peter's Episcopal Church & Parish
House - estimate at least 17 spaces
required by current code
308 Second Ave.
311 Second Ave.
321 Second Ave.
X
X
323 Second Ave.
X
X
336 Second Ave.
X
X
402 Second Ave.
X
X
Fourth Avenue Properties Sample That Do Not Meet Parking Minimums
Address
No space
provided for
off-street
parking.
All parking done in
right of way.
Notes
438 and 440 4th avenue
AVTEC housing, but zoned Office
Commercial instead of Institutional
meaning increased parking
minimums 13 units between the two
addresses requires 26 spaces.
502, 504, 506, 508, 510, 512,
514, and 516 4th avenue -
Townhouses
A nice set of townhouses
524 4th Ave
800 4th Ave
Woody's Thai Kitchen
Fifth Avenue Properties Sample That Do Not Meet Parking Minimums
Address
No space
provided for
off-street
parking.
All parking clone in
right of way.
Notes
400 Fifth Ave.
The American Legion - Estimate
parking requirements for this size of
a clubhouse at 34 spaces. The size of
the lot is close to meet that
requirement, but does not appear to
meet parking minimums
414 Fifth Ave.
13-unit apartment complex on 15,000
Page 8
35
Address
No space
provided for
off-street
parking.
All parking done in
right of way.
Notes
sq ft lot.
Sixth Avenue Properties Sample That Do Not Meet Parking Minimums
Address
No space
provided for
off-street
parking.
All parking done in
right of way.
Notes
600 Adams St.
X
X
604 Adams St.
X
X
304 Sixth Ave.
X
X
308 Sixth Ave.
X
X
335 Sixth Ave.
X
X
509 Jefferson St.
X
402 Sixth Ave.
X
X
408 Sixth Ave.
X
488 Madison St.
X
517 Sixth Ave.
X
X
520 Sixth Ave .
X
X
521 Sixth Ave.
X
X
525 Sixth Ave.
X
X
526 Sixth Ave.
X
X
528 Sixth Ave.
X
X
529 Sixth Ave.
X
X
535 Sixth Ave.
X
X
509 Monroe St.
603 Sixth Ave.
Quadplex on 6000 sq ft. lot. No
offstreet parking available off of
Sixth Ave., only room for 5 legal off-
street spots instead of the 8 (or more)
reqired
605 Sixth Ave.
Quadplex on 6000 sq ft. lot. No
offstreet parking available off of
Sixth Ave., only room for 5 legal off-
street spots instead of the 8 (or more)
reqired
In summary, from just a short walk through town the author was able to find over 40 properties that
would not meet parking code requirements if required to submit and have the city approve their
current parking plan as it is being used today. This sample includes many successfully operating
properties, despite not meeting parking minimum codes.
Page 9
36
Parking Minimums Discourage Walkability and Encourage
Sprawl
Parking Minimums cause development to cost more and use more land for parking. Developments that would
otherwise fit on a smaller lot without parking minimums end up requiring larger lots. Repeating this pattern
over and over causes locations of homes, businesses, services, parks, etc. to be farther apart, which in
turn encourages more driving while not investing in things like sidewalks and pedestrian -friendly
features.'
Walkability is considered one of Seward's strengths, and our youth, especially, value this (see Figure 5 and
Figure 6)6 since they cannot drive.We should be investing in what our youth need. Walkability benefits
everyone but parking minimums undermine wlkability.
What we love about Seward
Natural beauty
I like the small-town feel
Having access to hiking trails
Local businesses
The ocean
The outdoor activities
‘64%\Great community meeting
areas
How close everything is
Walkable downtown
My friends
Community events
Figure 5: Seward's high school students appreciate a "walkable downtown"
J
Page 10
37
What we love about Seward
Natural beauty Access to trails and beaches
Everything is in walking distance Safe and inclusive community
------- ----
Good places to hang out Four -wheeling and dirt biking
(pavilion, SeaLife Center, teen
and youth rec room, Avtec gym) Sports
Small-town feel
Restaurants
Good friends Fishing
vJarcl
Figure 6: Seward's middle school students appreciate having "everything in walking distance"
Parking Minimums Are Bad for the Environment
Parking minimums are harmful to the environment by requiring personal vehicle use. Beyond climatic effects,
of which personal vehicles are a major contributor', vehicle use causes local pollution — air pollution from
internal combustion engines, but more importantly tire dust, and brake dust. Water pollution is also a major
effect with runoff of heavy metals, oils, antifreeze, and other fluids, as well as microplastic particulates from
tires.'
Tire pollution may only grow worse with the adoption of electric vehicles, which are heavier than their
petroleum -powered counterparts. Tires shed microplastics at an increased rate as weight increases. Runoff
from tires and road markings contributes to an estimated 35% of microplastics in the ocean.' Studies have
show that compound 6PPD-quinone, found in runoff from tire treads, is deadly for salmon and has been tied
to regular acute mortality events in Washington State.' Its effects on humans are still being researched.
Page 11
38
Parking lots themselves are also a contributor of runoff, they turn space which could either be used for more
productive uses — buildings, parks, etc. — that would otherwise be runoff barriers into open, non -vegetated
spaces.
Parking Minimums are an Equity Issue
Parking minimums only exist to ensure that drivers will have a place to park personal vehicles; however,
driving is actually a privilege and not a right. Drivers must meet minimum age requirements and undergo
training and testing before being permitted to operate a vehicle. A large percentage, around 36% according to
national trends (Figure 710), of Seward's population does not drive. This population includes the elderly, those
with adaptive needs, those who can't afford a car or lack access to car, as well children and teenagers not old
enough to drive.10 Requiring parking minimums for this population is not equitable. It is not fair to those
without a vehicle to require parking they will not use.
Table 1: POPULATIONS DEPENDENT ON NON -AUTO MODES
Total nondrivers: 103,998,856
Percent of population: 36%
Description
Percent of
population
Assumption
Total people
dependent on non -
auto modes
Total population over 10 Reference number from U.S, 289,483,529
Census
People of driving age Base estimate from Census.
who are in households May include people who are
where there are 2 or 9% not drivers but meet the
more drivers than aduftto-vehicle ratio
vehicles parameters.
People with disabilities
(18+)who either don't
drive or don't have car
access
12.6%
Estimate using CDC's Places
and the Federal Highway
Administration's National
Household Travel Survey
People who are 75+ in a
car household with Estimate using data from the
constraints on their 2% National Household Travel
driving but without a Survey
"travel -limiting" disability
Young people (ages
10-15)
People who are 16+ in a
household without a car
Census -based estimate.
Includes people under legal
7,5 % driving age but with
independenttravel needs
and abilities
26,092,093
34,633,696
5,835,991
21,673,860
Census -based estimate of
5,4% adults living in households 15,763,217
with no vehicles
NRDC
Figure 7: National Resources Defense Council (NRDC) study of Americans without cars
Beyond those who really can't drive, there is another large percentage of the population, who given a choice
would not choose to drive for every trip (Figure 86); however, the built environment, of which parking
minimums are one of the leading causes of car dependency, often does not allow for any alternative.
Page 12
39
Land Use Survey Results
If there were safe sidewalks/trails, ! would use other forms of transportation other than a vehicle
Weather (cold and rain)
Live outside of town
Not enough time
Enjoy driving
Roads and sidewalks not
maintained (gravel in spring,
potholes and cracks, snow)
Transporting items (groceries)
Why people would NOT use
other forms of
transportation even if there
were safe sidewalks / trails
■ Agree • Neutral • Disagree
Figure 8: Most of Seward's residents would use other forms of transport, given a choice
Page 13
40
Parking Minimums Are Overkill in Seasonal Towns
Seward's population has large swings between the summer and winter months. In the shoulder -season and
winter months, when many of the businesses close and a fraction of the summertime population remains,
parking is rarely a challenge anywhere in Seward. The year-round population is left with vast swaths of
parking that is overbuilt for 7-8 months out of the year.
Figure 9: The Harbor Parking Lots spend more time empty than full
Parking Minimums Favor One Development Over Another
The numbers behind parking minimums have no basis in academically rigorous studies, but instead usually
reflect the copying and pasting of another city's code with minor tweaks depending on the whims of various
city councils and commissions over decades.' What is left is a mishmash of regulations that favor certain
styles of buildings over others, most often unintentionally. For decades Seward's parking code has favored
the building of hotels instead of apartment buildings.
Seward's code for apartment buildings requires "2 parking spaces per dwelling unit plus 1/2 space for every
unit larger than 2-bedrooms or greater than 1,000 square feet in size"
Meanwhile, the code for "Hotels and motels" only requires "1 space per guest unit."
A developer is going to have a much easier time meeting the parking minimums required for a hotel vs an
apartment building yet Seward's residents are twice as likely to oppose building a hotel as they are a
apartment building (Figure 10).6 Seward's code is full of this kind of parking -code -based favoritism in
ways that do not align with what Seward's residents actually want or need.
Page 14
41
What type of development do you oppose in Seward regardless of location?
Other
Short-term rentals
Tall buildings
Tourism focused development
Marijuana establishments
Hotels
Chain Restaurants/stores
Cruise ship industry expansion
Low income housing
Development that harms the environment
Apartment complexes
Alcohol Businesses
0 5 10 15 20 25 30 35 40
count
Figure 10: Seward's residents are more than twice as likely to oppose building a hotel than a
apartment complex
Page 15
42
Parking Minimums Cause Permanently Unused Empty Spaces
Three hotels in Seward have large swaths of offsite parking, of 20+ spaces each. These offsite parking lots,
according to their hotelier owners, are almost never used by their guests. The Hotel Edgewater (202 5' Ave.)
was actually built without a single parking space on site, but keeps 76 spaces at a remote lot (Figure 11)."
Yet, their remote lot is almost always empty, barely used even on July 3', the busiest night in Seward (Figure
12). Seward's parking code has locked up otherwise useful land that can not be used for anything but
parking, but even that is failing to be adequately used. The cost of this perpetually empty lot is passed on
to the guests of the hotels through higher prices, but also, to residents of Seward through the decreased tax
revenue of a useless parking lot.
Hotel Parking
Hotel / Motel
Zoning
District
CUP
Number of
Rooms
Required
Parking
Number of
Parking Spaces
Parking Agreement
Breeze Inn
HC
Yes
(to expand)
-100
1/room
101 (on site)
No
Harbor 360
HC
Yes
98
0.65/room
98
(66 on site)
Yes
(AKRR land)
Hotel
Edgewater
CB
Yes
76
1/room
None on site
Yes (21,000 sf of land
located on Fifth Ave)
Gateway
AC
No
74
1/room
74
(51 on site)
Yes
(AKRR land)
Hotel Seward
CB
Yes
(to expand)
62
0.78/room
(for expansion)
28 (on site)
No
Harborview Inn
AC
No
39
1/room
28 on site)
No
Murphy's
Alaska Inn
CB
Yes
(to expand)
34
0.82/room
20 Ion site)
No
Marina Motel
AC
No
' 31
1/room
-27 (on site)
No
Van Gilder
CB
No
23
None
None
No
Saltwater Safari
HC
Yes
9
0.5/room
5
(none on site)
Yes
(Gateway Hotel property)
Tides Inn
CB
Yes
9
None
None
No
A Swan Nest Inn
CB
No
6
None
6 (on site)
No
Figure 11: Parking at Seward's Hotels
Page 16
43
Figure 12: Hotel Edgewater Parking Lot July 3rd 2025 at 9pm: six cars/trucks, a motorcycle, a
trailer and a food truck. The Edgewater Lot provides 76 off-street parking spaces to meet code
requirements.
Parking Minimums Undermine Missing Middle Housing
The National League of Cities on missing middle housing: "Housing available for low- to moderate -income
households is in critically short supply in rural, urban, and suburban communities across the country. This
shortage in supply — often called `Missing Middle Housing' — can have serious ramifications on family
stability, neighborhood cohesion and workforce shortages. Middle housing is largely considered `missing'
because such building types have been often illegal or difficult to build since the mid-1940s due to
single-family zoning and building requirements for mid- to high-rise apartment buildings."'
The easiest thing to build when parking minimums exist are single -story buildings or single family homes.
Building single-family homes is not a bad thing in itself, but there is more to housing people than single
family homes - they are not a solution for everyone. Historically cities, Seward included, had more options for
people in all stages of life. Seward has low income, subsidized housing, but lacks housing for the lower -
middle to middle class income bracket. This includes families that can't afford a house yet don't qualify for
low income housing, young professionals looking to rent their first apartment, people moving to Seward and
wanting to get feel for the town, retirees on fixed incomes looking to downsize, etc.
Townhouses, apartment complexes, condos, duplexes, triplexes and more are all either illegal or
difficult to build, and one of the chief reasons is because of Seward's parking minimums.
Page 17
44
Greatest barriers to being able to rent a home
apartment in Seward
Lack of available rentals
Cost of monthly rent
Cost of utilities
Don't accommodate pets
Poor condition of available rentals
Rental space Is too small (need more bedrooms / storage
space)
IMMP
0 20 40 60 80 100 120 140 160 180 200
Count
Figure 13: Availability continues to be a top issue for Seward's Renters
The price of homes and lack of available rentals both scored the highest areas of concern in a 2025 survey of
Seward's residents looking for housing (Figure 13 and Figure 146). Building the missing middle housing
directly solves these issues, but many regulations, including parking minimums, are holding it back.
Page 18
45
Price of homes
Competition from second home buyers
Lack of inventory
Cost and campI catioosto build a home
Poor quality of available homes (tin r•uppers)
Lack of vacant land
Mortgage interest rates
0
50 100 150 200 250
Count
Greatest barriers to purchasing a home
in Seward
Figure 14: Seward needs the lower -priced "missing middle" homes that it lacks due to parking
regulations
Page 19
46
Concerns And Solutions when Eliminating
Parking Minimums
Were Seward's Parking Minimums Carefully Designed?
There is surprisingly little thought behind most parking minimums nation-wide, Seward included. The
numbers for them are almost all arbitrary with little basis in studies or evidence. Most cities in the USA
have adopted parking minimums that are now over 50 years old, copied and pasted without much of a
concern of how they fit (or do not) to the city adopting them.4 Various cities and their councils, or planning
commissions may have updated them over the years (Seward inherited its own from the Borough in 1989),
but they remain relatively unchanged. Most members of the councils or commissions responsible for enacting
the requirements have not been experts on parking - parking was not even considered a worthy topic of
academic study until the 2000s. As a result, the unintended consequences of these regulations have had
decades to build up culminating with the housing crisis affecting the nation today.
Can't Parking Minimums Be Updated to Reflect Seward's
Needs?
At first this may look like a tempting proposition, but in practice this is not feasible. Actual parking
requirements for a given development are so nuanced that it is almost impossible to lock them down to
a workable minimum — and often a reasonable minimum may actually be zero. Unfortunately this
"tweaking some numbers" approach is the path the current P&Z commission has chosen to take, but the
outcome of such an attempt is hardly fair and will continue to help some forms of development but
unnecessarily punish others and will continue to favor driving over all other forms of transportation including
walking or biking. The best reform is to remove parking minimum requirements entirely.
Does Removing Parking Minimums Mean Removing All
Parking?
Removing parking minimums will give each property owner and developer a choice over how much off
street parking to build. If the parking is actually being used, the logical choice would be to keep it. This
may lead to the removal of some excess parking, or developments built in the future that will have less off-
street parking, but it certainly would not mean the removal of all parking. Nor would it mean that new
developments would not include parking either. Some developments may not, but others would - it would be
up to each developer and they will build what the market demands.
What Happens if There's Not Enough Parking?
If there is not enough off-street parking provided by parking minimums, expect parking to occur in the public
right of way, i.e. street parking. This is not necessarily a bad thing. Street parking is a legal option city-wide.
In many areas of the city, residents and businesses regularly park in the right of way.
Removing parking minimums for properties will most likely slowly lead to an uptick in the right of way being
used for parking, but it will take time. Street parking can be regulated by charging a price, but only in areas
that regularly run out of public parking. By charging the right price the market can balance the demand of
street parking and off-street parking. Removing parking minimums lets property owners make the
decision to set aside space to park on their land or pay the price to park on the street.
Page 20
47
What If I Don't Want to Pay For Parking?
Most areas of Seward would not need to have paid parking, there is simply an oversupply of parking currently
that would negate that. Street parking would only need to be charged for in the densest areas of town, areas
where public parking is filled up completely, likely areas of the central business (CB) and harbor commercial
(HC) districts. Even then it may not have to be the whole district and could be implemented block by block.
The HC district charges for parking, but free parking can still be found, including some 30 minute
parking spots, so that residents can still visit local businesses for errands. In all areas paid parking would
only most likely only be needed during the busy summer season.
What is Going on With The Harbor Paid Parking?
Comments from the comprehensive plan survey and citizen comments at various City Council and Planning
and Zoning meetings have remarked about the harbor parking situation. They range from comments that
parking can always be found and is no problem, to the polar opposite of no parking being available and calls
for the city to construct a parking garage. The city might have better data on what the actual parking use is for
that area, but based on the complaints, it is likely that something needs to be changed.
What could be done for the harbor parking is to determine and charge the right price for parking
through monitoring so that around 85% utilization is achieved.13
Should Seward Build a Parking Garage?
One idea for the harbor area or downtown is that the city should build a public parking garage, and this will
increase the supply of parking enough to solve any parking issues. But what's the cost of a parking garage? In
2012 the average cost of an above -ground garage was $24,000 per stall14 — that's a cost of $33,866 per stall in
2025 dollars15. The Harbor has 675 paid spaces". Assuming a three-story parking garage with 300 stalls
(note: this would only add around 200 extra stalls as the first floor would cover existing parking) that comes
to over 10 million dollars, about a quarter of the City of Seward's budget for 2025.
Seward can't afford to build its way out of a parking problem. The most effective way to manage public
parking is by charging an appropriate price for public spaces.
Can Seward Charge for Parking on Third Avenue?
This is a point that would need to be negotiated with the state of Alaska as Third Avenue is a state road. The
City of Seward has made prior agreements with the Alaska DOT for plowing and lane marking. A similar
agreement would need to be made about paid parking, if it was found to be necessary to implement on Third
Avenue.
What About Parking Spillover?
Parking minimums were implemented to manage parking spillover, so this is a concern, but there is a better
solution than parking minimums to curb this issue.
Donald Shoup, the pioneer of parking research, writes "Instead of requiring off-street parking, cities can
better manage on -street parking. One simple strategy is to allow the residents of any block to adopt an
Overnight Parking Permit District. These districts prohibit overnight parking on the street except by
residents.
Los Angeles, for example, charges residents $15 per year (less than half a cent per day) for an overnight
permit. Residents can also buy guest permits for $1 per night. Enforcement is easy because officers need to
make only one visit during a night to cite all cars parked without permits"'
Page 21
48
What About Congestion?
The system of parking minimums and free parking as it stands now does nothing to alleviate congestion
except through an attempt to oversupply parking. However, even attempts at oversupply can get overwhelmed
at the block level during peak congestion times. In contrast, charging for parking in the most heavily parked
areas that regularly reach 100% utilization is an actual tool to combat congestion.
Charging for parking increases turnover of parking spaces, freeing up the spot for the next vehicle. It
directly reduces congestion because it changes behavior. Charging the right price for parking will ensure
that there are one or two spaces available per block where drivers can immediately park instead of waiting for
a free space to appear and circling repeatedly around the block.'
What about Overnight Parking in Some Areas?
Overnight street parking could be allowed in areas with bars, hotels, and similar uses. As driving under
the influence should be discouraged, parking should align with this value and give people the option to find
another way home and pick their car up without worrying about it getting ticketed or towed. Many parking
meters turn off at around 10pm and don't resume until the late morning, plenty of time to recover and pick up
a car left behind at a bar.
What about Loading Zones?
Loading zones can be accounted for as part of any implementation of paid street parking. Loading zones in
the public right of way could be designated with fixed time limits to ensure adequate turnover.
What about American Disabilities Act (ADA) Parking?
ADA parking can be provided in the public right of way with the right signage. Specific ADA parking spaces
could be made at the start and end of each block as they are the easiest to pull into and out of. Parking
revenue could be invested back into the neighborhood to pay for adequate curb cuts for ADA parking areas
and maintenance of sidewalks to maintain or improve ADA accessibility. In short, paid parking is good for
ADA accessibility if properly implemented with a parking improvement district.
Has This Worked Anywhere Else?
Many cities nationwide have removed their parking minimum requirements. The cities include Anchorage,
Austin, San Jose, and Gainesville, Florida, among dozens of others large cities." In fact, nationwide, at
least 2,327 cities and towns have implemented parking reforms to remove parking minimums at some
level and many of those removed all parking minimums citywide.18
And it's not just big cities. Smaller cities are twice as likely to implement parking reforms.19 But tellingly, of
the 2,327 cities that have reformed parking, only 4 have backtracked on parking minimums and decided to re -
implement them later18 - that is less than one quarter of a percent. Parking reforms work and will work in
Seward.
Can this really work in Seward?
Seward already has two districts (or zones) without parking minimums. The Central Business (CB), and
Harbor Commercial (HC) districts do not require parking minimums for development - except when required
by a Conditional Use Permit (CUP).
The CB and HC districts are some of the developed and productive places in Seward and are the most
walkable. The CB district in particular has a mix of dwellings and commercial uses in an accessible setting
for people walking.
Page 22
49
Seward needs to spread this success to the rest of the city and remove parking mandates citywide.
I Like Parking Minimums Because They Hold Back "Insert
Undesirable Development Here"
One of the things about code is that it is complicated and getting desired results often requires making
changes to several areas/layers of code. Parking minimums are indeed holding back all of kinds of
development. Some of this development may be less desirable than others, with opinions varying wildly on
what is desirable or not.
What eliminating parking minimums does is give everyone a fair starting point. If from there, it is the market
forces are not inline with the wishes of Seward's citizens, then we can regulate a certain types of
development. But such a conversation will be honest in the fact that it won't be hiding restrictions on
development behind arbitrary rules.
What Could Paid Public Parking Look Like?
First, the Harbor Commercial area could be better priced to ensure adequate parking utilization and turnover.
If the Harbor Commercial district is running out of parking, then the price needs to be set to a more
appropriate value to match the demand.
For areas other than the harbor, a similar program for street parking could be instituted. Paid parking could be
instituted in only the most parking -congested areas, finding the right price, so 85% parking utilization is
reached per block. Overall for the paid areas, this would most likely only be a seasonal charge, the rest of the
year Seward's population is small enough and demand is low enough that parking would most likely be free
most months out of the year.
What Can Parking Benefit Districts Do?
Parking Benefit Districts (PBDs) are the final leg of a three-legged stool when implementing parking reform.
The first two legs are eliminating parking minimums and charging for street parking where it's needed. So the
question someone might be wondering is "What happens to the money from the paid parking?"
Instead of just putting all that money into the city's general fund, a better idea is to create a PBD and split the
money between the city and the PBD. Each PDB holds a separate fund to be used at the neighborhood
level to pay for improvements to the streets and sidewalks where the paid parking is being collected.
This money can be used for things like building new sidewalks, paying for public transit, improving
landscaping, paying for parking enforcement, building bicycle lanes, paying for street sweeping, improving
signage, etc. If set up correctly, the neighborhood has control of the funds of the PBD and can decide on the
best use of the money for local improvements, but some revenue is still shared with the city that can be used
for more broad improvements.
C onclusion
Parking minimums, since their implementation, have caused decades of harm across many cities in America
and Seward is no exception Parking minimums, through their one goal of creating enough parking spaces for
private vehicles, have failed to account for anything else.
Parking minimums conceal the true cost of parking, cause too much parking to be built, cause higher
development costs including housing, cause land use distortion, prevent classic housing and development,
discourage walkability and encourage sprawl, contribute to pollution, cause equity issues, are overkill for
Page 23
50
seasonal towns, favor specific types of development over others, cause the creation of permanently unused
lots, and finally undermining missing middle housing.
When "fixing the parking problem" it's tempting to want to just tweak numbers for parking minimums for
each use, but doing so is not precise enough to capture the nuance of parking requirements and often leads to
parking -based favoritism without doing much to fix the problem at all. Instead the best thing to do is to just
remove parking minimums completely from Seward's code and let developers and owners determine how
many parking spaces they want to own. However, this change should not just be done alone.
In addition, after parking minimums are reformed, parking studies should be performed to identify congested
areas and find places where public parking is regularly overrun. Once identified those areas should find the
right price to charge for parking such that the parking utilization remains around 85%. As Seward is such a
small and seasonal town, this will not be much of the town, and only during the busy summer season.
Finally, much of the money collected from the paid parking areas should go back to the neighborhoods they
were collected in through Parking Benefit Districts. Letting the neighborhood members choose how to best
improve the character of their neighborhood.
Sources Cited
(1) Litman, T. Comprehensive Parking Supply, Cost and Price Analysis. Transp. Res. Procedia 2025, 82,
1700-1716. https://doi.org/10.1016/j.trpro.2024.12.150.
(2) P&Z Work Session 5/20/25; 2025. https://www.youtube.com/watch?v=ywiSOM-S3Q8 (accessed 2025-
10-21).
(3) 09172024 Planning & Zoning Work Session Packet.
https://history.cityofseward.net/WebLink/DocView.aspx?
id=29783&page=5&dbid=0&repo=Seward&searchid=90169f95-c2ee-4248-8f 17-f8aa06910d20&cr=1
(accessed 2025-10-21).
(4) Shoup, D. C. The Trouble with Minimum Parking Requirements. Transp. Res. Part Policy Pract. 1999,
33 (7), 549-574. https://doi.org/10.1016/S0965-8564(99)00007-5.
(5) The High Cost of Free Parking - Manuscript 2004.pdf Dropbox.
https://www.dopbox.com/scl/fi/grd68ayaxwi0wo l ctz6yq/The-High-Cost-of-Free-Parking-
Manuscript-2004.pdf?d1=0&rlkey=7sm5mgalu4a7xyimzov5oycew (accessed 2025-10-23).
(6) Comprehensive Plan 2025 Survey Analysis; City Of Seward, Community Development Office.
(7) US EPA, O. Fast Facts on Transportation Greenhouse Gas Emissions.
https://www.epa.gov/greenvehicles/fast-facts-transportation-greenhouse-gas-emissions (accessed 2025-
10-23).
(8) Miner, P.; Smith, B. M.; Jani, A.; McNeill, G.; Gathorne-Hardy, A. Car Harm: A Global Review of
Automobility's Harm to People and the Environment. J. Transp. Geogr. 2024, 115, 103817.
https://doi.org/10.1016/j.jtrangeo.2024.103817.
(9) Tian, Z.; Zhao, H.; Peter, K. T.; Gonzalez, M.; Wetzel, J.; Wu, C.; Hu, X.; Prat, J.; Mudrock, E.;
Hettinger, R.; Cortina, A. E.; Biswas, R. G.; Kock, F. V. C.; Soong, R.; Jenne, A.; Du, B.; Hou, F.; He,
H.; Lundeen, R.; Gilbreath, A.; Sutton, R.; Scholz, N. L.; Davis, J. W.; Dodd, M. C.; Simpson, A.;
McIntyre, J. K.; Kolodziej, E. P. A Ubiquitous Tire Rubber —Derived Chemical Induces Acute Mortality
in Coho Salmon. Science 2021, 371 (6525), 185-189. https://doi.org/10.1126/science.abd6951.
(10)Who Doesn't Have a Car? https://www.nrdc.org/resources/who-doesnt-have-car (accessed 2025-10-23).
(11)06172025 Planning & Zoning Work Session Packet.
https://history.cityofseward.net/WebLink/DocView.aspx?id=30234&dbid=0&repo=Seward (accessed
2025-10-14).
(12)What is Missing Middle Housing?. National League of Cities.
https://www.nlc.org/article/2024/01/23/what-is-missing-middle-housing/ (accessed 2025-10-15).
Page 24
51
(13)Shoup, D. Parking and the City, 1st ed.; Routledge: First edition. I New York, NY: Routledge, 2018.,
2018. https://doi.org/10.4324/9781351019668.
(14)Shoup, D. Cutting the Cost of Parking Requirements. Access.
https://www.accessmagazine.org/spring-2016/cutting-the-cost-of-parking-requirements/undefined
(accessed 2025-10-21).
(15)$24,000 in 2012 - 2025 I Inflation Calculator. https://www.in2013dollars.com/us/inflation/2012?
amount=24000 (accessed 2025-10-21).
(16)Shoup, D. On -Street Parking Management v. Off -Street Parking Requirements.
(17)Wamsley, L. From Austin to Anchorage, U.S. Cities Opt to Ditch Their off -Street Parking Minimums.
NPR. January 2, 2024. https://www.npr.org/2024/01/02/1221366173/u-s-cities-drop-parking-space-
minimums-development (accessed 2024-09-15).
(18)Parking Reform Map. Parking Reform Network. https://parkingreform.org/resources/mandates-map/
(accessed 2025-10-23).
(19)Gould, C. Twice as many small towns have eliminated parking mandates as large cities. Better Cities
Project. https://better-cities.org/transportation-infrastructure/twice-as-many-small-towns-have-
eliminated-parking-mandates-as-large-cities/ (accessed 2025-10-23).
(20)OpenParkingMap. https://www.openparkingmap.com/60.1033021/-149.4351346/14.44 (accessed 2024-
09-11).
Page 25
52
Substitute Resolution 2025-033
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
Section 1. Seward City Code Title 15.10.140 Definitions is hereby amended to read as follows
(new language is in bolded italics and underlined and deleted language is strickcrn):
15.10.140 Definitions.
A. General interpretation.
1. Words used in the present tense include the future tense.
2. The singular number includes the plural.
3. The word "person" includes a corporation as well as an individual.
4. The word "lot" includes the word "plot" or "parcel."
5. The term "shall" is always mandatory.
6. The word "used" or "occupied" as applied to any land or building shall be construed to include the
words "intended," "arranged," or "designed to be used or occupied."
B. Specific definitions. (Parenthetical references are for cross-reference only.) In this chapter, unless otherwise
provided or the context otherwise requires:
1. Accessory building. A detached structure that:
a. Is clearly incidental to and customarily found in connection with a principal building or use;
b. Is subordinate to and serves a principal building or use;
c. Is subordinate in area, extent or purpose to the principal building or use served;
d. Contributes to the comfort, convenience or necessity of occupants, business or industry in the
principal building or use served; and
e. Is located on the same or adjacent lot under the same ownership as the principal building or use
served.
An accessory building shall be considered to be a part of the main building when joined by a common
wall or connected by a breezeway to the main building. Accessory building means any structure
regardless of type of foundation or base support, including skid -mounted or other moveable
structures.
(Accessory or mother-in-law apartment. See Dwelling, Accessory dwelling unit)
2. Agriculture. Commercial farming, dairying, pasturage, horticulture, floriculture, viticulture, or animal
and poultry husbandry including buildings used to shelter farm implements, hay, grain, poultry,
livestock or other farm produce in which there is no human habitation and which is not used by the
public.
3. Airport. A place where aircraft can land and take off, usually equipped with hangars, facilities for
refueling and repair, various accommodations for passengers, and business lease sites.
4. Alley. A dedicated public way which affords a secondary means of access to abutting property and not
intended for general traffic circulation.
5. Alteration. Any change, addition or modification in the construction, location or use of a building.
6. Amusement and recreation facility. Establishment engaged primarily in providing entertainment for a
fee including such activities as bowling alleys, billiards and pool, dance hall, pinball machines, video
games or other similar player -operated amusement devices.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 1 of 34
54
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
7. Antenna. A device used to transmit and/or receive radio or electromagnetic waves between
terrestrially and/or orbital based structures. Includes satellite dish.
(Apartment. See Dwelling)
8. Auto repair station. A place where a qualified automotive mechanic provides services such as general
motor vehicle and engine repair, reconditioning or rebuilding, and collision service including body,
frame and fender straightening and repair, painting and undercoating of motor vehicles.
9. Auto service station. A place used primarily for the retail dispensing of motor fuels and/or installation
of tires, batteries and other accessories and services which do not customarily or usually require the
services of a qualified automotive mechanic. Also known as a gas station.
(Bed and breakfast. See Lodging)
(Boarding or rooming. See Lodging)
10. Brewpub. An establishment that is primarily an eating place which includes the brewing of beer as an
accessory use.
11. Building. Any structure built for the support, shelter or enclosure of persons, animals, chattels or
property of any kind.
12. Building area. A total area taken on a horizontal plane at the main grade level of the principal building
and all accessory buildings, exclusive of external steps.
13. Building, existing. A building erected prior to the adoption of this Code or one for which a legal building
permit has been issued.
14. Building height. The vertical distance above a reference datum measured to the highest point of the
coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable
of a pitched or hipped roof. The reference datum, which must be between the building and the
property line or in a dedicated public right-of-way that is accessible to fire suppression personnel and
rescue equipment, shall be selected by either of the following, whichever yields the greater height of
the building:
a. The elevation of the highest adjoining sidewalk or ground surface within a five-foot horizontal
distance of the exterior wall of the building when such a sidewalk or ground surface is not more
than ten feet above the lowest grade; or
b. An elevation ten feet higher than the lowest grade when the sidewalk or ground surface
described in subsection a., above is more than ten feet above the lowest grade. The height of a
stepped or terraced building is the maximum height of any segment of the building.
15. Building, principal or main. A building in which is conducted the principal or main use of the lot on
which the building is situated. Attached garages, porches and carports shall be considered to be part of
the principal building.
(Bunkhouse. See Housing)
16. Business, general sales. A premises where the sale of goods or commodities to the consumer takes
place; i.e., groceries; bakeries; hobby, knot or yarn shops, book, gift or apparel shops; fishing
equipment, hardware or vehicle sales; restaurants; vehicle rentals or variety stores.
17. Business, personal service. The conduct of business where personal assistance is offered for
compensation; i.e., dressmaking, tailoring, barbers and beauty, etc.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 2 of 34
55
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
18. Campground. A plot of ground upon which two or more campsites are located, established or
maintained for occupancy by camping units as temporary living quarters for recreational or vacation
purposes.
a. Campground, municipal. Campgrounds owned or operated by the City and designated as public
campgrounds by resolution of the City Council.
b. Campground, private camper parks. A privately owned and operated campground on any parcel,
or adjacent parcels of land in the same ownership, which is used by two or more camping units.
c. Campground, employee. 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.
19. Camper park. A privately owned and operated campground on any parcel, or adjacent parcels of land
in the same ownership, which is used by two or more camping units.
20. Camping unit. A tent or recreational vehicle.
21. Child care, licensed home. In accordance with Alaska Statutes, a private residence where adult care,
protection and supervision is provided for children other than the occupant's. Also called day care,
nursery school, preschool and kindergarten.
22. Church. A building, structure or group of buildings or structures primarily intended for conducting
organized religious services and associated accessory uses. The definition of a church shall be
dependent upon U.S. Internal Revenue Service and the Kenai Peninsula Borough Assessor's Office
interpretation. A standard single-family residence not remodeled for public meetings shall not be
considered a church.
23. Clinic. A building or portion thereof containing offices and facilities for providing out -patient medical,
dental or psychiatric services, and which may include a dispensary to handle medication and other
merchandise prescribed by physicians in connection with their medical practice.
24. Club, private. A building and related facilities owned or operated by a corporation, association or group
of individuals established for the fraternal, social, educational, recreational or cultural enrichment of its
members, but not primarily for profit, and whose members meet certain prescribed qualifications for
membership and pay dues. Includes lodges.
25. Cluster subdivision. A development design technique that permits a reduction in lot area provided
there is no increase in the number of lots permitted under a conventional subdivision or increase in
overall density of development by concentrating buildings in specific areas on a site to allow the
remaining land to be used for recreation, common open space and preservation of environmentally
sensitive areas.
(Commercial building apartment. See Dwelling)
26. Commercial communications tower. A structure intended to support equipment used to transmit
and/or receive communication signals including monopoles, guyed and lattice steel structures. This
definition does not include a tower that supports only one or more amateur radio antennas.
27. Commercial use. An occupation, employment or enterprise that is carried on for profit by the owner,
lessee or licensee.
(Condominium. See Dwelling)
(Convalescent or nursing home. See Housing)
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 3 of 34
56
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
28. Convenience store. A small-scale neighborhood grocery establishment offering for sale prepackaged
food products, household items and other goods commonly associated with the same and having a
gross floor area of less than 5,000 square feet.
(Dormitory. See Housing)
29. Drinking establishment. Any premises wherein the principal purpose is the retail sale of alcoholic
beverages for consumption on the premises and minors are excluded therefrom by law. Includes bar,
cocktail lounge, tavern and nightclub.
30. Drive-in facility. 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.
31. Dwelling. A building designed or used exclusively as living quarters for one or more families.
a. Accessory dwelling unit. A single separate dwelling unit, built on a permanent foundation, located
on the same lot as a detached single-family dwelling, which is subordinate in size to the primary
single-family dwelling. There shall only be one accessory dwelling unit per single-family dwelling.
i. Attached accessory dwelling unit (AADU). A dwelling unit that shares a common wall or is
built within the existing primary single-family dwelling. The use of a breezeway is not
considered a form of connection to the primary dwelling.
ii. Detached accessory dwelling unit (DADU). A stand-alone structure or converted portion of
an existing stand-alone accessory structure into a dwelling unit.
b. Apartment. Any portion of a building which is designed, built, rented, leased, let or hired out to
be occupied or which is occupied as the home or residence of an individual for daily living and
doing his own cooking independently of any other individual or family in the same building.
c. Apartment, commercial building. An apartment located within a building designed to
accommodate a mix of residential and commercial uses.
d. Apartment, owner or manager. An apartment within a building that is designed to be used
exclusively as the living quarters for the owner or manager family of that building or a
commercial business located in the building.
e. Apartment, studio. A small apartment less than 500 square feet with a fully functional kitchen
and bathroom.
f. Condominium. A form of housing ownership by which a person may purchase and own one
dwelling unit in a multiunit building or development. Each owner owns a common interest in
such things as the underlying land, common walls, stairwells, elevators, lobbies, laundry rooms
and recreation rooms.
g. Guest house. An accessory building occupied on a temporary basis solely by nonpaying guests.
h. Mobile home. A factory -built home designed to be used as a year-round residential dwelling and
originally designed and mounted on wheels and/or axle supports for transportation by another
vehicle.
Modular home. A factory -built residential structure that is transportable in one or more sections,
is built on a permanent chassis, and is used as a place of human habitation, but which is not
constructed with a permanent hitch or other device allowing transport of the unit other than for
the purpose of delivery to a permanent site, and which does not have wheels or axles
permanently attached to its body or frame. Includes factory -built and manufactured home.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 4 of 34
57
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
J•
Multiple -family. A building designed as a residence for three or more families, with the number
of families in residence not exceeding the number of dwelling units provided and each living
independently of the other under one roof.
k. Single-family, attached. A building containing two or more dwelling units, each of which has
primary ground floor access to the outside and which are attached to each other by party walls
without openings. Also commonly called townhouse, row house and zero -lot line.
I. Single-family, detached. A building designed and/or used exclusively for occupancy of one family
and entirely surrounded by open space on the same lot.
m. Two-family or duplex. A building containing two single-family dwelling units totally separated
from each other by an unpierced wall extending from ground to roof or unpierced ceiling and
floor extending from exterior wall to exterior wall, except for a common stairwell exterior to both
dwelling units.
n. Unit, dwelling unit. A building or separate portion thereof containing kitchen, living, sleeping
accommodations and at least one bathroom and designed to be occupied exclusively as a
residence by one family.
o. Watchman or caretaker dwelling. An accessory dwelling associated with a commercial or
industrial building or structure for the purpose of housing a watchman or caretaker and
immediate family.
32. Family. Any number of individuals not necessarily related by blood, marriage, adoption or guardianship
living together in a dwelling unit as a single housekeeping unit and distinguished from a group
occupying a rooming house, club, fraternity house or hotel.
33. Farm animal. Any cow, horse, mule, goat, sheep, pig, chicken, or other similar animal commonly kept
as livestock.
34. Flea market. An occasional or periodic sales activity held within a building or open area where groups
of individual sellers offer goods, new and used, for sale to the public, not to include private garage
sales.
35. Floor area, useable. That area used for or intended to be used for the sale of merchandise or services
or as leasable office space as measured from the interior surfaces of the walls enclosing that part of the
building. Such floor area which is used or intended to be used for the storage or processing of
merchandise, hallway or for utilities or sanitary facilities is excluded from this computation of useable
floor area.
36. Fractions. In the determination of density, rcquircd parking space, or other requirements of this Code,
computations resulting in a fractional number of 0.50 or above shall be considered the next larger
whole number.
37. Garage, private. An accessory building or portion of a main building designed or used solely for storage
of motor vehicles, boats and similar vehicles owned by the occupants of the building to which it is
accessory.
38. Greenhouse, commercial. A light -permeating structure used for cultivating and growing plants in a
controlled temperature and humidity environment where such plants are offered for sale either on the
premises or at another location.
(Group care home. See Housing)
(Guest house. See Dwelling)
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 5 of 34
58
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
39. Guide service. Any premises used for collecting or returning persons from recreation trips when
remuneration is provided for the service.
(Halfway house. See Housing)
40. Health club. Includes, but is not limited to, gymnasiums (except public), private clubs (athletic, health
or recreational), reducing salons and weight control establishments.
41. Historic district. 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.
42. Home occupation. Any use customarily conducted entirely within a dwelling, or its accessory building,
and carried on by the occupants thereof, which is clearly incidental and secondary to the use of the
dwelling for dwelling purposes and does not change the character thereof, and in connection with
which there is no exterior sign, no display or stock in trade, no outside storage of materials or
equipment, no commodity sold upon the premises and not more than two persons are engaged in such
occupation.
43. Home professional office. A home occupation consisting of the office of a practitioner of a recognized
profession.
(Hostel. See Lodging)
(Hotel. See Lodging)
44. Housing. Structures providing housing for groups of people, such as students, employees or nursing
home residents.
a. Bunkhouse. A building used as living quarters for employee housing where shower and sanitary
facilities are shared and in which there are no individual cooking facilities.
b. Convalescent or nursing home. A structure with sleeping rooms where persons are housed or
lodged and are furnished with meals, nursing and medical care.
c. Dormitory. A building used as residential group living quarters for a student body or religious
order as an associated use to a school, orphanage or other similar institutional use, and does not
include kitchen facilities except a group kitchen facility to serve all residents.
d. Group care home. A dwelling shared by no more than five disabled persons, plus resident staff,
who live together as a single housekeeping unit and in a long-term, family -like environment in
which staff persons provide care, education and participation in community activities for the
residents with the primary goal of enabling residents to live as independently as possible in order
to reach their maximum potential. The term "group care home" shall not include alcoholism or
drug treatment centers, work release facilities for convicts or ex -convicts or other housing
facilities serving as an alternative to incarceration.
e. Halfway house. A licensed home for inmates on release from more restrictive custodial
confinement, or initially placed in lieu of more restrictive custodial confinement, wherein
supervision, rehabilitation and counseling are provided to mainstream residents back into
society, enabling them to live independently. Such placement is pursuant to the authority of the
Alaska Department of Corrections.
45. Junk. Dismantled or wrecked automobiles, aircraft, motor vehicles or machinery, mobile homes,
trailers, watercraft, used appliances or furniture, scrap building materials, metals, rubber, paper,
plastic or other scrap materials.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 6 of 34
59
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
46. Kennel. Any enclosure, building, shelter, area or establishment used for the purpose of breeding,
buying, selling, keeping or boarding five or more dogs over the age of four months, whether for profit,
pleasure, or as pets, by any person, individual, corporation, group of people or business entity. Does
not include an animal shelter.
47. Livestock. Generally accepted large (over 250 pounds) and small (under 250 pounds) outdoor farm
animals (i.e., cows, goats, horses, pigs, barnyard fowl, etc.). Does not include cats, dogs and other
common household pets.
48. Loading space. A space located on premises for pickup and delivery at the premises. Required off-
street loading space shall not be included as an off-street parking space.
49. Lodging. The renting out of a dwelling, or portion thereof, to provide overnight sleeping
accommodations for a period of less than 30 consecutive days.
a. Bed and breakfast. An owner occupied and operated single-family residential dwelling where
lodging with a meal is provided for compensation on a short-term basis. The term does not
include boardinghouses and separate apartments which are leased on a month -to -month or
longer basis.
b. Boarding or rooming. An owner occupied building which has not more than five rooms available
for rent or lease on other than a day-to-day basis and not open to transient guests for residential
occupancy and in which no cooking or dining facilities are provided in the individual rooms. Meals
may be regularly prepared and served for compensation at a table, family -style, without service
or ordering of individual portions from a menu. The term includes lodging house or rooming
house but does not include separate apartments with individual kitchen and bath facilities.
c. Hostel. A building, or portion thereof, in which temporary or overnight lodging is provided for
hikers, cyclists or other travelers not generally traveling by car.
d. Hotel. 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.
e. Motel. A building, or group of detached or connected buildings, having six or more guest rooms,
an on -premises manager and parking conveniently located on the premises, which are designed
primarily to offer sleeping accommodations, with or without meals, to the motoring public on a
daily rate. Includes designations such as motor lodges, auto courts, tourist courts and similar
terms.
f. Short-term rental. A dwelling unit, or portion thereof, that is offered or provided to a guest for
compensation for a period of less than 30 consecutive days. Short-term rentals may be in
individual rooms in single-family homes, units in apartments, condominiums, townhouses, and
multifamily dwellings.
(Long-term rental. See Rental, long-term)
50. Lot. A parcel of land of at least sufficient size to meet minimum zoning requirements for use, coverage
and area and to provide such yards and other open spaces as are herein required. Such lot shall have
frontage or access on a public street or on an approved private street and may consist of:
a. A single lot of record;
b. A portion of a lot of record;
c. A combination of complete lots of record, or complete lots of record and portions of lots of
record, or portions of lots of record; or
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 7 of 34
60
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
d. A parcel of land described by metes and bounds, provided that in no case of division or
combination shall any residual lot or parcel be created which does not meet the requirements of
this chapter and that, in the case of multiple lots or portions thereof, the property be replatted to
eliminate interior lot lines.
1. Lot area. The total horizontal area within the lot lines of a lot, exclusive of streets and
alleys.
2. Lot, buildable or useable area. That portion of a lot that a prudent person would use to
construct a building and providc rcquircd parking. This excludes lakes and rivers, creeks,
cliffs, marshes and other similar natural obstacles to development with the property
counting toward minimum required size.
3. Lot, corner. A lot situated at the intersection of two or more streets having an angle of
intersection of not more than 135 degrees.
4. Lot coverage. The area of a site covered by building or roofed areas, including covered
porches, decks and accessory buildings, but excluding allowed projecting eaves.
5. Lot depth. The horizontal distance between the front and rear lot lines measured on the
longitudinal centerline.
6. Lot, flag. A lot or parcel located to the rear of another lot or parcel, the main body of which
does not front on a street and is accessed by a narrow corridor.
7. Lot frontage. The portion of a lot abutting a street. Measured along the horizontal distance
between the points of intersection of the side lot lines with the front lot line.
8. Lot, interior. A lot other than a corner lot.
9. Lot line, front. In the case of an interior lot, a line separating the lot from the street. In the
case of a corner lot, the owner may choose which street he shall designate as the front of
the lot. Once the choice of frontage has been made, it cannot be changed unless all
requirements for yard space are met.
10. Lot line, rear. A line opposite and most distant from the front lot line and, in the case of
irregular or triangular shaped lots, a line not less than ten feet in length within the lot,
parallel to and at the maximum distance from the front lot line.
11. Lot line, side. Lot boundary not a front lot line or a rear lot line.
12. Lot line, zero. The mean horizontal line whereby two adjacent buildings from adjacent lots
can be constructed with a common party wall providing a proper fire wall rating. All other
aspects are the same as in conventional development.
13. Lot width. The average horizontal distance separating side lot lines of a lot and at right
angles to its depth. The lot width for lots surrounding a cul-de-sac bulb and flag lots will be
measured on the mean horizontal distance between side lot lines.
51. Lumberyard. An establishment that sells sawn timber and other building materials typically stored on
the premises.
52. Manufacturing, heavy. A use engaged in the basic processing and manufacturing of materials or
products predominately from extracted or raw materials; or a use engaged in storage of or
manufacturing processes using flammable or explosive materials; or storage or manufacturing
processes that potentially involve hazardous or commonly recognized offensive conditions.
53. Manufacturing, light. A use engaged in the manufacture, predominantly from previously prepared
material, of finished products or parts that, because of the nature of its equipment, operations,
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 8 of 34
61
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
processes, materials, and products, has little or no potential of creating noise, vibration, dust, smoke,
fumes, odor, glare, or other environmental impacts on surrounding properties or uses.
54. Marijuana. Marijuana means "marijuana" as that term is defined in Alaska Statute 17.38.900 and any
amendments thereto.
55. Marijuana establishment. Marijuana establishment means a marijuana cultivation facility, a marijuana
testing facility, a marijuana product manufacturing facility, or a retail marijuana store as those terms
are defined in AS 17.38.900 and any amendments thereto.
a. Marijuana cultivation facility. Marijuana cultivation facility means an entity registered to
cultivate, prepare, and package marijuana and to sell marijuana to retail marijuana stores, to
marijuana product manufacturing facilities, and to other marijuana cultivation facilities, but not
to consumers.
1. Limited marijuana cultivation facility. A limited marijuana cultivation facility has the
privileges set forth at 3 AAC 305.405(a) and (b), and is subject to the prohibitions at 3 AAC
306.405(c), except that it must have fewer than 500 square feet under cultivation.
b. Marijuana product manufacturing facility. Marijuana product manufacturing facility means an
entity registered to purchase marijuana; manufacture, prepare, and package marijuana products;
and sell marijuana and marijuana products to other marijuana product manufacturing facilities
and to retail marijuana stores, but not to consumers.
c. Marijuana testing facility. Marijuana testing facility means an entity registered to analyze and
certify the safety and potency of marijuana.
d. Retail marijuana store. Retail marijuana store means an entity registered to purchase marijuana
from marijuana cultivation facilities, to purchase marijuana and marijuana products from
marijuana product manufacturing facilities, and to sell marijuana and marijuana products to
consumers.
56. Marijuana products. Marijuana products means concentrated marijuana products and marijuana
products that are comprised of marijuana and other ingredients and are intended for use or
consumption, such as, but not limited to, edible products, ointments, and tinctures.
57. Marina. A facility for storing, servicing, fueling, berthing and securing and launching of boats that may
include the sale of fuel and incidental supplies for the boat owners and guests. Also includes harbor.
(Mobile home. See Dwelling)
58. Mobile home park. A parcel or adjacent parcels of land in the same ownership upon which two or more
mobile homes are located or for which space is leased or held out for lease or use on a month -to -
month or longer basis. This does not include sale lots on which unoccupied mobile homes are parked
for inspection and sales and shall not be construed to mean tourist facilities for parking of travel
trailers, motor homes or campers.
59. Mobile medical unit. A trailer, motorized coach or van capable of being transported from place to
place, containing medical equipment such as a CT scanner, MRI or similarly complex medical diagnostic
device or decontamination equipment.
(Modular home. See Dwelling)
(Motel. See Lodging)
(Multiple -family. See Dwelling)
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 9 of 34
62
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
60. Nonconforming building. Any building or portion thereof lawfully existing at the effective date of the
ordinance affecting it and which does not conform to all of the use, height and density regulations of
the zone in which it is located.
61. Nonconforming use. A use which lawfully occupied a building or land at the effective date of the
ordinance affecting it that does not conform to the use provisions of the zoning district in which it is
located.
62. Noxious use. A use which is injurious or harmful to health, highly disagreeable or offensive.
63. Office. A building or portion of a building wherein services are performed involving predominantly
administrative, professional or clerical operations; i.e., travel, insurance, employment, utility, public
service or government agencies.
64. Open area. Open area is any portion of the lot not:
a. Covered by a structure, or;
b. Used for parking spaces and maneuvering.
65. Owner. Any individual, firm, association, syndicate, partnership, corporation, trust or any other legal
entity having sufficient proprietary interest in the land, including the attorney or agent thereof.
66. Owner -occupied. The use of a dwelling unit as the primary residence and permanent place of abode for
the individual who holds the title of a property.
67. Park. Any public land available for recreational, educational, cultural or aesthetic use.
68. Parking area. A structure or an open area, other than a street, alley or other right-of-way, on which
vehicle parking spaces are defined, designated or otherwise identified and available, whether free or
for compensation, for use by the public, clients, tenants, customers, employees or owners of the
property for which thc parking arca is rcquircd by ordinance..
69. Parking rcquircmcnts as statcd in tcrms of cmployccs. The maximum numbcr of cmployccs who will
be at thc sitc at one timc on cithcr a singlc shift or an ovcrlap of shifts.
70. Parking space, off-street. A designated area sufficient in size to accommodate one motor vehicle,
exclusive of maneuvering room, designed with adequate independent access to, but located off, any
street, alley or other right-of-way.
71. Parking, valet. Attendant parking provided as a service to patrons of commercial establishments.
72. Peddler. A person who, with no fixed place of business, goes from house to house, place to place, or
from store to store transporting goods, wares or merchandise for sale or offering or exposing the same
for sale or making sales and delivering articles to purchasers. (See Transient merchant and Vending,
Street.)
73. Planned unit development. A land development under unified control that is planned and constructed
in its entirety as a single development operation or in a series of programmed stages. The development
may include streets, circulation ways, utilities, residences, commercial buildings, open spaces and other
site features and improvements some of which may not otherwise be individually permitted.
74. Profession. An occupation or calling requiring the practice of a learned art through specialized
knowledge, training, experience or a degree issued by an institute of higher learning; i.e., doctor of
medicine, lawyer, engineer or real estate broker.
75. Professional office. The office of a member of a recognized profession maintained for the conduct of
that profession.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 10 of 34
63
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
76. Recreational, indoor commercial. A facility accommodating such indoor recreation activities as skating
rinks, bowling lanes or shooting/archery ranges.
77. Recreational, outdoor public. Outdoor recreation facilities such as sports fields, ice rinks, playing fields
or miniature golf.
78. Recreational vehicle. A vehicle used or intended to be used as transient living or sleeping quarters for
humans and which may be driven, towed or propelled from one location to another without change in
structure or design, whether or not the same is supported by wheels or identified by a model, serial or
vehicle registration number. Includes travel trailers, camping trailers, tent campers, trailer coaches,
motor homes, truck campers and similar vehicles.
79. Recreational vehicle (RV) park. Any parcel of land upon which two or more recreational vehicle sites
are located, established or maintained for commercial occupancy by recreational vehicles of the
general public as temporary living quarters for recreation or vacation purposes. Includes trailer park
and camper park.
80. Recycling center. A building in which used material is separated and processed prior to shipment to
others who will use those materials to manufacture new products.
81. Recycling collection point. An incidental use serving as a neighborhood drop-off point for temporary
storage of recoverable resources. No processing of such items would be allowed. This facility would
generally be located in a shopping center parking lot or in other public/quasi-public areas such as
churches and schools, as opposed to being allowed on residential or vacant lots.
(82) Rental, long-term. A dwelling unit, or portion thereof, that is rented, loaned, leased, or hired out for a
period of 30 consecutive days or more.
(Rental, short-term. See Lodging)
83. Repair service, household/appliance. A business establishment where repairs are made to appliances
and furniture.
84. Residence. A home, abode or place where an individual is actually living at a specific point in time.
85. Resource extraction. Commercial or industrial operations involving the removal of nonrenewable
natural resources such as ore, topsoil, sand, gravel, rock, gas, oil or any operations having similar
characteristics. Said use includes the use of heavy equipment such as loaders, dozers, backhoes and
crushers.
86. Restaurant. An establishment whose principal business is the sale of food and/or beverages to
customers in a ready -to -consume state and whose principal method of operation includes one or both
of the following characteristics:
a. Customers, normally provided with an individual menu, are served their foods and beverages by
a restaurant employee at the same table or counter at which the food and beverages are
consumed; and/or
b. A cafeteria -type operation where food and beverages generally are consumed within the
restaurant building.
87. Restaurant, fast-food. An establishment whose principal business is the sale of quickly prepared, ready -
to -eat food and/or beverages for consumption within the restaurant building, within a motor vehicle
parked on the premises, or off the premises as carry -out orders, and whose principal method of
operation includes the following characteristics: orders are generally taken at a main counter or drive -
up window and food and/or beverages are usually served in disposable wrapping or containers. This
includes drive-in and carry -out restaurants.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 11 of 34
64
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
88. Right-of-way. An area or strip of public land which incorporates or is intended to be occupied by, but
not limited to, streets, alleys, sidewalks, bike paths, curbs, gutters, landscaping and/or public utilities.
89. Salvage yard (auto wrecking, scrap, junk). Any area used for the storage, keeping or abandonment of
junk or waste material, including scrap metal or other scrap materials, or for the dismantling,
demolition or abandonment of automobiles, machinery, other vehicles or parts thereof.
90. School. Any public, religious or nonprofit facility providing a general curriculum of academic or
vocational instruction serving any or all grades between kindergarten and twelfth grade.
91. School, commercial. A facility providing commercial instruction in such activities as music, dance, arts,
crafts and sailing.
92. School, adult vocational. A facility providing a general curriculum of adult academic or vocational
instruction.
93. Setback. The required minimum distance from a right-of-way or lot line that establishes the area within
which only fencing, landscaping, driveways, parking and similar uses are permitted. Any structure
including, but not limited to, decks, stairways, porches or other attachments to a building are
specifically prohibited in the setback. Building eaves are permitted to extend into the setback a
maximum of two feet.
94. Shopping center. A single complex which provides a combination of retail establishments designed in
such a manner as to provide convenience for shoppers with common parking facilities. Includes mall.
(Single-family, attached. See Dwelling)
(Single-family, detached. See Dwelling)
95. Solid waste facility. A disposal site employing an engineering method for disposing of solid wastes in a
manner that minimizes environmental hazards. Includes landfill, compactor, transfer, etc.
96. Storage. A structure or designated area that provides space for storing.
a. Container. An accessory storage use consisting of containers such as semi -tractor vans, shipping
containers and conex containers originally designed to transport goods and materials via
highway, rail, air or sea, which are placed on a parcel of land and used for covered storage
provided that all wheel assemblies have been removed, and the unit is located outside any
setbacks. Containers, whether temporary or permanent, are considered a structure and must
comply with current adopted building codes. Railroad box cars are excluded except in the
industrial zone. (See Accessory Use/Building, Building, and Structure)
b. Outdoor. The commercial keeping, in an unroofed area and usually enclosed by a fence, of any
goods, junk, material, merchandise or vehicles in the same place for an extended period of time.
In the harbor commercial area, the use is limited to the storage of boats only.
c. Self-service. A building or group of buildings consisting of individual, small, self-contained units
that are leased or owned for storage of business and household goods or contractors' supplies.
Includes mini warehouses.
d. Warehouse and distribution. A building used primarily for the storage and/or distribution of
goods, products, materials, supplies and equipment, but excluding bulk storage of materials that
are flammable or explosive or that create hazardous or commonly recognized offensive
conditions.
97. Street. A dedicated public way which affords the principal means of access to abutting property, such
as an avenue, place, drive, boulevard, highway or other similar public thoroughfare, except an alley as
defined herein.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 12 of 34
65
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
98. Structure. Anything constructed or erected on the ground or attached to something having location on
the ground, including, but not limited to, buildings, towers, and sheds. Fences, retaining walls less than
three feet in height, signs and similar improvements of a minor character are excluded.
99. Surface, durable. Means brick, flag -type stone, gravel, cement, or asphalt.
100. Temporary structure. A structure without any foundation or footings as allowed by the adopted
building code which must be completely removed from the parcel when the temporary permit for the
structure/use expires.
101. Trailer. A structure standing on wheels, towed or hauled by another vehicle and used for carrying
materials, goods or objects or as a temporary office or business.
102. Transient merchant. Any person, partnership, firm or corporation, whether a resident of the City or
not, who engages in a temporary business, within a period not exceeding 150 consecutive days in a
calendar year, of selling and delivering goods and/or services, wares and merchandise for profit or
nonprofit within the City by operating on a door-to-door, street corner or similar basis; or from no fixed
location or office; or from a location out-of-doors or in quarters that are easily moveable, such as a
temporary leased area or space, motor vehicle, trailer or tent. Includes peddlers, solicitors, itinerant
merchants and vendors. Does not include vehicles for hire.
(Two-family or duplex. See Dwelling)
(Unit, dwelling unit. See Dwelling)
103. Utility, public facility. An installation owned by an agency under public franchise or ownership, or under
certificate of convenience and necessity, providing the public with electriCity, gas, heat, steam,
communication, water, sewage collection or other similar service.
104. Vehicle, motor. A self-propelled device used for transportation of people or goods over land surfaces
and licensed as a motor vehicle.
105. Vending. The sale of food, services or merchandise.
a. Hawking. Is the loud or continuous audible solicitation of business by a vendor to the general
public.
b. Mobile vending cart. Is a non -motorized structure or unit on wheels that is easily moved and
used for vending.
c. Mobile vendor. A person or business that sells food or permitted types of goods from City -
approved locations using (i) a licensed vehicle or cart capable of movement; or (ii) a licensed
trailer pulled behind a motor vehicle.
d. Pre -packaged food. Ready -to -eat food that is cooked, wrapped, packaged, processed, or
portioned for service, sale or distribution.
e. Roving vendor. A person who offers only pre -packaged food items to the public, with or without
the use of a licensed motor vehicle, from no fixed location on public property, only on rights of
way within designated zoning districts, excluding Fourth Avenue between Port Avenue and Van
Buren Street, and also excluding Fourth and Fifth Avenues between Jefferson Street and Railway
Avenue.
f. Transient merchant. Any person, partnership, firm or corporation, whether a resident of the City
or not, who engages in a temporary business, within a period not exceeding 150 consecutive days
in a calendar year, of selling and delivering goods and/or services, wares and merchandise for
profit or nonprofit within the City by operating from a location out-of-doors or in quarters that
are easily moveable, such as a temporary leased area or space, or motor vehicle, trailer or tent.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 13 of 34
66
Substitute Resolution 2025-033 by Commissioner Hornseth: Removing Parking Requirements
Includes peddlers, solicitors, itinerant merchants and vendors. Does not include vehicles for hire.
Transient merchants operate exclusively from private property. (Note: Transient merchant
definition relocated. Previously 15.10.140. B. 95.)
106. Veterinary hospital. A facility, which may include animal runs, in which veterinary services are rendered
to animals and domestic pets and which may include clipping, bathing, boarding and other services.
Includes veterinary clinic.
(Watchman or caretaker dwelling. See Dwelling)
107. Water -dependent. A use or activity which can be carried out only on, in or adjacent to water areas
because the use requires access to the water body for water -borne transportation, recreation, energy,
production or source of water.
108. Water -related. Uses which are not directly dependent upon access to a water body but which provide
goods or services that are directly associated with water -dependent land or waterway use and which, if
not located adjacent to water, would result in a public loss of the quality of goods or services offered.
109. Yard. A required open space on the same lot with a main building, unoccupied or unobstructed from
the ground upward, except as otherwise provided in this chapter.
a. Front. The area extending across the full width of a lot, measured between the front lot line and
the nearest exterior wall of the building, front of a bay window or the front of a covered porch or
other similar projection, whichever is the nearest to the front lot line.
b. Rear. A yard extending across the full width of the lot between the most rear extension of the
main building and the rear lot line. The depth of the required rear yard shall be measured
horizontally from the point of the rear lot line nearest to the main building. In cases of double
frontages and corner lots, there are no rear yards, only front and side yards.
c. Side. A yard between a main building and side lot line, extending from the front yard to the rear
yard. The width of the required side yard shall be measured horizontally from the nearest point
of the side lot line toward the nearest part of the main building.
110. Zero -lot line. The location of a building on a lot in such a manner that one or more of the building's
sides rests directly on a lot line.
(Ord. 626, § 3, 1989; Ord. 633, § 1, 1990; Ord. 92-02; Ord. 92-14; Ord. 93-05; Ord. 94-26; Ord. 95-07; Ord. 95-17;
Ord. 96-05; Ord. 97-12; Ord. 98-02; Ord. 98-06; Ord. 98-09; Ord. 99-01; Ord. 99-10; Ord. 99-16, § 3, 1999; Ord.
2003-09; Ord. No. 2010-005, § 1, 10-11-2010; Ord. No. 2011-004, § 1, 5-29-2012; Ord. No. 2014-002, § 1, 4-28-
2014 ; Ord. No. 2014-004, § 1, 5-27-2014; Ord. No. 2015-001, § 1, 2-23-2015; Ord. No. 2016-005, § 3, 6-27-2016;
Ord. No. 2018-002, § 4; Ord. No. 2018-004, § 1; Ord. No. 2020-012, § 1, 10-12-2020; Ord. No. 2022-002, § 1, 1-24-
2022; Ord. No. 2022-016, § 1, 1-9-2023; Ord. No. 2023-019, § 1, 7-10-2023; Ord. No. 2025-007, § 1, 4-28-2025)
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 14 of 34
67
Section 2. Seward City Code Title 15.10.215 Parking is hereby amended to read as follows (new
language is in bolded italics and underlined and deleted language is stricken):
15.10.215 Parking.
A. General Requirement. No minimum number of off-street vehicle parking spaces is required for
any use, unless otherwise specified in this section.
B. Optional Parking. Off-street parking may be provided at the discretion of the property owner or
developer, provided it meets applicable design and dimensional standards of this title.
A. Except in the CB and the HC districts, there shall be provided permanently maintained off street parking for
ach principal business. It shall be the responsibility of the busincss owner to provide and maintain said off
street parking in accordance with this chapter continuously during thc life of thc busincss.
B. For ach principal building or use within a principal building, there shall be no Tess than thc number of off
street vehicle parking spaces specified under this section:
Land Use
Minimum Number of Parking Spaces
Single family and 2 family dwellings and parish houses
2 parking spaces per dwelling unit
Multiple family dwellings and other places containing
multiple dwelling units
2 parking spaces per dwelling unit plus 1/2 space for
every unit larger than 2 bedrooms or greater than
1,000 square feet in size
Hotels and motels
1 space per guest unit
Lodging, rooming and boardinghouses
1 space per guest room plus spaces for the principal
dwelling unit
Dwelling, accessory dwelling unit
1 off street parking space in addition to those -
required of the principal dwelling
1 space per dwelling unit
Institutions and Pulblic I Iscs
Churches, auditoriums, sports arenas, funeral chapels,
th atcrs and other places of public assembly
1 space for ach 4 s ats maximum capacity
Multi family dwelling, institutional
1 space per unit
Hospitals, group care homes, long term care facilities
and other h althcare facilities
1 space per 2 beds at maximum capacity plus 1 space
for ach employee on duty
Dormitories/Bunkhouses
1 space per 4 residents at maximum capacity
Public libraries, museums and art galleries; post
offices; community/senior centers
1 space per 1,000 square feet of gross floor ar a
Primary and secondary public and private schools
1 parking space for every 4 seats in the main
auditorium or assembly room, or 3 parking spaces for
every classroom plus 1 parking space for each staff
member or employee, whichever is gr atcr
Post secondary, vocational and music schools; dance -
studios and colleges
Yz parking space for ach instructor and % space for
ach studcnt, based upon maximum studcnt capacity
at one time
Day care, nurseries and kindergartens
1/2 space for ach staff member and employee plus 1
space for ach 1,000 square feet of gross floor ar a
Offices
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 15 of 34
68
Office buildings (public and private), profcssional
center, financial institutions and othcr similar use:,
1 parking spacc for each 500 squarc fcct of gross
officc floor arca, but not Tess than 2 spaces
Officc (medical or dental}
Two spaccs per tr atmcnt room and one for each
doctor, dentist, hygienist or othcr profcssional
practitioner on site.
Entertainment and cervices
Skating rink, youth hall, fraternal and civic club,
assembly hall and other similar uses without fixed
c ats
1 parking space for ach 100 square feet of gross floor
ar a
Eating and drinking establishment
1 parking space per 200 square feet of gross floor
ar a, or one for ach 4 s ats, whichever is gr ater
Bowling alley
'1 parking spaces for ach alley plus 1 for ach
employee on duty
Co l
Food store, shopping center and mall
1 parking space for ach 300 square feet of gross floor
ar a but not less than 6 spaces
Barbcr, beauty and othcr personal services shop
1 parking spacc per 100 squarc feet of gross floor arca
Rctail storc or scrvicc business
1 parking spacc for each 300 squarc fcct of gross floor
area
Service or repair shop; retail storc handling exclusively
bulky merchandise such as machinery, furniture,
wholesale stores, appliances, carpet, showrooms, etc.
1 parking spacc for each 400 squarc fcct of gross floor
ar a
Motor vehicle sales and scrvicc establishment
1 parking spacc for each 400 squarc fcct of gross sales
floor ar a plus 4 spaces for ach auto service stall
Laundry and dry cl aning establishment
1 parking space for ach 500 square feet of gross floor
ar a, or 1 parking space for ach 4 coin operated
washing machines, dryers or dry cl aning machines,
whichever is gr ater
Gasoline service station
1 parking spacc for each 2 gas pumps plus 2 spaces for
each gr asc rack, wash rack and stall for servicing
vehicles
Inductr•aI
Industrial, processing, manufacturing and assembling
1 parking spacc for each 500 squarc fcct of gross floor
ar a except that officc spacc shall provide parking
space as required for offices
1 parking spacc for each 1500 squarc fcct of gross
floor ar a, but not less than 3 spaces
Marine Related Uses
Harbor or marina
1 parking spacc for every 2 established boat stalls or
equivalent berths based on an average boat length of
/10 fcct and, if a launch ramp is included, a minimum
of 20% of the spaccs will be long enough to
accommodate vehicles with boat trailers
Day cruise, charter boat operators licensed for 20 or
more people
1 parking spacc per 4 people maximum capacity
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 16 of 34
69
C. Unlisted uscs. The requirements for off street parking facilities for uscs not specifically mentioned in this
section shall be the same as the above mentioned use which, in the opinion of the administrative official, is
most similar to the use not specifically mentioned.
D. Minimum dimensions of off-street spaces and aisles. The minimum dimensions of spaces and aisles shall be
as follows:
1. Parking spaces shall be at least 9 feet wide and 18 feet long.
2. The minimum width of traffic aisles providing access to parking lot spaces shall be:
Angle of Parking
(degrees)
One -Way
(feet)
Two -Way
(feet)
Parallel
12
20
30
14
21
45
16
22
60
18
23
90
20
24
E. Location. Subject to (1) and (2) of this subsection, all required parking shall be located on the lot occupied by
the principal use served, or on a lot abutting the lot occupied by the principal use.
1. Required parking may bc provided on a lot that is not occupicd or abutting thc principal usc, provided
that (i) there is a pedestrian routc not longer than 600 feet to thc lot occupicd by thc principal usc, or
access is provided by a scheduled shuttle service or a valet parking attendant.
2. Required parking may be located on a lot not occupied by the principal use served only if (i) parking is a
recorded agreement among its owner, the owner of the lot occupied by the principal use and the City
that thc required parking will bc maintained for thc benefit of thc principal usc served for thc life of
that usc.
F. Site plan. A site plan showing all parking areas shall accompany all applications for building permits. Said plan
shall show dimensions of spaces, curb cuts and other information necessary to determine compliance with
the provisions of this section. The administrative official shall approve or reject the site plan on the basis of
compliance with the requirements of this section. No building permit shall be issued until the parking site
plan is approved. A site plan may exclude showing a parking area only if there is no parking area for the
site.
G. Street access. All off-street vehicle parking facilities shall be designed with appropriate means of access to
street, alley or other right-of-way, and will have adequate maneuvering area. No driveway or curb cuts in any
district shall be less than 12 feet or more than 35 feet in width. Detailed plans for all curb cuts shall be
submitted to the administrative official for approval before a building permit is issued.
H. Parking lots. Every lot or parcel of land used as a public or private parking area shall be developed as follows,
subject to the approval of the plans by the administrative official:
1. Lighting of all parking areas shall be arranged to reflect away from adjacent residential areas and all
public streets and highways;
2. All parking spaces and lots shall be durably surfaced, free of mud and standing water, and be dust free;
3. Where such area adjoins the side of a lot in any residential district, it shall be separated from such lot
by a fence or hedge not less than 4 feet or more than 6 feet in height. Such fence or hedge shall be
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 17 of 34
70
maintained in good condition and shall not extend beyond front yard lines required in such residential
district;
4. All parking (except that serving single-family and duplex residences) shall be so arranged that ingress
and egress are possible without backing over a sidewalk, sidewalk area, or onto a street of collector or
larger designation; and
5. Turning and maneuvering space (except that which services single-family and duplex residences) shall
be located entirely on private property, provided that the usable portion of an alley may be credited as
aisle space subject to safety approval by the City engineer.
Dual usc of lots. Two or morc buildings or uscs may collectively provide thc required off street parking, in
which case the required number of parking spaces shall not be Tess than the sum of the requirements for the
several individual uses computed separately. In the instance of dual function of off street parking where
operating hours of uses do not overlap, the planning and zoning commission may, by conditional use permit,
reduce the required parking to any amount that meets the requirements of ach use.
J. Computation of numbers of spaces. In figuring thc total parking requirements for a usc, any fraction of %z or
more shall require onc morc space.
K. Reduction of spaces. No existing parking ar a and no parking arca provided for thc purposc of complying
with the provisions of this section shall, after adoption of the ordinance codified in this chapter, be
relinquished or reduced in any manner below the requirements of this section.
L. Uses of parking ar as. Required parking ar as and spaces shall not be used for sales display, storage, repair
work or any other purposes other than parking. All vehicles in custody of an operator of a business for
service, repair, storage, sale, or othcr purposc shall bc stored on thc prcmiscs or on a separate vehicle
parking lot and shall not bc parked on a public right of way.
M. Location on property. Parking spaces shall be permitted in any required yard area provided that within the
residential districts no parking space shall be permitted within five feet of any side property line.
N. Intersection with public street. At the intersection of any private drive or entrance or exit for a common
parking area with a public street, no fence, wall, hedge, or other planting or structure forming a material
impediment to visibility between a height of 21/2feet and eight feet shall be erected, planted, placed or
maintained, and no vehicle so impeding visibility shall be parked within triangular area defined by lines
connecting points as follows:
Beginning at the point where the midline of the private drive or entrance or exit for a common parking
area intersects the public right-of-way to a point 35 feet along the right-of-way line in the direction of
the nearer lane of approaching traffic, thence to a point 25 feet toward the interior of the property
along the previously described midline, and thence to point of beginning.
0. Accessible parking requirements. All parking shall comply with the Americans with Disabilities Act.
P. Group usc of lots. Where morc than onc tenant or usc is included within any onc building or on any onc lot,
the parking requirements shall bc thc sum total of the parking requirements for all of the various tenants or
uses provided, however, that:
1. The aggregation of tenants or uses shall meet all the requirements within the definition of "shopping
center" in order to become entitled to utilize the parking ratio specified in section 15.10.215(B).
2. Where a hotel or motel has othcr principal uscs such as restaurants, bar and meeting rooms located on
its prcmiscs, the principal usc requiring thc gr atcst amount of parking shall provide 100 percent of
the required parking spaces and thc other uses shall provide, in addition, at least 70 percent of the
parking spaces which would bc required if these were stand alone uses.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 18 of 34
71
3. Where a convenience storc includes a self scrvicc gas station, the required parking shall be determined
gasoline service station.
(Ord. 626, § 3, 1989; Ord. 93-06; Ord. 94-17; Ord. 96-02; Ord. 96-13; Ord. 98-06; Ord. 98-09, § 2; Ord. No. 99-13, §
1, 1999; Ord. 99-16, § 4, 1999; Ord. No. 2006-007, § 1, 9-7-2006; Ord. No. 2013-001, § 1, 1-28-2013; Ord. No. 2018-
004, § 1; Ord. No. 2025-007, § 3, 4-28-2025)
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:33 [EST]
Page 19 of 34
72
Section 3. Seward City Code Title 15.10.226 Land uses allowed is hereby amended to read as
follows (new language is in bolded italics and underlined and deleted language is
stricken):
15.10.226 Land uses allowed.
A. Table 15.10.226 Land Uses Allowed is incorporated herein by reference and the restrictions contained
therein are mandatory unless otherwise modified by this chapter (See Table 15.10.226)
B. Lodging as defined in section 15.10.140B. is allowed in accordance with table 15.10.225 of this chapter and
subject to the following conditions:
1. Regardless of the date such use began, an annual administrative permit is required. Prior to issuing the
permit, the city shall conduct an annual life safety inspection of each guest room to assure compliance
with the current adopted building code door/window egress standards, the presence of an operable
and inspected fire extinguisher and adequate smoke detection systems, a posted evacuation plan, and
visible signs showing exit locations.
2. The application for an annual administrative permit shall be accompanied by a fee established by city
council resolution. A fee will be issued for each separate, advertised, rentable lodging unit.
3. Before any permit is issued, the applicant shall furnish evidence of the existence of one or more
policies of insurance, issued by an insurance company satisfactory to the city, providing insurance
coverage for lodging. Policies shall stipulate that the insurer will give written notice to the city at least
30 days prior to the cancellation, expiration, lapse or other termination of the insurance coverage.
4. Parking area(s), if provided, will be provided in accordance with section 15.10.215 of this chapter.
5. No cooking or cooking facilities are permitted in individual guest bedrooms.
6. Within principally residential districts RR, R1, R2, R3, UR lodging is limited to a home occupation within
an owner -occupied dwelling which is the owner's principal place of residence and to the rental of not
more than 50 percent of the bedrooms to a maximum of three.
7. Within principally residential districts R2, R3, UR, lodging in multifamily dwellings is limited to not more
than 50 percent of the dwelling units with one of the units being the owner's principal place of
residence.
8. Within commercial districts lodging within a dwelling unit is limited to the rental of not more than five
guest bedrooms regardless of building or business ownership.
9. Within principally commercial districts OR, AC, HC, and CB, excluding the industrial zoning district,
multifamily dwellings used for lodging purposes are not required to be the business or property
owner's principal place of residence. The use shall be limited to not more than five dwelling units.
10. The rental of individual rooms for lodging purposes is not extended to apartment unit tenants.
11. Regardless of business name, the use of more than five guest bedrooms or apartments is considered a
motel or hotel for building and other code interpretation purposes.
C. Mobile vendor as defined in section 15.10.140(B)(98) Vending (C) of this chapter and which are allowed in
accordance with table §15.10.225 are subject to the following development requirements:
1. An application for a mobile vendor must be submitted on a form provided by the city clerk's office
yearly with colored pictures of at least two different angles of the unit the applicant is applying to
license and a description that includes the length and width, when in its widest configuration.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:34 [EST]
Page 20 of 34
73
2. Mobile vendors may operate at designated locations, by permit. Policies and procedures shall be set by
resolution of the city council.
3. The city police department has the right to close down a mobile vendor if vending is causing or
contributing to an imminent public safety hazard.
4. No mobile vending shall take place on public property between the hours of 10:00 p.m. and 6:00 a.m.
unless otherwise posted.
5. A mobile vendor may only offer, for sale, the following types of goods and services on public property:
food and/or non-alcoholic beverages; handicrafts, artwork, jewelry or similar goods or firewood.
6. Licenses. In addition to complying with City of Seward ordinances related to mobile vendors and
applicable regulations, the owner and operator is responsible for applying for and obtaining all other
necessary licenses and satisfying the standards of the city permit conditions.
7. Mobile vendor vehicles must be self-contained when operating, except for the required trash and or
recycling receptacles, which shall be in a safe location and in no event shall impede the free movement
of automobiles or pedestrians, within their permitted lot or space.
8. Mobile vendors must serve to the sidewalk or esplanade next to a sidewalk when parked in spaces
parallel to city sidewalks.
9. It shall be unlawful for a vendor to attract customers by hawking or physically accosting persons.
10. Each mobile vendor vehicle shall provide the city with a certificate of insurance to cover public liability
in the standard amount set by city policy. Insurance policies shall stipulate that the insurer will give
written notice to the city at least 30 days prior to cancellation or other termination in coverage. Prior
to acceptance of their permit, vendors shall execute an instrument under the terms of which the
permittee shall agree to indemnify, defend, and hold harmless the city from any and all claims for
injury or damage to persons or property suffered in connection with vendor activities.
11. Any mobile vendor base station shall be properly licensed.
12. Mobile vendors shall comply with all city code, policy and procedures. Failure to adhere to the
regulations for mobile vendors is cause for revocation or suspension of the license/permit by the city
clerk.
13. Mobile vendors shall display required permits and city business license in a prominent location on the
mobile vending cart or vehicle from which the business is conducted pursuant to the permit, so it is
protected from the weather and easily visible to the public.
D. Roving vendor as defined in section 15.10.140 B 98 (e) of this chapter and which are allowed in accordance
with table 15.10.225 are subject to the following development requirements:
1. Roving vendors shall not vend on any public street where the legal speed limit exceeds 25 miles per
hour, or on Fourth Avenue between Port Avenue and Van Buren Street, and also excluding that portion
of Fourth and Fifth Avenues between Jefferson Street and Railway Avenue.
2. Roving vendors shall not vend on any public street before 6:00 a.m. or after 10:00 p.m., unless
otherwise posted.
3. Roving vendors shall vend only when the vehicle is lawfully parked and completely stopped.
4. Roving vendors shall vend on public streets from the side of the vehicle away from moving traffic, and
within one foot of the curb or edge of the street.
5. Roving vendors shall not vend or permit the vehicle to stand in one place in any public place or street
for more than 30 minutes or in front of any premises for any time if the owner or lessee objects.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:34 [EST]
Page 21 of 34
74
6. An application for a roving vendor vehicle must be submitted on a form provided by the city clerk's
office yearly with colored pictures of at least two different angles of the unit the applicant is applying
to license and a description that includes the length and width, when in its widest configuration.
7. The city police department has the right to close down or request a roving vendor to relocate if
vending is causing or contributing to an imminent public safety hazard.
8. In addition to complying with city ordinances and permit conditions related to roving vendors, the
owner and operator is responsible for applying for and obtaining all other necessary licenses required
for the service of food. The roving vendor vehicle shall be in compliance with the motor vehicle laws of
the state, and the roving vendor vehicle owner is responsible for complying and verifying that a specific
location or route does not violate city zoning code.
9. Roving vendors shall comply with all traffic rules.
10. Each roving vendor vehicle must provide the city with a certificate of insurance to cover public liability
in the standard amount set by city policy. Insurance policies shall stipulate that the insurer will give
written notice to the city at least 30 days prior to cancellation or other termination in coverage. Prior
to acceptance of their permit, vendors shall execute an instrument under the terms of which the
permittee shall agree to indemnify, defend, and hold harmless the city from any and all claims for
injury or damage to persons or property suffered in connection with vendor activities.
11. Any roving vendor base station must be properly licensed.
12. Roving vendors shall comply with city code, policy and procedures. Policies and procedures shall be set
by resolution of the city council. Failure to adhere to the regulations for roving vendors is cause for
revocation or suspension of license permit by the city clerk.
13. Roving vendors shall display required permits and city business license in a prominent location on the
mobile vending cart or vehicle from which the business is conducted pursuant to the permit, so it is
protected from the weather and easily visible to the public.
E. Transient merchants as defined in section 15.10.140B. of this chapter and which are allowed in accordance
with table 15.10.225 are subject to the following development requirements:
1. For purposes of this chapter, such use and storage of equipment shall be limited to a period not
exceeding 150 consecutive days in a calendar year.
2. Transient merchant facilities shall be and remain legally licensed and road ready and shall be removed
completely from the property at the end of 150 days.
3. Transient merchants shall provide for the concealed storage of all inventory, supplies, equipment and
other materials brought to the site in connection with the business conducted there.
4. Transient merchants using vehicles and trailers in the operation of transient business activities
authorized by this chapter shall ensure that the area of operation meets the required setbacks as
provided by section 15.10.220. In no case shall the allowed area of operation be less than five feet
from any property line, permanent structure or other transient merchant.
5. Prior to operation, vehicles and trailers utilized for transient merchant purposes shall have blocked
tires and be fully skirted to match the vehicle or trailer.
6. Any additions, including, but not limited to, porches, platforms and decks, shall be sided or painted to
match or complement the vehicle or trailer prior to operation.
7. Every transient merchant shall provide sufficient trash receptacles on -site and ensure the proper
disposal of all garbage collected on the site.
8. The use of generators is prohibited.
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:34 [EST]
Page 22 of 34
75
9. No transient merchant shall conduct business on property owned or operated by the city except in
accordance with chapter 8.10 of this Code.
10. Transient merchants shall conform to all federal, state and local laws.
F. Reserved.
G. Livestock as defined in section 15.10.140B. are allowed in accordance with table 15.10.225 of this chapter
subject to the following:
1. Lot size may not be less than 20,000 square feet per large animal, or not less than 20,000 square feet
for every two small animals (excluding chickens and rabbits).
2. Livestock fencing shall be no closer than five feet from a property line.
3. A city -approved drainage plan showing that runoff from the livestock corral or pen will not adversely
impact neighboring property or streams.
4. A city -approved manure storage and disposal plan. The manure storage pile shall not be closer than 25
feet from any property line.
5. Up to five chickens (hens) or rabbits are allowed in accordance with table 15.10.225.
6. Chicken or rabbit coops and enclosures are required and must meet a minimum setback of 25 feet
from neighboring homes.
7. Chickens or rabbits are not allowed on lots with more than one dwelling unit.
H. Marijuana establishments as defined in section 15.10.140.B.55 are allowed in accordance with table
15.10.226 of this chapter subject to the following:
1. The facility owner or operator has submitted a license application to the State of Alaska for the
corresponding type of marijuana establishment prior to operation, and maintains a current license
from the state at all times the facility is in operation.
2. Marijuana establishments shall not be located within 500 feet of the entrance of any building where
religious ceremonies are regularly held, a correctional facility, recreational facility or youth center
licensed by the state or local government, or within 1,000 feet of any school. The distance specified in
this subsection must be measured by the shortest pedestrian route from the public entrance of the
building in which the licensed premises would be located to the outer parcel boundaries of the school,
recreation or youth facility or to the main public entrance of the building in which religious services are
regularly held, or the correctional facility. The burden of proof demonstrating that the facility meets
the required separation distances is the responsibility of the marijuana establishment owner or
operator.
3. All marijuana establishments shall meet all other criteria in this Code and in Alaska Statutes and
Administrative Codes.
I. Camping is allowed subject to the following:
1. Camping for a fee shall be allowed within the city limits only in municipal campgrounds, as defined in
section 7.15, or in private camper parks operating under a permit, as defined in section 8.15.
2. Other than permitted camper parks, camping on privately owned lots as an accessory use to an
occupied, single family home is limited to private non- commercial use and for no fee. Such occupancy
shall be limited to one camping unit at a time and shall be for recreational or vacationing purposes
only. Camping as provided in this section shall not occur earlier than April 15t"and no later than
September 30'
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:34 [EST]
Page 23 of 34
76
J. Employee campgrounds are allowed in accordance with table 15.10.226 of this chapter subject to the
following:
1. Employee campgrounds are for established businesses with high seasonal employment of transient
workers, and are not to be construed as construction camps. No employee campground may be open
for more than 180 days per calendar year, and may not open earlier than April 15, nor remain active
later than September 30, except by resolution of the city council based on specific findings that a
longer term, earlier opening date and/or later closing date is warranted because of special
circumstances.
2. Camping units as described in [section] 15.10.140 are not permitted. For the purposes of this section, a
camping unit is described as a modified camping connex, providing living facilities for one or more
persons.
3. Occupancy in an employee campground is limited to the transient workers of that industry or business
granted a conditional use permit.
4. Garbage and refuse. The requirements of section 8.15.340 shall also apply to employee campgrounds.
5. Sanitary facilities shall be provided and include either permanent or portable toilets on -site. If
permanent facilities are constructed, they shall conform to section 8.15.425(b). Shower facilities shall
be provided and may either be on- site in conformance with section 8.15.425(b), or provided on the job
site of the employer.
6. The requirements for spacing shall be at least ten feet clear space between camping units. Camping
units, other than those being used for living accommodations, shall not be parked within the
campground area proper.
(Ord. 626, § 3, 1989; Ord. 633, §§ 3, 4, 1990; Ord. 639, 1991; Ord. 90-2; Ord. 91-1; Ord. 91-04; Ord. 92-02; Ord. 94-
11; Ord. 94-25; Ord. 95-07; Ord. 95-13; Ord. 95-17; Ord. 96-05; Ord. 97-13; Ord. 98-09, § 4; Ord. No. 2012-002, § 1;
Ord. No. 2014-004, § 1; Ord. No. 2016-005, § 3; Ord. No. 2018-004, § 1; Ord. No. 2022-003, § 1, 1-24-2022; Ord.
No. 2022-016, § 2, 1-9-2023; Ord. No. 2024-003, § 1, 2-12-2024; Ord. No. 2024-013, § 1, 9-9-2024)
Editor's note(s)—Ord. No. 2018-004, § 1, adopted § 1, 7-9-2018 renumbered § 15.10.225, to § 15.10.226, as herein
set out.
TABLE
Zoning District Designations
The following zoning district abbreviations are provided for information and interpretation:
RR =
Rural, very low density single-family residential
R1 =
Single-family, low density residential
R2 =
Single and two-family, medium density residential
R3 =
Single, two and multi -family, high density residential
UR =
Urban residential, a mix of residential uses and low impact home professional offices
OR =
Office residential
AC =
Auto and neighborhood oriented, light commercial
HC =
Harbor commercial
CB =
Central business district - dense downtown commercial
I =
Industrial
RM =
Resource management - partially developable lands subject to floodplains and steep slopes
INS =
Institutional, public, quasi -public uses
P =
Parks
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:34 [EST]
Page 24 of 34
77
(Supp. No. 31-1, Upd 2)
Created: 2025-09-29 14:56:34 [EST]
Page 25 of 34
78
Table 15.10.226. Land Uses Allowed
KEY:
0 - Use Permitted Outright
H - Home Occupation
C - Use Requires Conditional Use Permit
P - Use Requires Administrative Permit
Blank - Use Prohibited
Zoning Districts
Principally Residential
Principally Commercial
Principally Public
Uses
RR
R1
R2
R3
UR
OR
AC
HC
CB
I
RM
INS
P
Accessory building
0
0
0
0
0
0
0
0
0
0
0
0
0
Adult entertainment
INTENTIONALLY LEFT BLANK
Agency, i.e., travel, insurance,
title, real estate, etc.
0
0
0
0
0
Agriculture
0
Airport and related services
0
C
Amusement or recreation
facility
0
0
0
Animal shelter
0
C
C
Antenna, personal TV, satellite
dish
0
0
0
0
0
0
0
0
0
0
0
0
Art gallery
0
0
0
0
0
Assemblages, temporary large,
i.e., circus, fair
P
P
P
P
P
P
P
Attraction, permanent major
visitor
C
C
C
C
C
Auditorium
0
0
0
Auto repair, i.e., mechanic,
glass body, upholstery
C
0
Auto service/gas station
0
0
0
(Supp. No. 31-1, Upd 2)
Page 26 of 34
Created: 2025-09-29 14:56:34 [EST]
79
Auto/RV sales and rentals
0
0
0
Boat sales
0
0
0
Boat, commercial
building/fabrication
0
0
Boat, harbor/marina
C
C
C
C
C
Boat, repair and maintenance
0
0
0
C
Boat, storage commercial
0
0
0
C
Bulk material, i.e., concrete,
gravel, sand, asphalt
C
C
Business, marine retail sales
and service
0
0
0
0
C
Business, package liquor
0
0
0
Business, retail sales and
service
0
0
0
0
Business, retail sales and
service, industrial
0
Campground, municipal
C/P
C/P
C/P
C/P
Campground, camper park,
private
C/P
C/P
C/P
Campground, employee
C/P
Car/boat wash
0
0
0
Cemetery
0
C
0
Center, community/civic
0
0
C
C
Center, mariner's
0
0
0
0
Center, senior or teen
C
C
C
0
0
C
C
Child care, licensed center
C
C
0
0
0
C
Child care, licensed home
0
0
0
0
0
0
0
0
0
Church
C
C
C
C
C
C
0
0
0
0
Clinic, medical
0
0
0
0
0
Clubs,
fraternal/lodges/social/veterans
C
0
0
C
(Supp. No. 31-1, Upd 2)
Page 27 of 34
Created: 2025-09-29 14:56:34 [EST]
80
Cluster subdivision
INTENTIONALLY LEFT BLANK
Commercial Communications
tower less than 16 feet
diameter or 75 feet in height
C
C
C
C
C
C
Commercial Communications
tower 16 feet diameter or
greater than 75 feet in height
C
C
C
Correctional/prison facility
C
C
C
C
Crematory
0
Docks/wharves, industrial
cargo
0
0
C
C
Dock, passenger
0
0
0
C
0
Drinking establishment, i.e.,
bar, nightclub, lounge
C
C
C
Drive-in facility —Fast food,
banking, etc.
C
C
C
C
C
Dwelling, attached accessory
dwelling unit
0
0
0
0
0
0
0
C
Dwelling, detached accessory
dwelling unit
0
0
0
0
0
0
0
C
Dwelling, apartment in a
commercial building (limited to
one unit)
0
0
0
0
0
C
Dwelling, apartment in a
commercial building (two or
more units)
0
0
C
C
Dwelling, apartment, studio
C
C
C
C
C
C
Dwelling, attached single-
family, i.e., townhouse, row
C
C
C
C
C
C
C
Dwelling, condominium
C
C
C
C
C
C
C
(Supp. No. 31-1, Upd 2)
Page 28 of 34
Created: 2025-09-29 14:56:34 [EST]
81
Dwelling, detached single-
family
0
0
0
0
0
0
0
C
C
Dwelling, group home
0
0
0
0
0
0
C
Dwelling, guest house
0
0
C
Dwelling, multi -family (3 or
more units)
C
C
C
C
C
C
C
Dwelling, two-family or duplex
0
0
0
0
0
C
C
Dwelling, watchman or
caretaker
0
C
Emergency services, pub/vol;
i.e., fire, ambulance, rescue
C
C
C
C
C
C
0
C
0
0
C
0
Financial institution, i.e., bank,
S&L
C
0
0
Flea market, open air retail
other than occasional
C
C
C
Fuels, bulk storage and sales
C
Golf course
0
0
C
Golf driving range
0
0
0
0
C
Greenhouse/nursery—
Commercial
0
0
0
Grocery, convenience store
C
C
C
0
0
0
0
Grocery, supermarket,
foodmart
0
0
Health club
C
C
0
0
0
Home occupation
0
0
0
0
0
0
0
0
0
0
Hospital
C
C
Housing, bunkhouse
C
C
C
Housing, dormitory
0
0
Housing, nursing, retirement,
convalescent
C
C
C
(Supp. No. 31-1, Upd 2)
Page 29 of 34
Created: 2025-09-29 14:56:34 [EST]
82
Kennel, commercial, musher or
fancier
INTENTIONALLY LEFT BLANK
Laundry, dry cleaning
0
C
0
0
Library
0
0
0
0
Livestock, excluding chickens
and rabbits
P
P
Livestock, chickens and rabbits
P
P
P
P
P
P
P
P
P
Lodging, B&B
H/P
H/P
H/P
H/P
H/P
0/P
0/P
0/P
0/P
Lodging, hostel
P
P
P
P
P
P
Lodging, hotel, motel, lodge,
inn
C
9C
C
C
Lodging, short-term rental
H/P
H/P
H/P
H/P
H/P
P
P
P
P
Lumber yard/building supply
C
0
C
Manufacturing —noxious,
heavy
C
Manufacturing, light
fabrication, assembly
C
C
0
Marijuana establishment,
cultivation facility
0
0
0
Marijuana establishment,
limited cultivation facility
H
H
H
H
H
H
H
H
H
H
Marijuana establishment,
product manufacturing facility
(hazardous materials)
C
Marijuana establishment,
product manufacturing facility
(non -hazardous materials)
C
C
0
Marijuana establishment, retail
store
0
0
0
0
(Supp. No. 31-1, Upd 2)
Page 30 of 34
Created: 2025-09-29 14:56:34 [EST]
83
Marijuana establishment, retail
store with on -site consumption
endorsement; indoor
0
0
0
0
Marijuana establishment, retail
store with on -site consumption
endorsement; outdoor
0
0
0
0
Marijuana establishment,
testing facility
0
0
0
0
0
Merchant, transient
0
0
0
0
Mobile home park
C/P
Mobile home, residential, not
in park
INTENTIONALLY LEFT BLANK
Mobile home sales
0
0
Mobile medical unit
0
0
0
Mobile vendor
P
P
P
P
P
P
P
P
P
P
P
Mortuary/funeral home
0
0
0
Museum
C
0
0
0
0
0
Office, boat charter, guide
0
0
0
0
0
C
Office, business or professional
0
0
0
0
0
Office, government/quasi-
government administration
0
0
0
0
0
0
0
Office, mobile/temporary on
construction site
P
P
P
P
P
P
P
P
P
P
P
P
P
Office, home, professional
0
0
0
0
0
Parking lot
C
C
0
0
0
0
0
0
0
0
Personal services, i.e., beauty,
shoe, tailor
0
0
0
0
Planned unit development
C
C
C
C
C
C
Playground, public tot lot
0
0
0
0
0
0
0
0
0
0
0
Railroad
C
C
C
C
(Supp. No. 31-1, Upd 2)
Page 31 of 34
Created: 2025-09-29 14:56:34 [EST]
84
Recreation, commercial indoor,
i.e., bowling, skating
0
0
0
C
Recreation, outdoor, i.e.,
miniature golf
0
C
C
C
Recreation, shooting range
C
C
C
Recycling center
C
C
0
C
Recycling, self-service drop-off
point
0
0
0
0
0
0
0
0
Rental, Long-term
0
0
0
0
0
0
0
0
0
0
C
C
Repair service, i.e., large
appliance
C
C
0
Resource extraction,
commercial subsurface, i.e.,
mining
C
C
C
Resource extraction,
commercial surface, i.e., gravel
C
C
C
Resource extraction,
commercial timber harvesting
C
C
Restaurant, food service,
catering, brew pub
0
0
0
0
0
C
Rooming or boarding house
0/P
0/P
0/P
0/P
Roving Vendor
P
P
P
P
P
P
P
P
P
P
P
Salvage —auto, wrecking, scrap,
junkyard
C
Sawmill or lumbermill
C
C
School, college
C
C
C
School, public/private
elementary/secondary
C
C
C
C
C
C
C
C
C
School, vocational
C
0
0
C
0
C
Seafood processing, i.e.,
canning, rendering
C
C
C
C
(Supp. No. 31-1, Upd 2)
Page 32 of 34
Created: 2025-09-29 14:56:34 [EST]
85
Shop, i.e., welding, sheetmetal,
machine, steel fab.
C
C
0
Shop, i.e., wood, signs, cabinet,
upholstery
C
C
0
C
0
Shopping center (mall)
C
C
Solid waste disposal, i.e., baler,
transfer, landfill
C
C
C
Storage, container
P
P
P
P
0
P
Storage, explosives
P
Storage, outdoor, yard,
material/equipment
C
0
0
C
Storage, self service
0
0
0
0
Storage, warehouse and
distribution
0
0
0
C
C
Studio, radio/television
C
0
0
0
0
C
Tanks, aboveground associated
with service station
C
C
0
Taxidermy
0
0
0
0
0
Terminal, i.e., bus, truck,
freight
0
C
0
C
Terminal, marine/boat
passenger
0
C
0
0
C
Theater, concert, movie
0
0
Tool/equipment rental
0
0
Temporary structure
P
P
P
P
P
P
P
P
P
P
Utility facility, public electric,
water, sewer, etc.
C
C
C
C
C
C
0
0
0
0
0
0
Vehicle impound lot
0
0
Vending machine repair,
storage
0
0
C
Veterinary hospital
C
C
C
(Supp. No. 31-1, Upd 2)
Page 33 of 34
Created: 2025-09-29 14:56:34 [EST]
86
Wind Energy Conversion
0
0
0
0
0
0
0
0
0
0
0
0
0
Systems (WECS)
(Ord. 94-25; Ord. 95-13; Ord. 95-17; Ord. 96-05; Ord. 96-10; Ord. 96-16; Ord. 97-13; Ord. 98-06; Ord. 98-09; Ord. 99-01; Ord. 99-13, § 2, 1999; Ord. No. 99-10;
Ord. 2000-12; Ord. 2001-03; Ord. 2003-08; Ord. 2007-008, § 1, 2007; Ord. No. 2009-002, § 1; Ord. No. 2010-004, § 2; Ord. No. 2012-002, § 1; Ord. No. 2014-
002, § 1; Ord. No. 2014-004, § 1; 2015-001, § 1; Ord. No. 2018-002, § 4; Ord. No. 2018-004, § 1; Ord. No. 2019-007, § 1, 3-26-2019; Ord. No. 2020-012, § 1, 10-
12-2020; Ord. No. 2022-002, § 2, 1-24-2022; Ord. No. 2022-016, § 2, 1-9-2023; Ord. No. 2023-019, § 1, 7-10-2023; Ord. No. 2024-009, § 1, 7-8-2024; Ord. No.
2024-013, § 1, 9-9-2024; Ord. No. 2025-007, § 2, 4-28-2025)
Editor's note(s)-Ord. No. 2018-002, § 4, adopted May 14, 2018, renumbered § 15.10.225 to 15.10.226, as herein set out.
(Supp. No. 31-1, Upd 2)
Page 34 of 34
Created: 2025-09-29 14:56:34 [EST]
87
Planning and Zoning Agenda Statement
Meeting Date: January 6, 2026
To: Planning and Zoning Commission
Through: Daniel Meuninck, Community Development Director
From: Courtney Bringhurst, Planner
Agenda Item: Resolution 2026-001, of the Planning and Zoning Commission of
the City of Seward, Alaska, Recommending City Council Approval
of the Planning and Zoning Commission Priorities for January 2026
to January 2027
Background and justification:
Under the direction of the City Council, the Planning and Zoning Commission establishes
priorities annually. During their December 16, 2025, work session, the Commission discussed
which topics should be their priorities for 2026.
The attached Resolution contains the updated priorities meant to guide the Planning and Zoning
Commission during the year 2026.
Intent:
To establish the 2026 Planning and Zoning priorities and recommend the City Council's
approval of those priorities.
Comprehensive and Strategic Plan Consistency Information
This legislation is consistent with (citation listed):
Comprehensive The priorities of the Commission are based on the goals and objectives
Plan:
established in the Comprehensive Plan.
Strategic Plan: N/A
Recommendation
Community Development Department staff recommend approval of Resolution 2026-001
approving the Planning and Zoning Commission Priorities for January 2026 to January 2027.
88
Sponsored by: Staff
CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2026-001
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF
THE CITY OF SEWARD, ALASKA, RECOMMENDING CITY COUNCIL
APPROVAL OF THE PLANNING AND ZONING COMMISSION
PRIORITIES FOR JANUARY 2026 TO JANUARY 2027
WHEREAS, the Seward City Code §2.30.225(B) states that "the Commission shall
act in an advisory capacity to the City Council regarding the Seward Zoning Code,
Seward Comprehensive Plan, Official Zoning Map, Official Land Use Plan Map, and
other duties as requested by the City Council"; and
WHEREAS, the Planning and Zoning Commission discussed their priorities during
the January 21st work session; and
WHEREAS, City Council will address a resolution adopting these
recommendations.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission, that:
Section 1. The following list of priorities are hereby recommended to the City Council for
approval:
SHORT TERM (2026) SPECIFIC PRIORITIES
• Through the powers of the Commission, contribute and collaborate as needed
to help be part of the solution for the housing issues that Seward is facing,
including recommending changes to the Muni Land Plan and Title 15.
o Evaluate and update zoning regulations to support the development of
missing middle housing types to diversify the housing stock and improve
affordability.
o Review lot size requirements for duplex and multi -family units
• Comprehensive Plan Update: Continue to promote public engagement in the
Comprehensive Plan update process and provide assistance as requested.
• Make parking code update recommendation to City Council.
• Continue joint discussions with the City Council regarding potential revisions
to regulations for marijuana establishments and, at their direction, submit
recommended land use code amendments
89
CITY OF SEWARD, ALASKA
RESOLUTION 2026-001
• Assess where Title 15 can appropriately shift certain development types from
discretionary review to by -right approval to improve predictability, reduce
processing times, and focus Commission attention on higher -impact decisions.
o Review current Conditional Use Permits in the Land Uses Allowed table to
determine necessity
o Review the CUP application process
• Evaluate contemporary approaches to zoning and development regulation to
determine whether alternative models could better advance community goals.
• Evaluate zoning and development standards to ensure they support the needs
of older residents, promote aging in place, and create safe, accessible, and
inclusive neighborhoods for the community's senior population.
o Review mobile medical unit definition and zoning allowances
• Evaluate and update zoning regulations to ensure the city can accommodate
temporary housing needs for seasonal or project -based employees, while
maintaining community compatibility and safety.
• Review and Update Rezone Application Procedures and Requirements
• Review and update subdivision regulations to ensure public improvement
standards —such as streets, sidewalks, utilities, drainage, and landscaping —
are clear, consistent, and achievable for developers, while meeting the city's
long-term infrastructure goals.
ONGOING PRIORITIES
• Review and make recommendations to update Title 15 and Title 16 as needed.
• Review and update the Municipal Lands Inventory and Management Plan
(MLIMP) to meet the current and future needs of the City of Seward.
• Review the Seward Marine Industrial Center (SMIC) development plan with
the Harbor Master and Port and Commerce Advisory Board. Collaborate on
how to integrate updated maps from the MLIMP and a future zoning overlay into
the plan.
• Work with the Seward Bear Creek Flood Service Area Board on any projects
or plans that pertain to flooding issues within the City of Seward.
90
CITY OF SEWARD, ALASKA
RESOLUTION 2026-001
• Review and update the Planning and Zoning Rules of Procedures document as
needed.
• Planning & Zoning Commissioner education and training (Conduct mini
training sessions during work sessions throughout the year Attend any trainings
provided by the Alaska Chapter of the American Planning Association)
Section 2. This resolution shall take effect immediately upon adoption.
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 6th day
of January, 2026.
THE CITY OF SEWARD, ALASKA
Clare Sullivan, Chair
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Kris Peck
City Clerk
(City Seal)
91
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
92