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CITY OF SEWARD, ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION NO. 26:OS
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION, GRANTING A REQUEST FOR CONDITIONAL
USE PERMIT TO DANIEL CLAUGUS FOR RENOVATION AND
DEVELOPMENT OF THE JESSE LEE HOME AS A HOTEL COMPLEX
ON LOT 15B JESSE LEE HEIGHTS SUBDMSION ADDITION NO.4,
AS AUTHORIZED BY 15.10.320 OF THE SEWARD ZONING CODE
WHEREAS, Mr. Daniel Claugus has requested a Conditional Use Permit for renovation
and development of the Jesse Lee Home on Lot 15B Jesse Lee Heights Subdivision Addition No.
4 as a hotel complex; and
WHEREAS, an application for a Conditional Use Permit was submitted and received on
April 12, 1996; and
WHEREAS, Lot 15B Jesse Lee Heights Subdivision Addition No.4 is roned Multi-Family
Residential (R3); and
WHEREAS, in accordance with the Land Uses Allowed Table, a hotel is permitted in the
Multi-Family Residential (R3) District by Conditional Use Permit; and
WHEREAS, a duly advertised public hearing, meeting the requirements of SCC Section
15.01.040 was held by the Commission on May 1, 1996;
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission that:
Section 1. In accordance with SCC ~15.1O.320 (D), the Planning and Zoning
Commission has reviewed the applicant's request for a Conditional Use Permit to develop and
operate a hotel complex, including rooms, restaurant, dinner theater, fitness center, miscellaneous
service and retail shops, on Lot 15B Jesse Lee Heights Subdivision Addition NO.4 and made the
following Findings of Fact:
1. Designating, regulating and restricting the location and use of buildings,
structures and land for residence, commerce, trade, industty or other
pu(pose.
The proposed use is within an area designated for multi-family residential
use and is an allowable use by Conditional Use Permit.
2. Regulating and limiting the height, number of stories and size of buildings
and other structures hereinafter erected, or alterations of existing buildings.
Elevations were not yet provided. Using a clinometer, the height was
estimated at or near the allowable height. If the height is found to exceed
that allowed, the structures will be nonconforming.
Seward Planning and Zoning Commission
Resolution No. 26=05.
3. Regulating and determining the size of yards and other open spaces.
A dimensioned site plan was not provided. The proposed use appears to
allow for building and property setback requirements exceeding those
required.
4. Regulating and limiting the density of population.
Not applicable with Phase I since no dwelling units are proposed.
5. Conserving and stabilizing the value of property.
The shells have been available for development since the home was deeded
to the city in 1966. Several proposals have been accepted by the city over
the past 30 years, but none have made it past the proposal stage. The shells
are nearing the end of their usable life, are considered a public nuisance in
their existing state and may need to be razed if mitigating measures are not
implemented. Currently they are accepted in the market. If they are
allowed to deteriorate to a more dangerous condition, market acceptance
may wane.
The renovation of the buildings with well conceived and executed design,
uses, parking, access, signage, screening and management could be an asset
to the community and the neighborhood.
6. Provide adequate Q]Jen spaces for light and air, and to prevent and fight
fi.ms.
The footprints of the buildings are small in relation to the size of the site
leaving adequate open space for light and air.
7. Preventing undue concentration of population.
Not applicable with Phase I since no dwelling units are proposed.
8. Lessening congestion on streets and highways.
Multiple access points would spread the impact of traffic generated by the
project. Possibilities include:
A. improving platted but undeveloped Benson Drive;
B. providing for the acquisition and improvement of the
remainder of Benson Drive to connect with Dora Way; and
C. future connection of Dora Way to Hemlock Avenue in
Forest Acres as an additional route for traffic leaving
Gateway Subdivision.
The grade and curve at the proposed entry on Phoenix Road should be
reviewed by a traffic engineer to determine if it is an appropriate entry
point for bus and/or car traffic. Other access points from Benson Drive or
2
Seward Planning and Zoning Commission
Resolution No. 2.6:!li
further north on Phoenix Road should also be analyzed to choose the safest
and most efficient routing. An estimate of visitor numbers and their means
of transportation would be helpful in the analysis of both parking and
access. The applicant might be able to provide these types of estimates
when determining the feasibility of the project.
Section 2. Based on the Findings of Fact specified in Section I, the Planning and Zoning
Commission authorizes the City Clerk to issue a Conditional Use Permit to Daniel Claugus for
the renovation and development of the Jesse Lee Home as a hotel complex including rooms,
restaurant, dinner theater, fitness center, and miscellaneous service and retail shops on Lot 15B
Jesse Lee Heights Subdivision Addition No.4, subject to the following conditions:
1. Since the applicant does not have sufficient legal interest in Lot 15A to
encumber it at this time with the proposed development, the CUP is
required only for Phase I, on Lot 15B.
2. Provide a detailed site plan, based on an as-built survey, which includes the
following items and is subject to the Commission's approval:
A. the location and dimensions of all buildings and structures;
B. existing and proposed utility boxes, poles and lines, and any
proposed relocations and additions;
C. screening plan utilizing fences and landscaping to minimize
incompatible commercial impacts on existing and future residential
uses;
D. parking, lighting and driveway plan to meet private vehicle, bus,
and delivery and service vehicle needs;
E. location of on-site rubbish and waste material containers, fuel tanks
and propane tanks.
3. Pave the existing utility and bike path on the north edge of Lot 15B and
southerly edge of Benson Drive between Phoenix Road and Swetmann
Avenue.
4. Provide a feasibility study indicating type and number of visitor traffic
expected.
5. Submit a traffic engineer's report reviewing access and traffic flow options
and implementation alternatives.
6. Improvement of Benson Drive, to Municipality of Anchorage design
standards, from Swetmann Avenue to the west end of the existing right of
way, unless the traffic engineer's report required under Item 5 demonstrates
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Seward Planning and Zoning Commission
Resolution No. ~
to the satisfaction of the Commission that improvement of Benson Drive is
not necessary to provide for the traffic generated by the proposed use.
7. Provide a signage plan.
8. Provide plans, including a time frame, for securing site and eliminating
public nuisance.
9. Issuance of a building permit for construction under the CUP shall be
conditioned upon the approval by the Seward Historic Preservation
Commission and the State Historic Preservation Office of exterior
elevations for all structures to be constructed under this CUP.
Section 3. Lot 15B, Jesse Lee Heights Subdivision Addition No.4, currently is subject
to a judgment of foreclosure for delinquent special assessments. Nothing in this resolution
commits the City to any course of action concerning the foreclosure judgment of the special
assessment liens on this property.
16.
Section 4. This resolution shall take effect coincidently with City Council Ordinance 96-
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 1st day
of May, 1996.
TIlE CITY OF SEWARD, ALASKA
~.&~
Blaine Bardarson, Chairman
AYES:
NOES:
ABSENT:
ABSTAIN:
Bardarson, Carpenter, Castellina, Clark, Kincheloe, Niebrugge, Skibeness
None
None
None
ATTEST:
(City Seal)
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