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HomeMy WebLinkAbout02232026 City Council Laydown - Substitute Ordinance 2026-002Substitute Version of Ordinance 2026-002 Changes include: Sponsorship by Sorensen, re -instatement of Section L, and the memo that was meant to be included as an attachment - City Clerk 2/20/26 ORDINANCE 2026-002 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA, AMENDING SEWARD CITY CODE §15.10.215 PARKING AND ASSOCIATED PARKING REFERENCES WITHIN TITLE 15 Documents: • Agenda Statement • Ordinance 2026-002 • Attachments: o Memorandum — Parking Ordinance City Council Agenda Statement Meeting Date: February 23, 2026 To: City Council Through: Kat Sorensen, City Manager From: Daniel Meuninck, Community Development Director Subject: Ordinance 2026-002: Amending Seward City Code §15.10.215 Parking and Associated Parking References within Title 15 Background and justification: The Planning and Zoning Commission has been reviewing the parking minimum requirements in Title 15 of the Seward City Code to determine whether they continue to meet the needs of the community. Pursuant to Seward City Code § 15.01.035, the Commission is authorized to review and recommend amendments to Title 15 to the City Council. As part of this review, the Commission held work sessions on May 20, June 17, August 19, and September 16, 2025, to evaluate existing parking standards, consider public input, and develop potential recommendations. Throughout this process, the Commission identified a fundamental challenge with the current parking code: there is no universally reliable metric for determining the precise number of parking spaces required for each land use. Rigid minimum parking requirements can create barriers to development when they do not reflect local conditions or site -specific needs. Required parking consumes valuable land area, increases construction costs, and limits design flexibility. These impacts are particularly significant for infill and mixed -use development on smaller parcels, where required parking can render otherwise viable projects infeasible. The Commission also discussed the relationship between parking requirements and housing affordability. Excess parking requirements add substantial costs to development, which are often passed on to renters and homebuyers through higher rents and purchase prices. Older buildings present additional challenges, as many cannot meet current parking standards, making adaptive reuse or redevelopment difficult. Beyond cost considerations, excess parking contributes to auto dependency, increases impervious surface coverage, and creates additional stormwater management challenges. Commissioners expressed differing views regarding the appropriate approach to reducing or managing the use of public rights -of -way for private parking, as well as how to prevent or mitigate potential impacts to surrounding properties and traffic congestion. Through public engagement, the Commission received specific feedback regarding parking needs for hotels, multi -family housing, residential units within mixed -use buildings, and businesses located in the Harbor and Central Business Districts. While recognizing that parking remains an important consideration in these areas, the Commission found that reducing minimum parking requirements in targeted contexts could increase flexibility, reduce barriers to development, and encourage more efficient use of land. These changes would support compact, walkable development patterns, promote infill housing, and better align parking regulations with broader community sustainability and growth goals. At its November 4, 2025 meeting, the Planning and Zoning Commission held a public hearing on Resolution 2025-003, which proposed recommending that the City Council amend Seward City Code § 15.10.215, Parking. The proposed ordinance included the following changes: • Reducing minimum parking requirements for multi -family dwellings, hotels/motels, clinics, and bowling alleys • Clarifying parking requirements for auto repair stations • Establishing parking requirements for animal shelters and drive-in facilities • Requiring that land used in parking agreements be located within City limits • Reducing required parking for multiple businesses or uses that share parking • Clarifying when reductions in required parking may be requested • Clarifying parking requirements for mixed -use development During that meeting, Commissioner Hornseth moved to substitute the original resolution with a version that eliminated minimum parking requirements in their entirety. A majority of the Commission voted to postpone consideration of the substitute resolution in order to hold an additional work session and address outstanding questions. This additional work session was held on November 18, 2025. At its January 6, 2026 meeting, the Planning and Zoning Commission approved Substitute Resolution 2025-033, recommending that the City Council eliminate parking requirements in the Seward City Code, with two additional amendments establishing parking requirements for single-family homes on lots greater than 3,000 square feet and for duplexes and multi -family dwellings. The effect of the proposed legislation would be to: • Eliminate parking requirements for all land uses except single-family homes, duplexes, and multi -family dwellings • Require two parking spaces for single-family homes on lots greater than 3,000 square feet, except within the Central Business (CB) and Harbor Commercial (HC) zoning districts • Require one parking space per dwelling unit for duplexes and multi -family dwellings, except within the CB and HC zoning districts • Remove unnecessary parking -related definitions and references within Title 15 • Amend the Land Uses Allowed table to require hotels in the Auto Commercial zoning district to obtain a Conditional Use Permit Comprehensive and Strategic Plan Consistency Information This legislation is consistent with (citation listed): Comprehensive Plan: Vol 1, Chapter 2.2 — Community Values • 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." Strategic Plan: Other: 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." NA NA Certification of Funds Total amount of funds listed in this legislation: $ 0 This legislation (✓): Creates revenue in the amount of: Creates expenditure in amount of: Creates a savings in the amount of: Has no fiscal impact Funds are (✓): Budgeted Line item(s): Not budgeted Not applicable Fund Balance Information Affected Fund (✓): General Boat Harbor Motor Pool Available Fund Balance SMIC Parking Other Electric Water Wastewater Healthcare Note: amounts are unaudited Finance Director Signature: n/a Attorney Review Yes Attorney Signature: Rob Palmer Not applicable Comments: 111. Administration Recommendation Enact Ordinance Other: Sponsored: Sorensen Introduction: February 9, 2026 Public Hearing: February 23, 2026 Substitute Version Enactment: February 23, 2026 CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Substitute AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA, AMENDING THE PARKING REQUIREMENTS IN TITLE 15 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, June 17, August 19, September 16, and November 18, 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 CITY OF SEWARD, ALASKA ORDINANCE 2026-002 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 Substitute Resolution 2025-033 on January 6, 2026, 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 15.10.140 Definitions is hereby amended to read as follows (new language is in bolded italics and underlined, and deleted language is stricken): 69. Parking requirements as stated in terms of employees. The maximum number of 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. Except in the CB and the principal business. It shall be the responsibility of the business owner to provide and maintain said off street parking in accordancc with this chaptcr continuously during the life of -the business. B. Optional Parking. Off-street parking may be provided at the discretion of the property owner or developer, provided it meets applicable desien and dimensional standards of this title. 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 Single family and 2 family dwellings and parish houses Multiple family dwellings and other places containing multiple dwelling units Hotels and motels Minimum Number of Parking Spaces 2 parking spaces per dwelling unit 2 parking spaces per dwelling unit plus 'h space for every unit larger than 2 bedrooms or greater than 1,000 square feet in size 1 space per guest unit CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Lodging, rooming and boardinghouses Dwelling, accessory dwelling unit Dwelling, studio apartment 1 space per guest room plus spaces for the principal dwelling unit 1 off street parking space in addition to those required of the principal dwelling 1 space per dwelling unit Churches, auditoriums, sports arenas, funeral chapels, theaters and other places of public assembly Multi family dwelling, institutional facilities and other healthcare facilities Dormitories/Bunkhouses Public libraries, museums and art galleries; post offices; community/senior centers Primary .,n n ary public and .,te schools Post secondary, vocational and music schools; dance studios and colleges Day care, nurseries and kindergartens Off -tees 1 space for each 4 seats maximum capacity 1 space per unit 1 space per 2 beds at maximum capacity plus 1 space for each employee on duty 1 space per 4 residents at maximum capacity 1 space per 1,000 square feet of gross floor 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 cmploycc, whichever is greater '/2 parking space for each instructor and 1/ space for each student, based upon maximum student capacity at one time '/2 space for each staff member and cmploycc plus 1 space for each 1,000 square feet of gross floor area Office buildings (public and private), professional center, financial institutions and other similar uses Office (medical or dental ) 1 parking space for each 500 square feet of gross office floor area, but not less than 2 spaces Two spaces per treatment room and one for each doctor, dentist, hygienist or other professional practitioner on site. 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 Bowling alley Commereial 1 parking space per 200 square feet of gross floor area, or one for each 4 seats, whichever is greater 1 parking spaces for each alley plus 1 for each employee on duty CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Food store, shopping center and mall Barber, beauty and other personal services shop Retail store or service business Service or repair shop; retail store handling exclusively bulky merchandise such as machinery, furniture, wholesale stores, appliances, carpet, showrooms, etc. Motor vehicle sales and service establishment 1 parking space for each 300 square feet of gross floor area but not less than 6 spaces 1 parking space per 100 square feet of gross floor area 1 parking space for each 300 square feet of gross floor area 1 parking space for each 400 square feet of gross floor area 1 parking space for each 400 square feet of gross sales floor area plus 4 spaces for each auto service stall Laundry and dry cleaning establishment Gasoline service station Industrial 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 1 parking space for each 2 gas pumps plus 2 spaces for each grease rack, wash rack and stall for servicing vehicles Industrial, processing, manufacturing and assembling 1 parking space for each 500 square feet of gfess-fleer-area-e-x-eept-t-hat-effic-e-spaee shall provide parking space as required for offices Warehettsing-T-sterage and wholesale business 1 parking space for each 1500 square feet of gross floor area, but not less than 3 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. A single-family home on a lot greater than 3,000 square feet is required to provide 2 parking spaces per dwelling unit. A single family home in the Central Business and Harbor Commercial zoning districts is not required to provide off-street vehicle parking spaces. 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, CITY OF SEWARD, ALASKA ORDINANCE 2026-002 mentioned. D. A duplex and a multi -family dwellin' is required to provide 1 parkin' space per dwellin' unit. A duplex and a multi family dwelling in the Central Business and Harbor Commercial zoninf districts is not required to provide off-street vehicle parkin] spaces. E. 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 1 .F Location. Subject to (1` aHa (2) ft is s„bsect on, a A11 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 usc, 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 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. 1G 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 parkins area for the site. G.H 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 CITY OF SEWARD, ALASKA ORDINANCE 2026-002 in width. Detailed plans for all curb cuts shall be submitted to the administrative official for approval before a building permit is issued. ICI 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 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. 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 the sum of the requirements for the several individual uscs computcd 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 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 arca and no parking arca provided for the purpose 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 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. CITY OF SEWARD, ALASKA ORDINANCE 2026-002 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 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. Group use of lots. 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 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): 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. CITY OF SEWARD, ALASKA ORDINANCE 2026-002 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. Table 15.10.226. Land Uses Allowed KEY: O - 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 Lodging, hotel, motel, lodge, inn C OC — C C Section 4. This ordinance shall take effect ten days upon enactment. ENACTED BY THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA THE 23RD DAY OF FEBRUARY 2026. THE CITY OF SEWARD, ALASKA Sue McClure, Mayor CITY OF SEWARD, ALASKA ORDINANCE 2026-002 AYES: NOES: ABSENT: ABSTAIN: VACANT: ATTEST: Kris Peck City Clerk City Council Memorandum Meeting Date: February 23, 2026 To: Seward City Council From: Daniel Meuninck, Community Development Director Subject: Parking Code Revisions The purpose of this memorandum is to explain why certain changes to the Parking Code that were approved by the Planning and Zoning Commission are not included in the ordinance now before you for adoption. At the Planning and Zoning Commission meeting, a Commissioner introduced a substitute resolution that included an ordinance eliminating all off-street parking requirements citywide. Based on that premise, the substitute version also included corresponding revisions to the definitions section and the permitted land uses provisions, assuming that parking requirements would no longer apply to any land use. The Commission voted to approve this substitute version. However, following that approval, the Commission adopted a subsequent motion amending the ordinance to reinstate parking requirements for single-family dwellings, duplexes, and multi- family residential developments. While the parking requirements themselves were restored for these residential uses, the related revisions to the definitions and land use provisions, originally drafted under the assumption that all parking requirements were removed, were not addressed during the meeting. After the meeting, staff identified that this sequence of actions resulted in internal inconsistencies within the ordinance. Although these inconsistencies were not identified prior to Commission approval, staff was advised that, from a legal standpoint, since the City Manager is the ordinance sponsor, she has discretion to make corrective revisions to ensure the ordinance is internally consistent and accurately reflects the Commission's intended policy direction, provided no new substantive policy changes are introduced. Accordingly, the ordinance presented to City Council removes the inconsistent definition and land use revisions that were premised on the complete elimination of parking requirements. These changes are administrative and corrective in nature and are intended to ensure that the ordinance accurately reflects the Commission's final action to retain parking requirements for residential uses. No additional substantive policy changes have been made beyond aligning the ordinance language with the Commission's ultimate decision. Staff believes these revisions result in a clearer, more internally consistent ordinance and reduce the risk of confusion or unintended interpretation after adoption. Update on February 20, 2026 In reviewing the Ordinance that we have submitted to City Council, we noticed that letter "L" on page 49 of the packet should have been included in those "housekeeping" edits to put back language that refers to required parking areas, which had previously been deleted when the Ordinance was striking all parking requirements. This language has been re -instated in the substitute version presented as a laydown.