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HomeMy WebLinkAboutORD2026-002 Title 15 Parking CodeSponsored: Sorensen Introduction: February 9, 2026 Public Hearing: February 23, 2026 Substitute Version Enacted: 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 Page 2 of 8 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. -Parkingrequirements as -stated employees: The friaxifftuffinuffibeFecempleyees wlw-ill-beat-the-site-at-one-time-erreithef-sing}e-shi€t-er-an-overlap-o€shifts . 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 specijjed in this section. Exeept--in-the-CB -and-the- HC districts, there shalt beprevided- permanentlyaintained off street parking€er-eaekprincipal- siness. 11-shall be the responsibility -of -the business-owner-te-proviand-rrcaintain-said-o€€-street par-}Frog-in-aeeordance-w-it#-thisehapteneontinueusly duringt e-44fe-e€ the -business. 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. For-eaeh-peal- ildin -o eseewithin- dal- -ilding;thnre-shall--be-naless-than the -number -eke€€ -street ¥el►icic pa-rki-ngspaees-speei€ied-under-this-section= Land- Use " N ~ f- Pa..1th c g s Dwellings -and -Ledges Sing-le-€amid}-and2---€ami-1y-dwellings 2-$a kingspaees--per-dwelli-ngnnit and •Y Multiple-family-dwellings--and-etherplaees 2--parking dwelling spaees-pendwelling-i nit-Alas-1/2 eentaining-multiple nn}ts spaee-for every-unit-larger-than-2--bedrooms 1,000 feet i-se or -greater than square Hetels-and-rnetels 1 ace-per-gues` unit Lodging; beardingheuses 4--spaee-per-guest-ream-plus-spaees-far-the reaming -and " princi ai- eI rit CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Pa�e3of8 Dwelling, aeeessory-dwelling-unit o 0 r dwelling ,nit Churches; 4-space-for ii aa4iteritixms; sports -arenas; funeral -chapels, theaters-and-ether-plaees-of eaeh-4-5ieats- a eapae-rty Multi-famildwellingr institutional space -der -unit Hospitals; long group -care --herpes, -term -earn faeil-ities-and-other-healthcare-faei-1 ies Dermiteries{Bunikheuses capacity Publie-libraries; --floor iruseu-ms-and-art-galleries; -1--space-per -1;000-square-feet-ef gross area Primary-and-secondary-publie-and-private 4--parlting-spaee-€er-every-4-seats-in-the schools main-auditeriunm-or-assembly-room; er-- parlting-spaces-€er-every-el-assreein-plu s-l- -member -or parlting-space-€er-cach staff is employee, whichever greater Pest V2-parking-spaee-€er-eaeh-instructor-and44 -secondary, -vocational andmasie dance -Based -upon sehoels; studios andeelleges space-€er-each student, Day -kindergartens 1/2-spaec for -staff -member -and care; nurseries and each 000 employee-phis-1 space-€er each-4- squace-feet-ef-gress-fleer-area Opines Offiee_bulld-ings-{public Oparking-space-fer- 500 and-private3 €tnaneia14nstitutions ach square -feet -of fl hut-not-less-than-2 professional -center, and-other-similai✓uses gross offiee- oor-area, spaces Office-{medical-or-dental_3 Two-spaces--per-treats ent-room-and-eie-€er sito professional p ctitioner o Entertainment and-Sefviees Skating -fink, -hail; fraternal-und 1-parking-space for 1-00-square-feet-of youth civic -hall -and -other -similar eaeh gross -floor -area elub; assembly uses without -fixed -seats Eating-and-driniting-establishrnent 1-parking 200 -feet space per square of fleer•ar-ea, gross er-enefer-each-4-seats; Bowling -alley C-emniereial _ Food -store; shopping-center-andmall CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Pa2e4of8 Barber-;-beauty-and-ether-personal-services 4-parking feet shop spaepei-4-09-square of -area gross -floor Retail-stern-er-service--business 4--parkingspace-€er-each-200-square-€eet-e€ gross-f e-F e Service 4-parking 400-square feet or -repair -shop; retail-stere-handling space -for each of gross -floor area ex1nsiveiy-milky merehandise-st -as #furniture; mac -finery; Y41184ersale-steres, ct appliancesea ,,et sh -ns letervehicle-sales-and-service 4-parking-space-for feet -of establishment each-400-square 4-spaees-€er-eae gross sales -floor -area -plus auto-serviee-stall Laundry i-parki-ngspace-for -and -dry cleaning establishment ach400-sguare-feet of floor grass -area, er-4--parkingspaee-for -machines, each-4 coin -operated washing dryers-or-dry-eleaningfachi-nes;whichever is -greater Gasoline 4-parking-space-for 2-gas-e -service station each plus 2--spaces for each -grease -rack, wash -rack for and stall servicing vehicles Industrial Industrial; 4-parking feet proeessingrmanu€aeturing and assembling spaee-€er-each-500-square of floor that -office grass area- cept space for shall -provide parking -space -as -required offices Warehousing, 4-parking-space- for -feet storage -and -wholesale business eael}-1500 square floor -net -than of -gross -area, -but -less -a space:i Mar -hie -Related -Uses Harbor -or -marina -1-parking-space-€er-every-4-established boat based -stalls -or -equivalent -berths -en -an lengtbe€-40-feet i€e average -beat and, laeeeh-ramp-is-included, e-minimum-e€ 20% lengeneugh-te efthe-spaces-will- accommodate vehieles--with-beat-trailers Day 4-parking-space- 4 eruiseTcharterbeat-eperaters4-ieensed for-20-er- per people ma*imum eapacity arc people C. A single-family home on a lot greater than 32000 square feet is required to provide 2 parking spaces per dwelling unit. A single-family home in the Central Business and Harbor Commercial zonin' districts is not required to provide off-street vehicle parkin' spaces. Unlisted uses —The -requirements -for e€€-street parking €acilities-€er--uses-not speei€tcally mentioned-in-this-seetien-shall-be-the-same-es-the-above mentioned -use -whit in -the opinion of the administrative -official, is-most-similar-te-the-use-net-speeifically-mentioned: CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Page 5 of 8 D. A duplex and a multi -family dwelling is required to provide 1 parking space per dwelling unit. A duplex and a multi -family dwelling in the Central Business and Harbor Commercial zoning districts is not required to provide off-street vehicle parking 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 E.F Location. Subjectte-{ I) and-(2) of -this suhseetionTnAll 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 1 u-fired-paring-may-lie-provided-en-e-lett-hat-fs-ee -eecupied er--abutting the•pi4nepal use, pre-vided-that-f-i-)-there--s-a-pedeJtr-ian- te-not-longer than-600- feet to--aloe--let eeeupied-Ey theprineii3a1 use, ei-(ii) access-is-previded-by--a-sch.,eduled Mlle-ser iee-er a- valet-pafk-itg-attendant. 2-. Required parking -may- ated en ---lot net- eeeupied-Ey-the-principal-lase-served-en-ly if (i)-park-i-g-is---pefmitted-er-eenditienal-ttse-+n-the-ening district -for t iet and-(ii) the-let-4s-made-subject--te--a--recorded agreement -among its -owner -the ow -Ref -of -the -let eeeupied by-the-pr-ineipal lase -and the -City-that-the--required-fig mil -he -maintained fer-the benefit ef-the-principal-lase sepied-€er-the--l-i€e of -that -lase. E,G 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.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 in width. Detailed plans for all curb cuts shall be submitted to the administrative official for approval before a building permit is issued. 171 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: CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Page 6 of 8 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. Dal-use-of-lets--Twe-er-mere-h i1dings ef-trses-may collectively provide -the re +Iirecl-off street paflFing; in which -case the required member ofpa spaces-shall-eet-be lessthan4he Burn of the requileihe,+t fer-the several -individual uses eemputed-separately. r-the-insta e of-dual-€ftnetten of off street -parking where-operating-hetrfs of-t}ses-do-net--overlap,=the planf►ing-and zeei +gee ssieo-may, key -coed ienaltrse -pe it; reduce -the -required --pall g to-any-afnount-that-fneets-the-requirements-ef,eaelh-user emputatien-ef-fmfobers-e€-spaces: 4rfiguring the-tetal--parkifrg-requirements for-a•usc, any €faetien-e€-Vref-rnefe-shall fequife-one-faefe-spat-er I4 —Reduction of —spaces, -fie exlstifrgparkingafea-andliopatkitig-area-pr-e ided for-thepuTese efeempIyintgwit thepfevisiense€this ,ect, a€ter-adeption-of the-erdiftanceeedi ied in -this ehaptei-be-felinquished et -reduced in -any manner -below the -requirements -of -this seccrr. �troi o„ 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 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- CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Page 7 of 8 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. g—Group-u-se-e -1e Where--bete-flan-one-tenant- Itidedwit-t}i any -one- -tiding-er en -any one --tot; the parking requirements -shall -he -the su -total-e€-the parittg-requirements for all-ofthe-various-tenants or-ttseslar-evided; hewever; that -- The-aggregation-ef-tenants-er--uses-s ►al-t-meet-all-the requiren}ents-withinrthe-de€initien of "shopping -center" in -order -to become -entitled to -utilize -the -parking ratio specified --in section 15:i8:215(l . �. Where --a hotel-er-meter-#as-ether-opal--uses such -as restaurants, bar -and -meeting Teems-leeatedon-tts-premises, the -principal -use requiring the -greatest ainetunt-ef taarking shall -pre ide-1OG percent of the-req-u-ired-parking-spaces-andthe-other ruses shad -preside, in -addition, at -least 70 percent -of -the -parking -spaces -which would -be -required if -these were stand -alone --uses. 3. Where--a-eenve- nee stare includes -a self service -gas -station, the -required �g shall he -determined -by the parleing ratio specified-in-section-4--5-.48:215(b). No additional parking -spaces will -be -required -fer-gasoline set-viee-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 stric-ken)• 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. CITY OF SEWARD, ALASKA ORDINANCE 2026-002 Page 8 of 8 4. Parking_area(s), if provided, will be pe ided 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 Principal y Residential Principally Commercial Princi?ally Public Uses RR R 1 R2 R3 UR OR AC HC CB I RM INS P Lodging, hotel, motel, lodge, inn C 9C 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. AYES: NOES: ABSENT: ABSTAIN: ATTEST: Kris Peck City Clerk THE CITY OF SEWARD, ALASKA Sue McClure, Mayor Calhoon, Osenga, Warner, Draper, Barnwell, Crites, McClure None None None 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 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 Yes Attorney Signature: Rob Palmer Not applicable Comments: Administration Recommendation Enact Ordinance Other: