HomeMy WebLinkAbout1980 Planning & Zoning Minutes
159
PAGE 159
REGULAR MEETING - DECEMBER 12, 1979
VOLUME 1
x.
COMMISSION DISCUSSION:
A. Inmon spoke in support of Patrick O'Brien's townhouse development
project but urged the administration to follow through with utility requirements
which would adequately provide for future development plans of the area.
XI. ADJOURNMENT:
adjourned at 8:00 p.m.
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Actlng Chairman I
-------------------------------------~-----------------------------------------------
PAGE 159
REGULAR MEETING - JANUARY 9, 1980
VOLUME 1
I.
CALL TO ORDER:
The January 9, 1980, regular meeting of the Seward Advisory Planning
and Zoning Commission was called to order at 7:32 p.m. by Chairman Richardson.
II. ROLL CALL:
Present were: Chairman Richardson; Commissioners Inmon, Keyes,
McCauley, Thorne and Williams (Absent was
Commissioner Walker)
Present also: City Manager Johnson and City Clerk Shanley
III. APPROVAL OF MINUTES:
Richardson, with Commission consent, approved the regular meeting
minutes of December 12, 1979, as written.
IV. CORRESPONDENCE:
None
V.
PUBLIC HEARINGS:
None
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161
PAGE 161
REGULAR MEETING - FEBRUARY 13, 1980
VOLUME 1
I.
CALL TO ORDER:
The February 13, 1980, regular meeting of the Seward Advisory Planning
and Zoning Commission was called to order at 7:33 p.m. by Acting Chairman Keyes.
II.
ROLL CALL:
Present were: Acting Chairman Keyes; Commissioners Inmon, Thorne,
Walker and Williams (Absent, with Commission consent,
was Chairman Richardson; also absent was Commissioner
McCauley)
Present also: City Engineer Small, Kenai Peninsula Borough Senior
Planner Labahn and City Clerk Shanley
III. APPROVAL OF MINUTES:
Keyes, with Commission consent, approved the regular meeting minutes
of January 9, 1980, as written.
IV.
CORRESPONDENCE:
None
V.
PUBLIC HEARINGS:
P & Z: A. Public hearing was opened on the proposed amendment to the Seward
Zoning Ordinance to eliminate public schools as a conditionally permitted use in
RR, R-l and R-2 zoning districts, and the "Public Notice" of the hearing as
published two times in the local newspaper was noted. Tom Reese appeared from
the audience and questioned why such an amendment had been submitted by the
City. In answer, Labahn explained that the amendment would provide for the
allowance of public and private schools in the same zoning districts as conditionally
permitted uses. No one else appeared from the audience in order to be heard and
the public hearing was closed. Labahn distributed February 13, 1980, memorandum
on the subject which set forth the staff analysis and recommendation that the
zoning ordinance amendment be approved. Following discussion, it was moved by
Walker, seconded by Williams and unanimously carried by all those present that
the Planning and Zoning Commission offer a supporting statement of this amendment.
VI.
CITIZENS' DISCUSSION:
No one appeared from the audience at this time in order to be heard.
VII.
UNFINISHED BUSINESS:
None
VIII.
NEW BUSINESS:
None
IX.
CITY MANAGER REPORTS:
None
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163
PAGE 163
REGULAR MEETING - MARCH 12, 1980
VOLUME 1
II.
ROLL CALL:
Present were: Acting Chairman Williams; Commissioners Hansen, Thorne
and Walker (Absent were Inmon and *Keyes and newly-
appointed Commissioner Spanier)
Present also: City Manager Johnson, Kenai Peninsula Borough Senior
Planner Labahn and City Clerk Shanley
II I. APPROV AL OF MINUTES:
Williams, with Commission consent, approved the regular meeting minutes
of February 13, 1980, as written.
V.
APPOINTMENT OF CHAIRMAN:
Williams, with Commission consent, postponed the appointment of a
Commission chairman to a later date.
VI.
CORRESPONDENCE:
P & Z: * A. March 12, 1980, letter of resignation from Commissioner Daniel Keyes
was noted.
B. March 7, 1980, memo from the Kenai Peninsula Borough Planning
Department regarding the elimination of a setback statement as a requirement
of the subdivision ordinance, was noted.
VII.
PUBLIC HEARINGS: None
VIII.
CITIZENS' DISCUSSION:
No one appeared from the audience at this time in order to be heard.
IX.
UNFINISHED BUSINESS:
P & Z:
A. December 31, 1979, and January 15, 1980, memos from Kenai Peninsula
Borough Planning Director Waring regarding future Borough Planning Department
projects, were noted. Labahn distributed his memo dated March 12, 1980, which
noted the three projects, selected from the larger project list, as those supported
by the Borough Planning Commission for Assembly funding:
1) Evaluation of a road between Jakalof Bay
and Rocky Bay with a dock at each Bay
2) Update of the Borough base map aerial
photographs
3) Preparation of a wetland development plan
Don McCloud, Borough Assemblyman from Seward, appeared from the audience and spoke
in support of the wetland development plan project; City Manager stated the City
administration also supported the wetland project. Following discussion, it was
p~E~as
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165
PAGE 165
REGULAR MEETING - MARCH 12, 1980
VOLUME 1
X. NEW BUSINESS: (cont'd)
P & z:
(coned)Labahn referred to his March 12, 1980, memo which set forth the Planning staff's
recommendation that "the Seward Land Use Plan be returned to the Borough Assembly
for immediate action." Labahn remarked that the Borough Assembly had referred
the Land Use Plan back to the Seward Commission due to testimony presented at
the Assembly meeting by Ronnie Lewis in opposition to the Plan. Ronnie and Mary
Lewis and Lewis Hasty appeared from the audience and spoke against the Land Use
Plan which designated their property, located in Block 22, Original Townsite,
as an R-3 district instead of the current zoning designation of CL (Limited
Commercial). Mr. Lewis stated the Land Use Plan was a guide Eor zoning and feared
that the next action would be a downzoning of his property, thereby making the
real estate less valuable. City Manager reported that before any rezoning could
take place, public hearings would have to be held on the specific rezoning action.
Further, he commented that if the Commission acted to reaffirm its earlier approval
of the Plan, Lewis could petition for an amendment, at which time public hearings
would be held on the proposed change. Donald McCloud, Borough Assemblyman from
Seward, appeared from the audience and stated the Land Use Plan was referred back
to the'local Planning Commission because the Assembly wanted everyone to be
satisfied with the Plan. Williams stated that no Plan would satisfy everyone
and the Plan as approved earlier by the Seward Commission had been the subject
of a survey as conducted by a professional firm hired by the Borough, numerous
public hearings had been held, and lengthy discussion and review of the document
had taken place. Patrick O'Brien, former Planning Commissioner, appeared from
the audience and spoke on the process which had been followed to compile a
Land Use Plan for the long-range planning for City development. He urged the
Commission not to delay the adoption of the Plan and to reaffirm its earlier
action in support of the Plan. Hansen stated he understood Lewis' position and
was concerned that at some point property owners should be protected against
downzoning; however, he stated that the Commission should be consistent in its
actions and, although he was a new member of the Commission and was not fully
aware of what had taken place previously, he stated it appeared that enough
public testimony and discussion had taken place and the Commission was confident
that the Land Use Plan as previously approved represented the best Plan for the
City at this time. Following discussion, it was moved by Thorne, seconded by
Walker and unanimously carried by all those present that the Seward Planning
Commission recommend approval of the Land Use Plan as presented to the Borough
Assembly, pursuant to Ordinance No. 80-3.
Williams, with Commission consent, stated that an item on the
next Commission agenda would be discussion of Mr. Lewis' requested amendment
to the Plan.
XI.
CITY MANAGER REPORTS: None
XII.
COMMISSION DISCUSSION:
CLIFF ADDN: A. Patrick O'Brien appeared from the audience and displayed a copy
of his proposed Cliffside Townhouse Subdivision (Cliff Addition Replat No.1)
and requested Commission consideration and approval of the subdivision. Labahn
referred to his March 12, 1980, memo which set forth the Planning staff's recom-
mendation to deny approval of the subdivision at this time because various
required developmental and site plans had not yet been submitted. It was noted
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PAGE 167
REGULAR MEETING - APRIL 9, 1980
167
VOLUME 1
V.
APPOINTMENT OF CHAIRMAN:
Williams called for nominations for a chairman, Spanier nominated
P&Z: Williams; no other nominations were forthcoming and Williams was declared
chairman.
VI. CORRESPONDENCE:
A. March 25, 1980, letter from Kenai Peninsula Borough Planning
Analyst Gabler, transmitting Borough Ordinance 80-3, "Adopting a Land Use
Plan as a part of the Revised Comprehensive Plan for the City of Seward"
as enacted March 18, 1980, was noted.
VII. PUBLIC HEARINGS: None
VIII.
CITIZENS' DISCUSSION:
No one appeared from the audience at this time in order to be
heard.
IX. UNFINISHED BUSINESS: None
X.
NEW BUSINESS:
A. March 13, 1980, petition and March 28, 1980, letter from
RUlnie and Mary Lewis requesting an amendment to the Land Use Plan to
designate a portion of Blocks 21" and 22, Original Townsite, as a limited
co~ercial (CL) zone rather than the current designation as multi-family
residential (R-3), was noted. Labahn referred to a handout distributed
to the Commission which showed the existing zoning ordinance classification
and the Land Use Plan designation of Blocks 21 and 22 and noted that the
land in a small area in Block 22 was mistakenly marked CG and should
read R-l. Mary Lewis appeared from the audience and stated that she
and her husband and the petitioning land owners wished the land to be
designated light commercial (CL) and stated that someday she would like
to build a business on the property. She stated that she felt the
R-3 designation lowered the value of the land. Labah~ for the benefit of
the new commissioners, explained the concept of the Land Use Plan as
being a general guide for future development of the City, and the Zoning
Ordinance deals more with specific classifications. William~ with Commission
consent recessed the meeting for five minutes in order to allow the
Commissioners to review the Land Use Plan map and the Seward Zoning map.
THE MEETING WAS RECESSED AT 7:45 TO 7:50 P.M.
Inmon stated that the Land Use Plan obviously took much planning and
work and disapproved of amending the document because he felt it would
become a patchwork of rezoned areas instead of the original concept. Walker
stressed the need for people to follow the Land Use Plan since it was
meant to be used as a guide. Following discussion, it was moved by Spanier,
seconded by Thorne, and unanimously carried by all those present to
schedule a public hearing to receive comments on the newly-adopted
Land Use Plan at the May 14, Planning and Zoning meeting following which
the Commission would take action on the request of Ron and Mary Lewis.
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PAGE 169
REGULAR MEETING - MAY 14, 1980
VOLUME 1
169
1.
CALL TO ORDER:
The May 14, 1980, regular meeting of the Seward Advisory Planning and
Zoning Commission was called to order at 7:30 p.m. by Chairman Williams.
II.
ROLL CALL:
Present were: Chairman Williams; Commissioners Hansen, Inmon,
Shott, Spanier, Thorne and Walker
Present also: Administrative Assistant Schaefermeyer, City Attorney
Jarrell, Kenai Peninsula Borough Senior Planner Labahn
and City Clerk Shanley
III. APPROVAL OF MINUTES:
Williams, with Commission consent, approved the regular meeting minutes
of April 9, 1980, as written.
IV.
CORRESPONDENCE:
P & Z:
A. April 22, 1980, letter from Kenai Peninsula Borough Planning
Analyst Gabler, notifying of the enactment of Ordinance No. 80-21, "Amending
the Seward Zoning Ordinance to Delete Public Schools as a Conditional Use in
Certain Residential Zones", was noted for information and filed.
B. Public notice of Kenai Peninsula Borough Planning Commission
public hearing scheduled for May 12, 1980, on vacation procedures governing
all vacation requests/actions within the Borough, was noted. Labahn reported
that a work session on the vacation procedures had been scheduled for June 9
in order to allow further time for comment from surveyors, advisory planning
commissioners and staff.
V.
PUBLIC HEARINGS:
FOREST ACRES:
C.
(Taken out of order by Chairman, with Commission consent)
Public hearing was opened on the petition received from Seward
Chapel to contract rezone, for the operation of a parochial school, Lots GG,
RR and SS, Forest Acres Subdivision, from a Rural Residential (RR) to Multi-
Family Residential (R-3) zoning district and the following items were noted:
"Public Notice - Seward Phoenix Log" as
published two times in the local newspaper
and mailed to surrounding property owners,
notifying residents of the scheduled public
hearing
Vicinity map showing the subject Lots GG,
RR and SS, Forest Acres Subdivision
April 9, 1980, letter from Spencer Sneed of
Cole, Hartig, Rhodes, Norman & Mahoney, legal
counsel for Seward Chapel, submitting contract
rezoning petition
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(cont'd)
171
PAGE 171
REGULAR MEETING - MAY 14, 1980
VOLUME 1
V.
PUBLIC HEARINGS:
(cont'd)
Walker asked Pichotta why the church attempted to locate a school in an area
where it was apparent that it would be a difficult task due to the zoning and
resident opposition. Pichotta replied that there was a shortage of land available
within the City limits of Seward and the Chapel had purchased the Forest Acres
parcel at a good price. Pichotta stated that even though he was aware,prior
to the commencement of any construction on the parcel, that a school was not
allowed in the specific zoning district, the church proceeded with its plans
due to a belief that the law was improper in prohibiting such a use. Pichotta
commented that the operation of the school would be less financially feasible
if located at a place other than the church grounds. He emphasized the need for
him, as pastor/principal, to be present at the school facility in order to
establish the adult authority and assist with training and discipline of the
students. Pichotta answered numerous questions as posed by the City Attorney.
In answer to questions relative to State and local standards relative to fire
and sanitation safety as well as school registration, Pichotta stated the church
was willing to comply with all such regulations relative to non-public schools.
Regarding State teacher certification, Pichotta stated that non-public schools
were not required to have their teachers certified by the State; City Attorney
disagreed and referred to requirements set forth in the Alaska Administrative
Code. In response to numerous questions posed by the Attorney and the Commissioners
regardingprojected growth of school enrollment, Pichotta stated Seward Chapel
did not want to limit its growth possibilities. In concluding, City Attorney
questioned whether the church would comply with a contract which limited the
number of students which could be enrolled in the school facility in Forest
Acres. Pichotta stated that if the limited number were within reason, he
believed the church would agree to such a requirement; however, he refused to
define what he felt would be a reasonable limitation for the school enrollment.
Tom Reese, residing at Lot EE, Forest Acres, and an elder of
Seward Chapel, appeared from the audience and stated he had purchased a home
in the Forest Acres subdivision specifically because he wanted to live near
the church. Reese,~s wife, Annette, appeared from the audience and stated she
did not notice any noise or traffic disturbance du~ing the day which could be
attributed to the school's activities. Mr. and Mrs. Reese spoke in support
of the requested contract rezoning.
Whitey Van Deusen, Mile 7 of the Seward Highway, and May Dooley,
Birch Street, Forest Acres, both members of Seward Chapel, appeared from the
audience and spoke in support of Seward Chapel's requested contract rezoning
in order to allow the operation of a school in Forest Acres.
Ray Tressler, adjacent property owner to Seward Chapel, appeared
from the audience and spoke against the operation of a school in the area. He
stated he had purchased land in the Forest Acres area many years ago due to
the seclusion and the large lot sizes and he felt that school activities would
disturb the serenity of the area and, possibly, devalue his property.
Lorna Lohse, 00 Juniper Street, Forest Acres, appeared from the
audience and submitted a petition bearing 62 signatures of property owners in
the Forest Acres Subdivision who objected to the operation of a school in the
area. She displayed a map which showed the lots owned by those property owners
who had signed the petition and noted that virtually every property owner in
the subdivision objected to a school in the area. She stated her personal
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173
PAGE 173
REGULAR MEETING - MAY 14, 1980
VOLUME 1
V.
PUBLIC HEARINGS:
(cont'd)
P & Z: A. Public hearing was opened regarding proposed amendments to the
recently-enacted Land Use Plan for the City of Seward and the following items
were noted:
"Seward Advisory Planning and Zoning
Commission Notice of Public Hearing -
May 14, 1980" as published two times
in the local newspaper
March 13, 1980, statement and petition
bearing seven signatures, requesting
that the Seward Land Use Plan be
amended to show all of Block 22 and
the south portion of Block 21, Original
Townsite, as a Limited Commercial (CL)
district rather than Multi-Family (R-3)
district
March 28, 1980, letter from Mary F.
Lewis, petitioning for an amendment to
the Seward Land Use Plan to indicate a
Limited Commercial (CL) district rather
that a Multi-Family (R-3) district in
the east half of the block between 5th
and 6th and Jefferson and Madison and
the west half of the block between 6th
and 7th and Madison and Jefferson
Vicinity map comparing the existing zoning
designations of the subject blocks with the
Land Use Plan map designations
Ronnie and Mary Lewis appeared from the audience and spoke in support of their
request to amend the Land Use Plan for their property and the surrounding area,
in order that the Plan map would conform with the current zoning designation for
the parcels. Labahn reported that under the existing zoning ordinance the
subject parcels were zoned for Limited Commercial use; the Land Use Plan
designation as Multi-Family use did not infringe upon the property owners'
rights to use the land in any manner which was consistent with uses allowed
in a CL zoning district. However, if a rezoning request was made in the future,
the zoning change would have to be consistent with the Land Use Plan designation.
Patrick O'Brien appeared from the audience and stated that as a previous Com-
missioner he thought that the Land Use Plan was only aguide to zoning and the
zoning ordinance did not necessarily have to exactly reflect the same land
use designations as did the Plan. Walker referred to the text of the Land
Use Plan which stated that the Plan "should" comply with the zoning ordinance,
and he did not interpret this as meaning that the zoning ordinance would immediately
be amended to be brought into exact conformance with the Land Use Plan. No one
else appeared from the audience in order to be heard and the public hearing was
closed. Following discussion, it was moved by Walker, seconded by Spanier and
unanimously carried to schedule a public hearing to discuss the specific area
between Jefferson and Monroe and 3rd and 7th (to change the Land Use Plan
designation from Multi-Family Residential (R-3) to Limited Commercial (CL>>.
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PAGE 175
REGULAR MEETING - MAY 14, 1980
VOLUME 1
175
VIII.
NEW BUSINESS:
(cont'd)
CLIFF
ADDN/
STS,
RDS, HWYS:
(cont'd)
March 3, 1980, petition received from
Mr. and Mrs. Stanley F. Kerka and Elsie
and Norman Sundby, adjacent property
owners to the requested vacation
Vicinity map
April 30, 1980, letter from Borough
Planning Director Waring, notifying the
City Council of the 30-day time period
(from April 28, 1980) in which to veto
the proposed vacation
Draft minutes of the April 28, 1980,
Borough Plat Committee meeting at which
time the Committee acted to conditionally
approve the requested vacation
Labahn distributed his memo dated May 14, 1980, containing his summary of the
vacation request and Borough Plat Committee action which had referred the matter
to the Seward Commission for consideration of a drainage easement. Administrative
Assistant reported that Public Works Foreman Galen Albertson had viewed the site
and had reported that a drainage easement would not be required by the City.
Following discussion, it was moved by Inmon, seconded by Walker and unanimously
carried that the Commission recommend to the City Council approval of the petition
for the vacation of the 60-foot right-of-way known as Cliff Street, as shown and
dedicated on the plat of Cliff Addition to Seward Townsite filed in the Seward
District Recorder's office on April 22, 1916, as Plat #32; said portion to be
vacated lies between Lot 6, Block 3, and Lot 1, Block 4; and, further, recommend
that no drainage easement is necessary.
OCEAJNIEW SUB: B. April 11, 1980, letter and attached vicinity map, submitted by
Mike Meehan, requesting to exchange a portion of his real property described as
Lot 5, Block 4, Oceanview Subdivision, for an adjacent parcel owned by the City,
was noted. Administrative Assistant reported that the Council had considered
the request at its regular meeting of May 12, 1980, and, based upon the admin-
istration's recommendation, had acted to approve the requested land exchange.
Hansen questioned the equitability of exchanging the two parcels--the private parcel
was mucb sma~ler in size than the City parcel. Williams stated that the City
land appeared to have value only to Meehan since he was the only adjacent
property owner and the parcel was not of a minimum buildable size. Following
discussion, it was moved by Hansen, seconded by Thorne and unanimously carried
to approve the land exchange.
IX.
CITY MANAGER REPORTS:
None
x.
COMMISSION DISCUSSION:
CLIFF ADDN: A. Kenai Peninsula Borough Plat Committee notice of April 7, 1980,
conditionally approving the Cliffs ide Townhouse Subdivision preliminary plat,
was noted. Patrick O'Brien, subdivider, appeared from the audience and referred
to the preliminary plat as posted to explain the amendments made to the plat
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PAGE 177
REGULAR MEETING - JUNE II, 1980
VOLUME 1
IV.
CORRESPONDENCE:
None
V.
PUBLIC HEARINGS:
MARINA SUB: A. Public hearing was opened on the application for a variance from
the building setback requirements pursuant to Table 21.78.180 of the Seward
Zoning Ordinance,as filed by Dale Clemens, for construction of an addition to
the Silver Salmon Cache located on Lot 2, Block I, Marina Subdivision, and the
following items were noted:
"Notice of Public Hearing" as posted and
published two times in the local newspaper
"Application for a Variance" as filed by
Dale B. Clemens on May 15, 1980
Labahn distributed his June II, 1980, memorandum which addressed the variance
request and recommended that the Commission grant the variance from the la-foot
minimum front yard setback as required by the zoning ordinance in Limited
Commercial (CL) zoning districts, in order to al~ow Clemens to construct a
4-foot porch along the front of the Silver Salmon Cache. Administrative Assistant
stated that a few years ago the Commission had granted a similar variance request
as submitted by Douglas Weeks for the Breeze Inn Restaurant; he spoke in support
of Clemen's request. No one appeared from the audience in order to be heard
and the public hearing was closed. It was moved by Spanier, seconded by Walker
and unanimously carried by all those present to grant the request for a variance.
PLANNING AND
ZONING:
B. Public hearing was opened on proposed amendments to the Land Use
Plan, changing that area located between Third and Seventh, and Jefferson and
Monroe, to a commercial district from its current designation as a multi-family
residential area (this area included all of Blocks 21-24 and 29-32 of the
Original Townsite), and "Notice of Public Hearing" as posted and published two
times in the local newspaper was noted. Labahn referred to his June II, 1980,
memorandum which addressed the proposed Land Use Plan amendment, listing
advantages and disadvantages of the proposal. Ronnie Lewis, a resident on
6th Street and within the boundaries of the proposed amendment, appeared from
the audience and referred to his earlier request to reclassify all of Block 22
and a portion of Block 21, Original Townsite, as a commercial district. He
noted that the current amendment proposal considered a much larger area for
redesignation that had been set forth in his request. Lewis Hasty, Walter
Brennan, Jim Shea and Tom Bomstead appeared from the audience and supported
Lewis' position. No one else appeared from the audience in order to be heard
and the public hearing was closed. Spanier spoke in support of reclassifying
Lots 21-24 as a commercial area. Walker stated that with such a redesignation
the Commission would be removing a large percentage of the relatively limited
land area currently designated as multi-family residential. He spoke in support
of reclassifying some of the auto-oriented commercial area to multi-family
residential if actipn as voiced by Spanier was taken. Hansen spoke in support
of the Commission limiting its amendment of the Land Use Plan to the absolute
minimum. Following discussion, it was moved by Spanier, seconded by Thorne
and unanimously carried by all those present to change the Land Use Plan to
reflect the change to auto-oriented commercial for the west one-half of Block 21
and all of Block 22, Original Townsite.
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PAGE 179
VII.
REGULAR MEETING - JUNE 11, 1980
VOLUME 1
179
UNFINISHED BUSINESS:
(cont'd)
FOREST
ACRES:
(cont'd)
Minute order of the SAPZC meeting of
February 14, 1979, at which time the
Commission discussed the November 10,
1978, application of Seward Chapel
for a contract rezone of Lots GG, RR
and SS, Forest Acres Subdivision
Petition received February 14, 1979,
bearing 31 signatures of individuals
opposed to any contract rezoning in
Forest Acres Subdivision
Minute order of the SAPZC meeting of
January 10, 1979, at which time the
Commission held a public hearing on
the November 10, 1978, application of
Seward Chapel for a contract rezoning
Kenai Peninsula Borough Senior Planner
Ottesen's memorandum dated January 3,
1979, analyzing Seward Chapel's November
10 application, surrounding land uses, and
submitting staff recommendation
"Seward Urban District Zoning Code" dated
July 15, 1978, and amended January 15 and
April 15, 1979
January 12, 1979, letter signed by Willard
Dunham, protesting Seward Chapel's contract
zoning application
January 10, 1979, letter from Valerie and
Casey Danahy, objecting to any multi-family
residential use in the Forest Acres Subdivision
December 12, 1978, petition bearing 30 signa-
tures of individuals in favor of the requested
rezoning for Seward Chapel
December 12, 1978, petition bearing 15 signa-
tures of individuals not opposed to the requested
rezoning for Seward Chapel
Seward Chapel's application for contract zoning
dated November 10, 1978
Seward Chapel's Articles of Incorporation dated
March 11, 1976
April 19, 1976, letter from the City of Seward
to Paul M. Pichotta, regarding the building
permit for construction of a church in the
Forest Acres Subdivision
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PAGE 181
REGULAR MEETING - JUNE 11, 1980
VOLUME 1
un
VII.
UNFINISHED BUSINESS:
(cont'd)
, F.A.: Thorne stated he was opposed to the application because he felt the school was
(contd)a conflicting land use considering the existing rural residential use in the
Forest Acres Subdivision.
Spanier reported he would oppose Seward Chapel's contract rezone request. He
commented that the Church had known in advance of purchasing the land and
construction of the church that operation of a school was not permitted in
the area due to zoning restrictions. He referred to the September 10, 1975,
Commission meeting minutes which reflected that Seward Chapel Pastor Pichotta
had stated that purchase of the Forest Acres land was contingent upon the
City granting a building permit for the temporary location of a trailer on
the site. Spanier stated that for this reason it appeared to him that the
Chapel had briefly abrogated its "deeply held religious beliefs" for financial
reasons. Further, he referred to the Chapel's Articles of Incorporation and
stated it was the apparent intent of the Chapel to develop a religious complex
at the site and a school was just the first step in a step-by-step process
which was being undertaken by Seward Chapel. Spanier continued, stating that
in light of the June 9 letter from Spencer Sneed, it would be folly to expect
a contract rezoning to control the size, and thereby the impact, of the school--
it would only have the effect of delaying the inevitable. Spanier concluded
by stating that a school facility which was expected to grow at such a rate
as cited previously by Pichotta would definitely have a substantial adverse
impact on the only rural residential zoning district in the City of Seward.
Walker stated he felt that the school as it now operated did not have a sub-
stantial adverse affect on the surrounding area. However, he voiced concern
that Seward Chapel would not be bound by a rezoning contract which limited the
size of the school, and in consideration of this fact he stated he would oppose
Seward Chapel's request. He commented that the City was not preventing Seward
Chapel from having a school but only trying to control the area in which the
school was placed in order to control community development and impact. He
stated that such limitations did not in his opinion pose substantial religious
restrictions on the Chapel.
Hansen'gavehis opinion, stating he agreed with Spanier and Walker -- since
it was apparent that a contract would not bind Seward Chapel to a limited
number of students enrolled in the school facility, such action would only
delay the inevitability of having to readdress the issue. He stated the
Commission had the responsibility of determining the degree of negative
impact by considering future growth. He referred to the Frank case and
stated that he felt the Court would have ruled differently if Minto had
not been such a small community and if the killing of one moose for one
funeral potlatch turned into the killing of one moose for every funeral
in a town of 10,000 people.
Following discussion, it was moved by Spanier, seconded by Walker and unanimously
carried by all those present to deny the petition of Seward Chapel for a contract
rezone.
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PAGE 183
REGULAR MEETING - AUGUST 6, 1980
VOLUME 1
183
I.
CALL TO ORDER:
The August 6, 1980, regular meeting of the Seward Advisory Planning
and Zoning Commission was called to order at 7:31 p.m. by Chairman Williams.
"Notice of Amended Meeting Date" as published one time in the local newspaper
and posted, noting that the August meeting had been rescheduled from August
13 to August 6, was noted.
II. ROLL CALL:
Present were: Chairman Williams; Commissioners Hansen, *O'Brien,
Shott and Walker (Absent were Commissioners Spanier
and Thorne)
Present also: City Manager Johnson, Kenai Peninsula Borough Senior
Planner Labahn and City Clerk Shanley
III. APPROVAL OF MINUTES:
Williams, with Commission consent, approved the regular meeting
minutes of June 11, 1980, as written.
IV. SWEARING IN OF NEW COMMISSIONER:
* Newly-appointed Commissioner Patrick O'Brien appeared, took the
oath of office as administered by the City Clerk, was seated at the dais and
thereafter took part in the meeting.
V.
CORRESPONDENCE:
A. Kenai Peninsula Borough Ordinance No. 80-41, "Rezoning
Parcels D and E of U.S. Survey No. 149, City of Seward, from One-Family
Residential and Unclassified Districts to Commercial District", was noted
for information only and filed.
VI. PUBLIC HEARINGS:
None
VII. CITIZENS' DISCUSSION:
A. Roy Schreckhise appeared from the audience and spoke on the new
building located on the north-west corner of 3rd and Adams. He stated a church
had been operated from the parcel since 1974 but he had recently been informed
by the City administration that churches were not allowed uses in the general
commercial zoning district. He stated there was a small congregation attending
the church and there seemed to be no problem with parking or congestion in the
area and requested Commission consideration of a zoning amendment to allow the
church use to continue. (for further discussion see X. A., page 184)
VIII.
UNFINISHED BUSINESS:
None
IX. NEW BUSINESS:
None
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PAGE 185
REGULAR MEETING - SEPTEMBER 17, 1980
VOLUME 1
I.
CALL TO ORDER:
The September 17, 1980, regular meeting of the Seward Advisory Planning
and Zoning Commission, as postponed from September 10, was called to order at
7:30 p.m. by Chairman Williams.
II.
ROLL CALL:
Present were: Chairman Williams; Commissioners O'Brien, Shott and
Thorne (Absent, with Commission consent, were Com-
missioners Hansen, Spanier and Walker)
Present also: City Manager Johnson, Kenai Peninsula Borough Senior
Planner Labahn and City Clerk Shanley
III. APPROVAL OF MINUTES:
Williams, with Commission consent, approved the regular meeting minutes
of August 6, 1980, as written.
IV.
CORRESPONDENCE:
None
V.
PUBLIC HEARINGS:
None
VI.
CITIZENS' DISCUSSION:
No one appeared from the audience at this time in order to be heard.
VII.
UNFINISHED BUSINESS:
None
VIII.
NEW BUSINESS:
A. City Manager reported that the City Council had given the adminis-
tration approval to proceed with the replat of the Terminal Addition in order
to place the residential lots on the market. He stated the City had advertised
for proposals from engineering firms to replat the 150 acre subdivision which
was almost exclusively City-owned land. He stated it was envisioned that the
replat would divide the land into one-quarter to half-acre lots and lot lines
as well as streets would take into account the natural contour of the land.
The subdivision was currently zoned R-l and the Land Use Plan designation was
R-3; therefore, explained the City Manager, if the City wished to allow some
land for multiple housing units, the only procedure required would be a rezoning.
He continued, stating that the plan included expansion of the water system.
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PAGE 187
REGULAR MEETING
OCTOBER 15, 1980
VOLUME 1
187
1.
CALL TO ORDER:
The October 15, 1980, regular meeting of the Seward Advisory Planning
and Zoning Commission was called to order at 7:30 p.m. by Chairman Williams.
"Notice of October Meeting Date" as published two times in the local newspaper
and posted, noting that the October meeting had been rescheduled from October
8 to October 15, was noted.
II. ROLL CALL:
Present were: Chairman Williams, Commissioners Hansen, O'Brien,
Shott, *Spanier, Thorne, Walker
Present also: Administrative Assistant Schaefermeyer, City Engineer
Small, Kenai Peninsula Borough Planning Director
Waring,and Deputy City Clerk Ledet
III. APPROVAL OF MINUTES:
Williams, with Commission consent, approved the regular meeting
minutes of September 17, 1980, as written.
IV. CORRESPONDENCE:
P&Z: A. KPB Planning Analyst Gabler's letter of September 4, 1980,
notifying the City of the passage of KPB Ordinance No. 80-48, "Amending the
City of Seward Land Use Plan to provide the redesignation of certain multi-
family residential and public development districts as Auto-oriented
commercial districts", was noted for information and Chairman Williams stated
that this was in connection with the Lewis request. (4/9/80)
V.
PUBLIC HEARINGS:
P&Z/
CZM:
A. Presentation by Roger Allington and Jeff Otteson of Kramer, Chin
and Mayo, Inc. of KPB Coastal Development Program began with Allington Slnmnar-
izing why the KPB Coastal Development Program was forme~ which is a program for
managing the development of the Borough's coastal areas. Allington referred to
a "Draft KPB Coastal Development Program Parts 1 and 2", dated September 19801
and prepared by Environmental Services Limited. Allington stated that a series
of public meetings must be held in compliance with the program in order to
receive public comment. Allington and Otteson presented a slide show outlining
the program and showing slides of proposed designated uses for the Seward area.
They stressed the need for the program because of potential development along
the coast line and the need for careful planning with environment and economy
in mind. Allington called a five minute recess in order for all to review the
maps which showed Seward's coastal water and land use plan and Areas Meriting
Special Attention (AMSAs), such as the Fourth of July Creek area and the Seward
waterfront.
*RECESS 8:10 to 8:15 P.M.
*SPANIER ARRIVED AT THIS TIME
Allington stated that the coastal development program could help to assist in the
creation of long-term stable employment, retain the high quality of life and to
provide a location for and resolve conflicts among the different coastal land
uses minimizing the problems presented by the existing regulatory process.
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PAGE 189
REGULAR MEETING - OCTOBER 15, 1980
VOLUME 1
189
X.
COMMISSION DISCUSSION: (cont'd)
OCEANVIEW
SUB:
A. Following discussion, it was moved by Walker, seconded by Shott, and
carried as follows to recommend approval of the replat of Lot 9, Oceanview
Subdivision pending certification that the newly created lines do not create
any non-conforming uses:
AYES: Shott, Thorne, Walker, O'Brien, Williams
NOES,f" None
ABSENT: Spanier
ABSTAIN: Hansen
B.
Clerk not to
them in time
O'Brien made motion and later withdrew it to direct the City
schedule agenda items such as replats without having received
to copy for'"tlle packet.
XI. ADJOURNMENT:
adjourned at 10:45 p.m.
(,L,:-,_/dL-~L--
Dean Williams
Chairman
(City
PAGE 189
REGULAR MEETING - NOVEMBER 19, 1980
VOL UME 1
1.
CALL TO ORDER:
The November 19, 1980, regular meeting of the Seward Advisory Planning
and Zoning Commission was called to order at 7:35 p.m. by Chairman Williams.
"Notice of Amended Meeting Date for November" as published two times in the
local newspaper and posted, announcing that the November 12, 1980, had been
rescheduled to November 19, was noted.
II . ROLL CALL:
Present were: Chairman Williams, Commissioners Hansen, Shott, Spanier,
Walker (Absent with Commission consent were O'Brien and
Thorne)
Present also: Administrative Assistant Schaefermeyer, Kenai Peninsula
Borough Senior Planner Labahn and Deputy City Clerk Ledet
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PAGE 191
REGULAR MEETING - NOVEMBER 19, 1980
VOLUME 1
191
IX. CITY MANAGER REPORTS: (cont'd)
- the area where the schools are (zoned R-l and should be Public)
- Fourth of July Creek should be zoned Industrial
He stated that at thenext meeting he would have all the information for the
Commissioners to review.
B. Schaefermeyer gave a verbal report on the status of the Fourth of
July Creek Industrial project. He stated that the next two months would be a
crucial time for the project due to the permitting process, and that everything
was on schedule and looked good. He stated that the City would be signing a
lease agreement with VECO in the next month.
x.
COMMISSION DISCUSSION:
A. Williams requested Labahn to research uses of 30' lots and find
a solution to the problem of the 30' lot restrictions.
XI. ADJOURNMENT:
The meeting was adjourned at 9:04 p.m.
Judit: h:, M. Ledet"-J ,
De~ty ',City Cle1k :: 11
--.J . ,0, ~ tv
~ "\'i"_:',. . :'~'.. I;'
(Cit~..~...'ij~)~.,'". ~C;;}.~
'~{!"E OF i',\..~/
~
/ ~----z>GL~-c! '
Dean Williams
Chairman
---------------------------------------------------------------------------
PAGE 191
REGULAR MEETING - DECEMBER 10, 1980
VOLUME 1