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HomeMy WebLinkAbout07072026 Planning & Zoning MinutesCity of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page 183 1 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 wete present: Clare Sullivan, presiding, and Brenan Hornseth Vanessa Verhey Rhonda Hubbard n „drew W lder 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 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page 184 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 (HornsethlVerhey) 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 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page 185 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. City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page 186 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. 1 1 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page 187 Ken 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 else 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 City of Seward, Alaska Planning & Zoning Commission Meeting Minutes July 7, 2026 Volume 8, Page 188 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 Kris Peck City Clerk O C'bar: ullivan Cjair 17� 1 .r