HomeMy WebLinkAboutPZ RES2026-009 CUP 1804 Leirer RdSponsored 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 (1) 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
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."
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.
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.
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.
AYES:
NOES:
ABSENT: Wilder
ABSTAIN:
VACANT:
ATTEST:
Kris Peck
City Clerk
(City Seal)
C . re Sullivan Chair
Hornseth, Verhey, Hubbard. Charbonneau, Siptrott, Sullivan
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;
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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.
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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.
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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.
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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
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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