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Home My WebLink AboutRes1997-018 Sponsored by Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION NO. 21=18 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMIS- SION, RATIFYING THE SEPTEMBER 3,1997, DECISION TO GRANT RESURRECTION BAY SEAFOODS, L.L.C. A CONDITIONAL USE PERMIT AND A BUILDING SETBACK VARIANCE FOR A SEAFOOD PROCESSING AND BUNKHOUSE ADDITION AT 200 LOWELL POINT ROAD, LOCATED WITHIN THE INDUSTRIAL ZONING DISTRICT WHEREAS, Resurrection Bay Seafoods applied for a conditional use permit to expand the existing seafood processing plant and construct a bunkhouse at 200 Lowell Point Road, within a portion of Alaska Tidelands Survey 174; and WHEREAS, the subject property is zoned Industrial; and WHEREAS, according to the Zoning Code, Land Uses Allowed Table 15.10.225, a seafood processing plant and bunkhouse are both allowed in the Industrial 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 September 3, 1997. WHEREAS, Resurrection Bay Seafoods also applied for a variance to construct the proposed seafood processing and bunkhouse addition within the required 20 foot front yard setback; and NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. In accordance with SCC ~ 15.10.320 (D), the Planning and Zoning Commission has reviewed the applicant's request for a conditional use permit (CUP) and made the following findings of fact and conclusions: A. The use is consistent with the purpose of this chapter and the purposes of the zoning district. Zoning The property is zoned Industrial (I). The Industrial District was established 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. 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In order to provide all the required parking, Resurrection Bay Seafoods may need to lease from the city that portion of land on the west side of Lowell Point Road that they are currently using for parking and dumpster storage. B. The value of adjoining property will not be significantly impaired. The site is bordered by Lowell Point Road, Resurrection Bay and Bear Mountain. There is no evidence that the proposed project will have any significant negative impact on adjoining property, nor make any change in property values community wide. There is concern regarding an increased potential of Resurrection Bay Seafoods using Lowell Point Road as a work area and blocking traffic. At no time should operations at the facility interfere with traffic on Lowell Point Road. Although concern has been expressed as to where the existing cooler vans, trailers, equipment and materials, that are located in the proposed addition site, will go when the addition is constructed, the applicant has stated that the purpose of the addition is to provide a covered location for the materials and equipment on the south side of the building and that the cold storage area in the addition will replace the existing cooler vans. C. The proposed use is in harmony with the Seward Comprehensive Plan. The proposal is in harmony with the Seward 2010 Comprehensive Plan as follows: Land Use Goal: Maintain Seward's Land Use Plan as the primary local tool to ensure quality community land use arrangements, growth and development to the year 2010. The Plan states that "Developable Land In Seward Is Scarce Yet There Is A Desire To Accommodate As Much Projected Demand For Housing As Possible Within the City Limits In Order To Ensure Sound Community Growth and Development," and recommends continuing every effort to encourage the development of affordable housing for Seward's growing housing needs -- including single- and multi-family housing units. The Plan recommends continuing to require landscaping plans as part of conditional use permits. However since the property is tidelands a majority of the parcel is water. Since the space available for landscaping is extremely limited, the administration does not recommend this as a condition of the CUP. "l;JUI U;J;Jq ;JAlllfl!UIl;Jd ;JSn lllUO!l!PUO;) II lOJ p;Jl!nb;Jl SUOmpUO;) ;Jlfl JO Hll llllfl p;Jy!lU;JP! 1 uO!l;);JS "1!UJ.JtJd tJsn Ivuo!1!PUOJ v .Jof ptJ.J!nbtJ.J suo!1!PUOJ IV.JtJutJa tJIJI fo lIv IJ1!iU. 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Special conditions and circumstances exist which are peculiar to the land or structures involved and which are not applicable to other lands and structures in the same district. The existing facility is positioned between Resurrection Bay and Bear Mountain and there is limited developable land to the north and south. According to the applicant the only possible expansion is to the south due to the flow of production and available space. This situation is unique in that the City owns the tidelands upon which the existing building and dock are located. The City has granted an easement for the building and dock in exchange for a road and utility easement because Resurrection Bay Seafoods owns the uplands west of the plant on which a portion of Lowell Point Road is located. C. The special conditions and circumstances were not caused by actions of the applicant. This situation results from the fact that portions of the building and dock have existed in that location since before the zoning code and there is limited developable land in the vicinity of the plant. D. Financial hardship or inconvenience shall not be a reason for granting a variance. The applicant has stated that the proposed plant expansion would enable the company to increase its production which would benefit both the company and employees and also provide them with the ability to better handle the product that they currently process. The proposed addition will also serve to enhance the appearance of the site by allowing the equipment, materials and cooler vans, located on the south side of the building, to be placed in the building or removed from the site. E. No nonconforming land uses or structures within the district were considered as grounds for granting the requested variance. There are no nonconforming land uses or structures in the surrounding area. This facility is the only Industrial zoned property in that area of the city. F. The requested variance is the minimum variance necessary to permit the reasonable use of the property. Although Resurrection Bay Seafoods is currently operating a seafood processing facility on the site, the applicant has stated that the strict interpretation of the zoning code would not allow the company to expand the facility and remain competitive in the seafood industry. According to the applicant, the proposed construction will provide Resurrection Bay Seafoods with the minimum addition necessary to continue to operate at current levels. G. The requested variance will not permit a land use in a district where the use is prohibited. The property is zoned Industrial and both a seafood processing plant and bunkhouse are allowed in the Industrial District by Conditional Use Permit. Section 3. Based on the findings and conclusions specified in Section 1, the Planning and Zoning Commission authorizes the Community Development Department to issue a Conditional 01.,";.'\."': 'c .,j{l~a~ '*10) . .' '*"..<"'''- ':l :: OC):."n :.: 11 "....~... ":."." 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