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HomeMy WebLinkAbout08042026 Planning & Zoning PacketPlanning & Zoning Commission Meeting Packet Regular Meeting Tuesday, August 4, 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 REGULAR 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 Andrew Wilder Commissioner Tyna Siptrott 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 August 4, 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 July 7, 2026 Planning & Zoning Commission Meeting Minutes 4 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.) A. Resolutions Requiring Public Hearing Planning & Zoning Commission Meeting Agenda August 4, 2026 2 1) Resolution 2026-009 of the Planning and Zoning Commission of the City of Seward Alaska, granting a conditional use permit to Major Marine Tours LLC to construct a third employee bunkhouse on Tract B, Leirer Industrial Subdivision, at 1804 Leirer Road within the Industrial (I) Zoning District 10 *Quasi-judicial item. Commissioners may not discuss any items about this Resolution with the applicant, other commissioners, or the public. 9. UNFINISHED BUSINESS A. Resolutions - None 10. NEW BUSINESS A. Resolutions - None B. Other New Business 1) Discuss work session topic for August 18, 2026. 11. INFORMATIONAL ITEMS AND REPORTS (No action required.) A. Reminder of upcoming P&Z Meetings 1) Work Session on Tuesday, August 18, at 6:00 pm in Council Chambers at City Hall. 2) Regular meeting on Tuesday, September 1, at 7:00 pm in Council Chambers at City Hall. 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 August 4, 2026 3 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page CALL TO ORDER The Tuesday, July 7, 2026, regular meeting of the Planning & Zoning Commission was called to order at 7:00 p.m. by Chair Clare Sullivan. PLEDGE OF ALLEGIANCE Commissioner Rhonda Hubbard led the Pledge of Allegiance. ROLL CALL There were present: Clare Sullivan, presiding, and Brenan Hornseth Nathaniel Charbonneau Vanessa Verhey Rhonda Hubbard Andrew Wilder Tyna Siptrott comprising a quorum of the Commission; and Daniel Meninck, Community Development Director Courtney Bringhurst, City Planner Jamie Crocker, Executive Planning Assistant Kris Peck, City Clerk Excused — Charbonneau, Wilder Vacant — None PUBLIC COMMENTS ON ANY SUBJECT EXCEPT THOSE ITEMS SCHEDULED FOR PUBLIC HEARING - None APPROVAL OF AGENDA AND CONSENT AGENDA Motion (Hubbard/Hornseth) Approval of Agenda and Consent Agenda Sullivan requested to switch the order of Resolution 2026-007 and 2026-008. Motion Passed as Amended Unanimous The clerk read the following approved consent agenda items: Approval of the June 2, 2026, Planning & Zoning Commission Meeting Minutes 4 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page SPECIAL ORDERS, PRESENTATION, AND REPORTS City Administration Report Community Development Director Daniel Meuninck reminded the Commission about the Joint Work Session with City Council regarding short-term rental regulations. He also talked about public outreach for the Comprehensive Plan. He reminded everyone that the Kenai Peninsula Borough Planning Commission was still looking to fill the Seward Seat. PUBLIC HEARINGS Resolutions Requiring Public Hearing Resolution 2026-008 of the Planning and Zoning Commission of the City of Seward Alaska, granting a variance from Seward City Code 15.10.220 Development Requirements to Rodney Roemmich to reduce the 10' setback requirement to construct a lean-to structure on the side of a warehouse located at 1605 Leirer Road, within an Industrial (I) zoning district Motion (Hornseth/Verhey) Approve Resolution 2026-008 City Planner Courtney Bringhurst summarized the request for the variance and why a property owner would request one. She referred to page 75 of the packet and explained the covered storage and setback requirements. She showed an example of a proposed lean-to and explained the property lines and Alaska Railroad right-of-way. Bringhurst went over the conditions that went along with this variance. Applicant Rodney Roemmich introduced himself and explained he wanted to make the property look nicer and be more functional. Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. Carol Griswold, inside city limits, noted her observations in driving by the property. She encouraged P&Z to consider the reasons for the setbacks. A variance may not be granted simply for inconvenience. She urged P&Z to deny the variance. No one appeared and the public hearing was closed. Hubbard asked about the non -confirming property. Bringhurst explained the exception. Main Motion Passed Unanimous 5 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page Resolution 2026-007 of the Planning and Zoning Commission of the City of Seward Alaska, granting a conditional use permit to Marathon Ridge Retreat LLC for the development of a Recreational Resort, including lodging, recreational, and accessory uses, at 110 Aialik Street within the Resource Management (RM) Zoning District Motion (Hornseth/Siptrott) Approve Resolution 2026-007 Bringhurst noted this was an extensive application. She summarized some key points from the packet regarding the Marathon Ride Retreat. She noted a recreational resort was not defined in Seward City Code. The applicant would have to comply with federal regulations and environmental mitigation. She summarized phases 1-4 which included the access road, maintenance building, guest cabins, lodge saunas, and a chairlift. Bringhurst also highlighted some key conditions in the packet. The applicants are allowed to speak for 10 minutes prior to the public hearing and save unused time for after the public hearing is closed. Applicants Tim Ozerkov, Matt Ozerkov, and Heather Ozerkov introduced themselves to the Commission. They wanted to invest in Seward's future with this unique piece of property. They described the work and community outreach that went into their master plan. They were grateful for the opportunity to contribute something special to Seward for the locals and the kids. Notice of the public hearing being posted and published as required by law was noted and the public hearing was opened. Kevin Clark, outside city limits, described his one-on-one tour with Tim Ozerkov regarding the project. He appreciated their outreach and supported the project. Bob Candopoulos, outside city limits, recalled a positive experience meeting the owners when they bought property in his residential neighborhood. He thought this new resort project would bring winter business and bring activities for kids in the winter. Harold Faust, inside city limits, noted development and roads on that rugged mountain terrain was concerning. The road in the summer was difficult, and in the winter would be impossible. This plan did not make good sense. He did not want business traffic in his quiet residential neighborhood. Faust opposed this resolution. Sue Faust, inside city limits, did not want business traffic in her quiet neighborhood. She thought the activity use would be much higher than how it was described as "low intensity." She opposed this resolution. Tom Reese, outside city limits, had taken a tour of the property with the owner. He was confident the owners could make the road meet the criteria for emergency first responders. The project would be a plus for Seward. 6 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page Annette Reese, outside city limits, had also toured the property and said the view was magical. The chairlift would make the mountain accessible to anyone with limited mobility. She hoped the traffic issues could be worked out with the local residents. Bob Linville, inside city limits, only just recently heard about this project. He lived on Vista Avenue and cherished the quiet neighborhood setting. He noted the current road provided beautiful public hiking access to Mt. Marathon. He hoped for continued public access on the land. Linville would fight tooth and nail to preserve his quiet street. Max Ingalls, outside city limits, vouched for the Ozerkovs' work ethic and character. He thought they were very environmentally conscious. They were dreaming for something different for Seward. Ingalls supported their plan. Carol Griswold, inside city limits, said the project was not in the community's best interest. Much of the information provided was incomplete and inaccurate. She summarized the items in the plan including lodges and parking lots and noted these were not small scale uses. These developments would have a negative impact on all aspects of Mt. Marathon. The Comprehensive Plan was not in harmony with this project. She urged P&Z to deny this CUP based on this factor alone. She provided recommended changes to the conditions as written testimony. Morgan Huffman, inside city limits, thought the project would be a phenomenal addition to the community, especially in the winter. Rodney Rommerich, outside city limits, made a comparison to visitors experiencing boat tours of the Kenai Fjords and supported this project. He supported bringing more year-round business to Seward. Mark Kanstiener, inside city limits, just found out about the project two days and was surprised he didn't know about it. He spoke about the chairlift idea being so far down the road it may never happen, so don't pin all hopes on the chairlift. He was opposed to this project for many reasons. Mica Van Buskirk, inside city limits, supported the project. She appreciated the collaborative approach to the project from the owners. It was beautiful land and it would add lasting value to the community. She noted making the road feasible was not going to be easy. There were a lot of conditions in the application. John Wisel, outside city limits, spoke in support of the project. It was tough to find stuff to do in the winter time. He noted the applicants were courteous about involving the public. He noted Vista Road access should be shared. The resort would be fun for kids in the winter. Gina Vendola, outside city limits, echoed previous comments that supported the plan. Matt Anderson, outside city limits, echoed previous comments that supported the plan. He thought the development would be small scale. He thought it was a great idea. City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page Kim Warner, inside city limits, compared the Ozerkov brothers to the Ballaine brothers who also had a vision for Seward. He recalled previous developments that were opposed initially but now were cherished. Warner supported this project. No one appeared and the public hearing was closed. The applicants had 7 minutes and 30 seconds remaining from their initial 10 minutes. The Ozerkovs appreciated all the comments. They wanted the project engineered so as not to impact the viewshed. There was no intention to close public access to the road. They spoke to the chairlift and being sustainable financially. They wanted to continue to get feedback as the development progressed. Ultimately, they wanted to create something special for Seward and fun activities for kids such as capture -the -flag. In regard to the lack of detail in application, first they needed to know if they could use the property in this way prior to investing more money into the project. The applicants had used up their remaining time and now it was the Commission's turn to discuss the resolution. Hornseth discussed a possible tree canopy amendment with the applicant and the Community Development Director. The Commission amended Resolution 2026-007 with the following condition: "At the completion of all approved phases of development, no more than ten percent (10%) of the approximately 44-acre property shall consist of permanent tree canopy removal, as measured from the existing tree canopy on the property at the time this Conditional Use Permit is approved. Temporary clearing necessary for construction is permitted, provided such areas are replanted or otherwise restored to tree canopy upon completion of construction so that the property complies with this condition." The Commission continued to discuss the resolution as amended. Hornseth wanted to address trespassing and a condition to retain the right to use the property to access Mt. Marathon in perpetuity. The applicant noted liability of allowing access pending legal council. Siptrott asked about parking, feasibility, and the possibility of having a maximum occupancy. The applicant explained each building would have maximum occupancy ratings. There was no way of controlling transient traffic and hikers passing through the area. Verhey noted this was in a resource management zone, and wanted to keep short-term rentals in mind. Main Motion Passed Unanimous 8 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page NEW BUSINESS Other New Business Discuss work session topic for July 21, 2026 Meuninck said the work session would be a continuation of the CUP process to bring it closer to a finished product. INFORMATIONAL ITEMS AND REPORTS Work Session on Tuesday, July 21, 2026 at 6:00 p.m. Joint Work Session with City Council on Monday, July 27, 2026 at 5:30 p.m. Topic: Short-term rentals Regular meeting on Tuesday, August 4, 2026 at 7:00 p.m. FINAL PUBLIC COMMENTS Tom Reese, outside city limits, spoke about Herman Leirer pioneering a road for people to see Exit Glacier. He spoke to the original vision leading to thousands of people enjoying Exit Glacier. He thought the Marathon Ridge Resort would have similar positive outcome. ADMINISTRATION AND COMMISSION COMMENTS AND RESPONSES TO PUBLIC COMMENTS Meuninck thought it was a great meeting and good public participation. He noted the Ozerkovs were open to community feedback. Hornseth thanked the public for coming out and thanked Community Development for the assist on the amendment. Hubbard thanked all the public for coming out and their opinions. She said resource management was complicated and noted this CUP had a lot of conditions. Sullivan noted the Ozerkovs were willing to work with the community. She appreciated all the work that went into this meeting. ADJOURNMENT The meeting was adjourned at 8:42 p.m. Kris Peck Clare Sullivan City Clerk Chair 9 Planning and Zoning Agenda Statement Meeting Date: August 4, 2026 To: Planning and Zoning Commission Through: Daniel Meuninck, Community Development Director From: Courtney Bringhurst, Planner Agenda Item: Resolution 2026-009 of the Planning and Zoning Commission of the City of Seward Alaska, granting a conditional use permit to Major Marine Tours LLC to construct a third employee bunkhouse on Tract B, Leirer Industrial Subdivision, at 1804 Leirer Road within the Industrial (I) Zoning District Background and justification: Colby Lawrence, on behalf of Major Marine Tours LLC, has applied for a Conditional Use Permit (CUP) to construct a third employee bunkhouse on Tract B of the Leirer Industrial Subdivision at 1804 Leirer Road. The bunkhouse will serve as an accessory structure to the existing Major Marine warehouse and maintenance facility. The property is owned by Leirer Enterprises LLC and leased by Major Marine Tours LLC. The bunkhouse will provide seasonal employee housing for employees of Major Marine Tours, Harbor 360 Hotel, and Seward Gateway Hotel. These businesses are all located within approximately one mile of the proposed development and rely on seasonal workforce housing to support their operations. The proposed bunkhouse is approximately 20 feet in height and contains 16 sleeping rooms with a maximum occupancy of 32 employees (two occupants per room). The parcel is located within the Industrial Zoning District, and a bunkhouse is allowed according to the Land Uses Allowed Table with an approved conditional use permit. The applicant has complied with all the public hearing requirements of Seward city code § 15.01.040. Regarding conditional uses, Seward city code § 15.10.320 states, "it is recognized that there are some uses which may be compatible with designated principal uses in specific zoning districts provided certain conditions are met. The conditional use permit procedure is intended to allow flexibility in the consideration of the impact of the proposed use on surrounding property, and the application of controls and safeguards to assure that the proposed use will be compatible with the surroundings. The commission shall permit this type of use if the conditions and requirements listed in this chapter (Title 15) are met." Prior to granting a conditional use permit, the Commission shall establish that the use satisfies the following conditions as listed in SCC §15.10.320(D): 1. The use is consistent with the purpose of this chapter and the purposes of the zoning district; 2. The value of the adjoining property will not be significantly impaired; 10 3. The proposed use is in harmony with the comprehensive plan; 4. Public services and facilities are adequate to serve the proposed use; 5. The proposed use will not be harmful to the public safety, health or welfare; 6. Any and all specific conditions deemed necessary by the commission to fulfill the above - mentioned conditions shall be met by the applicant. These may include but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects related to the proposed use. Surrounding Land Use and Zoning: Development Requirements: Staff has reviewed the submitted site plan and finds that the proposed development complies with the applicable development standards of SCC Table 15.10.220, including minimum lot size, setbacks (Front — 10', Side — 10', Side adjacent to street — 20', and Rear — 10'), maximum lot coverage (100%), and maximum building height (34'). The proposed bunkhouse has a building height of approximately 20 feet, which is below the maximum height permitted within the Industrial zoning district. Surrounding Land Use: Surrounding development is primarily industrial in nature. Adjacent uses include the Alaska Railroad corridor to the north and west, Shoreside Petroleum's bulk fuel storage facility to the east, and industrial storage facilities and Icicle Seafoods' seasonal employee housing to the south. The proposed bunkhouse is located adjacent to the Shoreside Petroleum bulk fuel storage facility. The Seward Fire Chief reviewed the proposal and indicated that although the adjacent fuel tanks warrant consideration, the facility was constructed in accordance with applicable International Fire Code and International Building Code requirements and incorporates fire detection systems, secondary containment, retaining walls, and on -site fire suppression systems. Staff has incorporated a condition requiring compliance with all applicable Building and Fire Code requirements through the building permit process. Floodplain status: According to the Kenai Peninsula Borough Floodplain Map, the property is not located within a Special Flood Hazard Area (SFHA). Utilities: Water, sewer, and electricity are already available to the property. Adequate fire, police and solid waste disposal services are available to the property via Leirer Road. The city code also requires that every building or building site within the city must provide containers suitable for refuse collection (SCC 14.05). All containers shall be watertight with an animal -proof lid. Parking: Under SCC § 15.10.215, off-street parking may be provided at the discretion of the property owner or developer, provided applicable design and dimensional standards are met. The zoning code does not establish a minimum parking requirement for bunkhouses. The proposed bunkhouse contains 16 sleeping rooms, with a maximum occupancy of two residents per room (32 residents total). Previous Conditional Use Permits for bunkhouses have required a minimum of one off-street parking space for every four residents. The proposed development provides a total of 37 parking spaces serving all three bunkhouses. Based on the maximum occupancy of 88 residents, the development provides approximately one parking space for every three residents, exceeding the parking ratio required for previous bunkhouse approvals. 11 In addition, ADA standards require two accessible parking spaces for parking areas containing 26 to 50 spaces. The site plan provides the required accessible parking. Comprehensive and Strategic Plan Consistency Information mill This legislation is consistent with (citation listed): Comprehensive Vol 1, Chapter 3.2.1.2 — Expand the opportunity for affordable, diverse, Plan: year-round housing through appropriate land use regulations. - "Support apartments and other high density residential development, including seasonal working housing." Vol 1, Chapter 3.3.1.1 — Support a range of housing choices that meet the needs of people in various income and age groups. - "Encourage the development of seasonal employee housing." Strategic Plan: "Encourage construction of residential and seasonal housing at all market levels" (Page 9). Staff Comments Department Comments No Comment N/A Building Department No concerns Fire Department No concerns. Additional verification and review will occur during plan review once the building permit is submitted. Public Works Department X Harbor Department No concerns Police Department X Electric Department X Telecommunications X Public Comment Property owners within three hundred (300) feet of the proposed land use amendment were notified of this public hearing. Public notice signs were posted on the property and all other public hearing requirements of Seward City Code § 15.01.040 were complied with. At the time of this publication the Community Development Department has not received public inquiries and comments, which have been included in the packet. If any correspondence is received after publication of this agenda statement, it will be submitted to the Commissioners for their review. 12 Recommendation The proposed use is permittable through the Conditional Use Permit process, which allows the Commission the opportunity to ensure that the use is consistent with the purpose of the zoning district and surrounding land uses, is in harmony with the Comprehensive Plan, and will not be harmful to the public safety, health, or welfare. 13 Sponsored by: Applicant Public Hearing: August 4, 2026 CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2026-009 A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO MAJOR MARINE TOURS LLC TO CONSTRUCT A THIRD EMPLOYEE BUNKHOUSE ON TRACT B, LEIRER INDUSTRIAL SUBDIVISION, AT 1804 LEIRER ROAD WITHIN THE INDUSTRIAL (I) ZONING DISTRICT WHEREAS, Colby Lawrence has applied for a Conditional Use Permit (CUP) from the Seward Planning and Zoning Commission on behalf of Major Marine Tours LLC to construct a third employee bunkhouse at 1804 Leirer Road; and WHEREAS, the property is owned by Leirer Enterprises LLC and Major Marine Tours LLC is the lessee of the property; and WHEREAS, the property is in an industrial (I) zoning district; and WHEREAS, a bunkhouse is allowed in the industrial zoning district with an approved CUP; and WHEREAS, the bunkhouse is intended to provide much -needed, high -quality housing for employees of Major Marine Tours, Harbor 360 Hotel, and/or Seward Gateway Hotel, all of which are located less than one mile from the proposed bunkhouse location; and WHEREAS, the public notification process was complied with and the appropriate public hearing, as required by Seward City Code § 15.01.040. NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA: Section 1. According to SCC 15.10.320 It is recognized that there are some uses which may be compatible with designated principal uses in specific zoning districts provided certain conditions are met. The conditional use permit procedure is intended to allow flexibility in the consideration of the impact of the proposed use on surrounding property, and the application of controls and safeguards to assure that the proposed use will be compatible with the surroundings. The commission shall permit this type of use if the conditions and requirements listed in this chapter are met. According to SCC 15.10.320.D., the Commission shall establish a finding that the use satisfies the following conditions prior to granting a conditional use permit: A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. Finding: According to the Land Use Allowed Table, § 15.10.226, a "Bunkhouse" is allowed within an industrial (I) zoning district with an approved Conditional Use Permit. The industrial zoning district is defined as "a district in which the principal use of land is 14 PLANNING AND ZONING COMMISSION RESOLUTION 2026-009 Page 2 of 5 for business, manufacturing, processing, fabricating, repair, assembly, storage, wholesaling and distributing operations, which may create some nuisance, and which are not properly associated nor compatible with residential land uses. It is intended to provide environmental safeguards for people employed in or visiting the district. Some visual amenity is expected in this district to make it compatible with adjoining residential or business districts." A bunkhouse is defined as "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." The proposed bunkhouse provides employee housing that directly serves nearby commercial and industrial businesses. With a maximum building height of 20 feet, the structure is well below the 34-foot height limit permitted within the Industrial zoning district and is compatible in scale with the existing development on the site and surrounding area, which includes industrial businesses, warehouses, maintenance facilities, and existing employee housing. Although the Industrial zoning district is not intended for conventional residential neighborhoods, the Zoning Code specifically recognizes bunkhouses as an appropriate conditional use when reviewed through the Conditional Use Permit process. The proposal also supports the district's purpose by providing safe and functional housing for employees working within the industrial area while maintaining compatibility with surrounding uses. B. The value of adjoining property will not be significantly impaired. Finding: The proposed bunkhouse will not significantly impair the value of adjoining properties. The property currently contains two employee bunkhouses that have operated without known adverse impacts to neighboring properties. The proposed building is compatible with the existing development pattern on the site and will be constructed and maintained in accordance with applicable City requirements. The landscaping and site improvement requirements imposed as conditions of approval will further improve the overall appearance of the development. C. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: This criterion has been met. The proposal is in harmony with the Seward 2030 Comprehensive Plan. Seward Comprehensive Plan (approved by Council, May 30, 2017) Vol 1 Ch 3.2.1.2 — Expand the opportunity for affordable, diverse, year-round housing through appropriate land use regulations. • "Support apartments and other high density residential development, including seasonal working housing." 15 PLANNING AND ZONING COMMISSION RESOLUTION 2026-009 Page 3 of 5 Vol 1 Ch 3.3.1.1 — Support a range of housing choices that meet the needs of people in various income and age groups. • "Encourage the development of seasonal employee housing." Strategic Plan (1999) "Encourage construction of residential and seasonal housing at all market levels" (Page 9). D. Public Services and facilities are adequate to serve the proposed use. Finding: Sewer, water, electric, and road infrastructure currently serve the property. Police, fire, emergency medical, and solid waste services are available to the site. The proposed development is not expected to create demands on public services beyond their existing capacity. E. The proposed use will not be harmful to the public safety, health or welfare. Finding: The proposed bunkhouse will be designed and constructed in accordance with the International Building Code and International Fire Code. The adjacent bulk fuel storage facility was previously approved through a Conditional Use Permit and is required to comply with applicable building, fire, state, and federal regulations. According to the Seward Fire Chief, the facility includes fire detection systems, secondary containment designed to capture fuel releases, on -site fire suppression systems, and other protective measures that provide an acceptable level of life safety for the proposed adjacent use. The proposed bunkhouse has a maximum occupancy of 32 residents, with no more than two occupants permitted per sleeping room. On -site parking, bear -resistant refuse containers, and E-911 addressing will further support the health, safety, and welfare of occupants. Section 2. Any and all specific conditions deemed necessary by the Commission to fulfill the above -mentioned conditions shall be met by the applicant. Approval of the CUP shall be subject to the following conditions: 1. The applicant shall comply with all applicable International Building Code, International Fire Code, and other requirements identified by the Building Official or Fire Chief through the building permit process. 2. For any upgrades or connections to the water, sewer and/or electric utilities prior to a certificate of occupancy being issued, the applicant will work with the appropriate city departments. 16 PLANNING AND ZONING COMMISSION RESOLUTION 2026-009 Page 4 of 5 3. A minimum of 1 parking space per 4 residents at maximum capacity shall be provided for on site. At least one (1) of those parking spaces shall be compliant with the Americans Disabilities Act (ADA). 4. All parking and maneuverability shall remain on site for the life of the use. 5. For E-911 emergency response, separate street addresses shall be assigned to each structure and each structure shall be marked accordingly. 6. The site shall be developed in a manner that provides an attractive and well -maintained appearance appropriate for an industrial area. Areas immediately surrounding the employee bunkhouse shall incorporate landscaping or other site improvements, such as native vegetation, shrubs, trees, decorative rock, or similar materials, to soften the appearance of the development. Landscaping and site improvements shall be completed within one year after issuance of the certificate of occupancy. 7. Refuse containers designed to prevent the upsetting or spillage by wind, weather, animals, or accident, including bear -resistant containers where required, shall be provided for the life of the use. Such containers shall be stored within a roofed, three -sided enclosure constructed of durable materials. 8. Per Seward City Code §15.10.325(f). an approved CUP shall lapse six months from the date of approval if the use for which the permit was issued has not been implemented or a building permit obtained. The Commission may grant a six-month extension upon finding that circumstances have not changed sufficiently since the date of initial permit approval. 9. Modification of final approval of a conditional use permit may, upon application by the permittee, be modified by the Planning and Zoning Commission: a. When changed conditions cause the conditional use to no longer conform to the standards for its approval. b. To implement a different development plan conforming to the standards for its approval. c. The modification plan shall be subject to a public hearing and a filing fee set by City Council Resolution. Section 3. The Planning and Zoning Commission finds that the proposed use, subject to the above conditions satisfies the criteria for granting a conditional use permit provided the conditions listed in Section 2, are met by the applicant, and authorizes the administration to issue a conditional use permit to Major Marine Tours LLC for the construction of a third employee bunkhouse on the property located at 1804 Leirer Road, within an Industrial (I) zoning district. Section 4. The Planning and Zoning Commission finds that adherence to the conditions of this permit is paramount in maintaining the intent of Seward City Code Section 15.10.320: Conditional Use Permits and authorizes the administration to issue a conditional use permit. Section 5. Administration shall periodically confirm the use conforms to the standards of its approval. Nonconformance to these above stated conditions shall be grounds for revoking the Conditional Use Permit. 17 PLANNING AND ZONING COMMISSION RESOLUTION 2026-009 Page 5 of 5 Section 6. This resolution shall take effect 10 days following its adoption. APPROVED BY THE PLANNING AND ZONING COMMISSION THIS 4TH DAY OF AUGUST, 2026. Clare Sullivan, Chair AYES: NOES: ABSENT: ABSTAIN: VACANT: ATTEST: Kris Peck City Clerk (City Seal) 18 Context Map L.EIRERI!NM STR 5 13 LVI5I0 200 feet Conditional Use Permit Application Property Map Single-family Residential Two-family Residential Auto Commercial Industrial RES 2026-009 - Granting a conditional use permit to Major Marine Tours LLC to construct a third employee bunkhouse Location: 1804 Leirer Road Parcel #: 14525030 19 Existing Site Conditions Left - Bunkhouse #2 Right - Location for proposed Bunkhouse #3 Existing Carport Shed - Location for proposed Bunkhouse #3 Bunkhouse #1 Bunkhouse #1 Bunkhouse #2 1U 7/15/26, 11:18 AM CUP-26-2 Application Details This completed application is to be submitted to the Community Development Department bo M) eeksi advance of the next regularly scheduled Planning and Zoning Commission meeting See link below for the submission deadline dates. Daps www.distyofseward §oaacidesciorhs planning-zoning- ftommission planning-zoningeozettrigsion RAgTiulesatayffii regchrretbaththe The application must be accompanied by the $on Nig Documents Needed • 19,eilt survey of the property if it has been developed or a scaled site plan with elevations if the property is undeveloped • Scaled drawings of structures to be built • Any other pertinent documents to describe or support the project Applicant Information Fthie Mng Address Major Marine Tours LLC E57$ox ,Seward 99664 Ei Lanni wIby Property Information .com linter 9074910335 *tic Oteperty owner ?* Property° Meer No LEIRER ENTERPRISES LLC 21 https://sewardak.workflow.opengov.com/#/explore/records/5402/details 4/9 7/15/26, 11:18 AM CUP-26-2 Property° lamer di Property° ier leirer net 9075297769 Address der 11 J z r RD „Seward 90664 14525030 Mt* 0 industrial silo &156 sig District Leg® ascription 0 Lab 0 1.56 A mallard arcgis .room zipps webappviewer x ? T 1S R 1W SEC 3 SEWARD MERIDIAN SW 2002019 LEIRER INDUSTRIAL SUB TRACT B The legal description of a property and the KPB Parcel number can be found at this link bttps giskpb us Wtdpx Ithimiker iltkikozetlireyiaddrimur from the left that looks like a pin and says when you hover your mouse over it.Jffi' in your address and press Click on your parcel..A white box with information in it should appear on your screen The parcel ID number is at the top.,The Legal name of the property is in the middle under the heading Legal :" Development Information pates ?* 0 Commercial Building 22 https://sewardak.workflow.opengov.com/#/explore/records/5402/details 5/9 7/15/26, 11:18 AM CUP-26-2 blw property currentlybbitt Currently Major Marine Tours, Harbor 360 Hotel and Gateway Hotel operates their warehouse and vessel parts and maintenance shop as the primary building on this property. There are 2 secondary buildings both are 14 unit buldings used as a bunkhouse which was allowed under a Conditional use permit by the City of Seward in 2023 and 2024 Siepestld ?* Major Marine Tours, Harbor 360 Hotel and Gateway Hotel would like to add an additional 16 unit bunkhouse on this property. tiliwrelinent ?* ogn.nJlaytion April 2027 Requirements for Consideration Please note that prior to the Seward Planning and Zoning Commission granting a Conditional Use Permit,iitlhalftoltoycitatlished that the proposed use satis FeattitEllis[olbgewahadigjiyceode ti City Code requirements) sy k1eId municode .from zik geward nodes Otaificances " 8 how jiepi ei t tilfidhlirements ewad Z6ning tkibign stirigt Employee bunkhouse in an industrial area with CUP 0 23 https://sewardak.workflow.opengov.com/#/explore/records/5402/details 6/9 7/15/26, 11:18 AM CUP-26-2 EiilfaktsrofIiadhnkdoirt itt crlle lifitasy municode .room geward nodes afxdieances &ieId LUMBERED E Daycribe imp Olibiplinties property vales yUe ected No negative impacts. This additional bunkhouse will only improve the area. b(w jiaastetalit ewe! timprehensive E ajdle pules csde below) According to the Land Use Allowed Table, a bunkhouse is allowed in an Industrial Zone with a CUP. Seward Comprehensive Plan b tps www.fllgl>nfseward g154WP3130E1192616601-53XIO0 DjilIt ibes tliiities Mi sed (i erp ds utilities y• Water, Sewer, Elecric and Road. jed fikitiztadent fety ad welfae D bsmribe the This will open up high quality housing for seasonal employees, as well as opening up a few single family homes for year round residents. 24 https://sewardak.workflow.opengov.com/#/explore/records/5402/details 7/9 7/15/26, 11:18 AM CUP-26-2 Daycribe mitig thin tires yjkletted h hety ad welfae . None needed Document Uploads Include building elevation plans and a site plan drawn to scale. The site plan should include • Property dimensions • Location and dimensions of proposed and existing buildings • Rartitli con • Driveways and access • Natural features • Other pertinent information B'e e[ Bpporting ocuments IMG_2105.jpeg Bpporting ocuments No File Uploaded Bpporting ocuments No File Uploaded ! No File Uploaded Signature h blowing testy Lessee 25 https://sewardak.workflow.opengov.com/#/explore/records/5402/details 8/9 7/15/26, 11:18 AM CUP-26-2 I understand that this item will be scheduled for a Planning and Zoning Commission meeting ynl if all application materials are submitted not less than (A) eeks in advance of the next regularly scheduled Planning and Zoning Commission meeting #gTwlasalnyeii : laferiteiththe I hereby certify that the above statements and other information submitted are true and accurate to the best of my knowledge Aplic ie 0 Colby W Lawrence Sul 2026 Property° doer 0 Steve C Leirer 301 2026 26 https://sewardak.workflow.opengov.com/#/explore/records/5402/details 9/9 / 27 —O A T q d II u n a ITi 17) _ _ — Y CN.icN.p L 1 E 3 v Gordon Thompson Architect 711 M STREET. SUITE 101 ANCHORAGE. ALASKA 99501 (907) 360-0795 No 1.1.d/V -I INK 1) MAJOR MARINE BUNKHOUSE SOUTH 2024 Seward. Ata 7 n I Fl 36, —4 f O 1' `kc woo ,l) •••woo n- .v, i Ya'd 36," 8" T- 3a" 0 34" Id" 104 f, � AI V N 4r Gordon Thompson Architect 711 M STREET, SUITE 101 ANCHORAGE, ALASKA 99501 (907) 360-0795 6 MAJOR MARINE BUNKHOUSE SOUTH 2024 Seward. Alaska 29 CITY OF SEWARD, ALASKA AFFIDAVIT OF MAILING PUBLIC HEARING NOTICE (on Lfoc\ v', upon oath, deposes and states: That she is employed in the Community Development Office of the City of Seward, Alaska; and that on - ,9C 3she mailed a Notice of Public Hearing to the real property owners within a 300-foot periphery of the property located at 1804 Leirer Road as prescribed by Seward City Code 15.01.040/16.01.015. Affirmed and signed this DO day o2026. AFFIDAVIT OF POSTING PUBLIC HEARING NOTICE I (0 ( LcvW v_ f? , hereby certify that I have posted a Notice of Public Hearing, as prescribed by Seward City Code 15.01.040/16.01.015 on the property located at 1804 Leirer Road on which the applicant has petitioned for a Public Hearing for a Conditional Use Permit to construct a third employee bunkhouse, within an Industrial (I) Zoning District. The notice was posted on a�� , which is I 5 days prior to the public hearing on this petition. I acknowledge this Notice must be posted in plain sight, maintained and displayed until all public hearings have been completed. Affirmed and signed this O day of ',-Yu \ , 2026. Signature 31