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HomeMy WebLinkAboutRes1998-013 Sponsored by Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION NO. 28:1J A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, GRANTING JUDY ROBBINS AND THOMAS DEMICHELE A CONDITIONAL USE PERMIT TO OPERATE A FLEA MARKET AT 1602 SEW ARD HIGHWAY ON LOT 1, BLOCK 2, NORTH HARBOR SUBDIVISION WHEREAS, Judy Robbins and Thomas DeMichele have submitted an application, along with the appropriate filing fee, for a conditional use permit to operate a flea market on Lot 1, Block 2, North Harbor Subdivision; and WHEREAS, the property's Land Use Plan and Zoning designation is Auto Commercial; and WHEREAS, according to the Zoning Code, Land Uses Allowed Table, (15.10.225) a flea markets is allowed in the Auto Commercial Zoning 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 July 1, 1998. 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) to operate a flea market on Lot 1, Block 2, North Harbor Subdivision, 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 Auto Commercial (AC). The AC district is intended to provide areas to accommodate highway-oriented commercial activities such as offices, certain institutional uses, and limited personal services and retail uses requiring substantial outdoor activity, traffic and parking, and which also serve the offices and nearby residential areas, and which do not materially detract from nearby residential areas. A flea market is allowed in the AC district by Conditional Use Permit. A flea market is defmed as an occasional or periodic sales activity held within a building or open area where groups of individual sellers offer goods, new and used, for sale to the public. 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According to the Zoning Code, skating rinks, youth halls, fraternal and civic clubs, assembly halls and other similar uses without fixed seats require one parking space per 100 square feet of gross floor area. The CUP application identifies that the building is 24' x 50' (l,200 square feet). Based on this information, the arcade will require 12 parking spaces. The Zoning Code does not identify a specific number of parking spaces required for transient merchants or flea markets. The code states that the requirements for off-street parking facilities for uses not specifically mentioned in this section shall be the same as the above-mentioned use which, in the opinion of the administrative official, is most similar to the use not specifically mentioned. It would appear that a flea market would be most similar to a retail store or service business which requires one parking space per 300 square feet of gross floor area. Although it is unknown how many vendors are proposed to operate on the property or how large of an area the vendors will cover, it is unlikely that any vendor will cover more than 300 square feet, therefore one parking space per vendor would seem appropriate. There is not adequate parking available on the property for both the arcade and the flea market. However, the applicant has indicated that additional parking may be available on adjacent property. Review of a scaled map of the property, location of the existing building, and the identification of the required setbacks, fire/emergency access lane, and parking, does not leave much space for vendor sites. Since, the site plan submitted with the application is not to scale, it does not present a realistic picture of the number of vendors that can be located on the property. B. The value of adjoining property will not be significantly impaired. The proposed development is surrounded by the Industrial, Auto Commercial and Harbor Commercial Zoning Districts. The site is bordered by: a number of satellite dishes and towers to the north; Port Avenue, NAPA Auto Parts and a public parking lot to the south; Alaska Railroad Right-of- Way and the Railroad Passenger Depot to the east; and the Marina Motel and a vacant lot to the west. Since this is a temporary operation, it does not appear that the proposed seasonal flea market will impair the value of adjoining property, nor make any change in property values. C. The proposed use is in hannony with the Seward Comprehensive Plan. One of the goals of the Seward 2010 Comprehensive Plan is to "Improve the appearance of the entire community through increased landscaping, beautification and litter control efforts, through more attention to sign control and through promoting the preservation of Seward's historic architecture." The Plan recommends continuing to require landscaping plans as part of conditional use permits, where feasible. The Plan also states that, "Street vendors from other parts of the State are operating in Seward during the summer which hurts local businesses and creates unsightly public nuisances in some locations." Although it may not be feasible to require a landscaping plan for a short-term seasonal use, prohibiting the vendors from using plastic tarps and visqueene may assist in preventing the use from developing into an unsightly public nuisance. D. Public Services and facilities are adequate to serve the proposed site. Adequate water, sewer, and power are available to the property. The Acting Fire Chief has requested a fire/emergency access lane off of Port Avenue. 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Vendors using tables or carts may not be closer than five feet to any property line. In all cases, no vendor may be closer than five feet to another vendor or permanent structure. (SCC ~ 15.1O.225.C & Table 15.10.220) 11. None of the vendors may use plastic tarps or visqueene. 12. Permittee shall present the Planning and Zoning Commission with a site and operation plan and a handbook of vendor standards at the August 5, 1998 meeting. 13. In accordance with Seward City Code ~ 8.15.510, no camping shall be allowed on the site or associated parking lot. Section 2. Based on the findings and conclusions specified in Section 1 above, the Planning and Zoning Commission authorizes the Community Development Department to issue a Conditional Use Permit to Judy Robbins and Thomas DeMichele for the operation of a flea market on Lot 1, Block 2, North Harbor Subdivision, subject to the conditions listed in Section 1, Subsection F. Section 3. This resolution shall take effect immediately upon its adoption. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 1st day of July, 1998. THE CITY OF SEWARD, ALASKA cb AYES: NOES: ABSENT: ABSTAIN: Carpenter, Darling, Larson, Martin, Niebrugge, Smith Griswold None None ATTEST: P~M' Patrick Reilly b City Clerk \\\~"UU""I. ~.... Of St:t1l' lit", #\~~.,,-{ ",..It"~~.. ~,f)"',;."'~ ~. .,~~.. ~"'-X?OtJ'A't'..' f/i;, ",:9 "'.', '''"11';.....'..,. ~ I to" "'-....0...... ~ .~ ::..,:~.-,...- <'. ~ l;;I :~ . ;i : : C:-'; "lli : a \>;~ t.#\IlIo.";~"~" . t," .... 'liI': U~ll'_'}"" : r' t'!II . . ,J t' -. .~ : '# \\). 11:0,;"" "rv." ".. /: \ '" tS';l,.",.....,~"':: 1 ~f.)...., ""U .*/ ',<.,' "'/"':": Ji',~/ .. ~... .. ~.. ~.. "" .. (City Seal)