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HomeMy WebLinkAbout12202017 PACAB WS PacketAn M Work Session Packet ➢ SMIC Packet (Best Management Practices) Page 7 ➢ City Development Requirements - Page 29 ➢ Past Variances to Maximum Building Height Requirements - Page 37 ➢ Table 153 0.220 Development Requirements - Page 47 ➢ Review the SMIC Development Plan - Page 51 December 20, 2017 at 12:00 p.m. City Council Chambers CITY OF SEWARD Harbor Department P.O. Box 167 907.224.3138 907.224.7187 fax 1300 40' Avenue harbormaster@citvofseward.net Seward, Alaska 99664 www.cityofseward.net/harbor SMIC UPLAND BOAT WORK POLICY CHECKLIST 0 PAPERWORK TO BOAT OWNER BOAT INFO IN COMPUTER EXPLAIN GROUND COVER ECT 0 INSURANCE REQUIREMENTS IF DOING OWN REPAIR WORK: $1 Million coverage, with awaiver of subrogation and show city as additional insured. IF APPROVED CONTRACTOR DOES WORK: $1 Million general, $1 Million ship repair liability,$1 Million auto liability and proof of workers comp. O FIRE SUPPRESSION PLAN (CAN BE NOTED ON WORK PLAN OR SEPARATE SHEET) O WORK PLAN C::) UPLAND STORAGEAGREEMENT 0 BOAT LIFT AGREEMENT C::) WASH DOWN PAD RATES AND RULES C::� ISSUE SMIC UPLAND WORK COMPLIANCE POWER F] YES 0 NO DEPOSIT # Pages 9 11,15,17,19,21,23 & 26 Must Be Filled Out And Returned To The Harbor Office AREA MUST BE RETURNED TO CLEAN, ORDERLY CONDITION PRIOR TO LAUNCHING Page 1 of 26 Effective 8/21/15 "Providing Quality Services Through Teameuork and Continuous Improvement' This Page Left Blank Intentionally Page 2 of 26 m Main Office (907) 224-4050 ��� Y OF � � o Police (907) 224-3338 PO. f 30X 107 a Harbor {907} 224-3138 SCWl�E2i�. ALASK/� 99664-0167 ; } O Fire (907) 224-3445 ..: Fax (907) 224-4038 Pita: G03.02.Oa City of Seward ]Policy Memorandum Subject: SEWARD MARINE INDUSTRIAL CENTER (SMIC) UPLAND BOAT WORK POLICY PURPOSE. This Policy Statement establishes the City of Seward's policy concerning allowable boat work activitles in the upland area at SMIC This policy applies to temporary use areas; areas not covered by a specific long-term lease or management agreement. Long-term lease and resulting business activities are covered through specific, negotiated agreements and are separate from this policy, It does not apply to boats in a storage -only condition. DISCUSSION. It is the custom to allow boat owners, businesses and subcontractors to perform various boat work (maintenance and repair) activities in the upland storage area of SMIC. As the use of this area has evolved, so have the number and scope of boat work activities. Section 7.10.545 of the City of Seward Code provides that maintenance and repair activities are permitted in the boat storage area of SMIC mid other areas as designated by the Harbormaster_ A standard operating policy and list of minimum requirements to be met is necessary in order to protect the interests of the City, its citizens and employees as well as the riglits of other businesses. Short-term upland use agreements, insurance requirements, indemnification agreements and permits must be developed and their use instituted to address the concerns and best interests ofeveryone, POLICY. The following documents have been approved by the City Council. The Harbormastcr shall enforce and administer the policies and procedures. Allowable Maintenance and Revair Activities - A list of allowable maintenance and repair activities ibr the SMIC upland storage area. Eludes and Best Management Practices Governing Beat Work Activities - A list of rules and Best Management practices governing maintenance and repair activities. Pre -approved Contractor List - this list shall be maintained by the harbormaster and shall contain the names, addresses and phone numbers of contractors who have been pre -approved to conduct business at the SMIC storage yard. Lund Use or License Agreement - An agreement between a contractor (license) or boat owner (land use) and the City regarding; the use of land in the upland storage area of (lie SMIC. Bllsiness Licenses - With the exception of State and Federal Contractors and boat owners performing their own work all businesses will be required to have the appropriate business license required -by State and Local Regulations. Evidence of such licenses may be required by the Harbormaster, Insurance. The person performing the work having the work performed or contracting for the services must have the required statutory insurance for Worker's Compensation and other insurance required by law. Additionally, all contractors desiring to be on the pre -approved contractor list shall have a minimum of $I mullion liability insurance with the City of Seward listed as an additional insured and a waiver of subrogation. Page 3 of 26 Exhibit B p,l ACTION, The Harbormaster shall drA submit for approval, implement and enforce lie Seward Marine Industrial Center Upland Boat Work Policy. This policy will be reviewed by the Port and Commerce Advisory Board, the City Administration and approved by the City Council prior to implementation. j CITY Of SEW cott Janke - 7 City Manager Date Enclosures: (1) Allowable Maintenance and Repair Activities (2) Rules. Best Management Practices Governing Boat Work Activities, Pre -approved Contractor List Procedures (3) Land Use Agreement Insurance Page 4 of 26 Exhibit B p.2 4 Enclosure (1) to City of Seward Policy Memorandum regarding Seward Marine Industrial Center (SMIC) Upland Boat Work Policy Allowable Maintenance and Repair Activities Allowable Maintenance and Repair Activities. The following maintenance and repair activities or similar activities are authorized in the SNnC area or upland boat storage areas of MC, Replacing zinc anodes Propeller, draft, rudder and bearing replacement Sand or water blasting, sanding, spray painting and painting Interior Blasting, sanding, spray painting and painting Engine and equipment repairs, including replacement Interior habitability changes, upgrades or modifications Transducer and through hull fitting repair and/or replacement Installing or replacing permanent or temporary equipment, electronics Stability improvements such as bilge keels, a modification to ballast or ballast tanks and changes in topside weight distribution/configuration. Hull plate, planldng, or laminate renewal and/or replacement and exclusive of integral petroleum tanks. Any activity opening a petroleum lank or requiring a chemist's gas -free certificate shall have that certificate posted prior to conducting work. A copy of such certificate shall be provided to the Harbormaster. Welding, cutting; torching and similar hohvork to the mdent necessary to complete the above repairs Construction, Generally, construction shall moan, "to assemble from parts", Any construction or reconstruction shall be done on leased property or on property designated for such purposes. Major construction or reconstruction is not allowed in the boat storage area or similar area at SNUC. Any alteration of the existing silhouette of the boat as hauled out, purely for increasing length, capacity, or similar reasons shall be deemed construction. The Harbormaster shall determine what constitutes maintenance and repair versus major construction activities. This determination will be made prior to commencing work on any boat. Page 5 of 2 Enclosure (2) to City of Seward Policy Memorandum regarding Seward Marine Industrial Center (SMIC) Upland Boat Work Policy Rules Governing Boat Work Activities And Best Management Practices The following rules and Best Management Practices apply to businesses, boat owners and other persons, perforating maintenance and repair activities at SMIC. Pre -Approved Contractors List, Those businesses and/or individuals performing activities for fees such as mechanical or structural repairs, handling of hazardous material or use of complicated equipment are required to meet the requimments of and be listed on the City`s Pre -Approved Contractoes List. Incidental businesses providing services that are non hazardous and non -technical such as boat cleaning, detailing, canvas/sail repairs and carpet cleaning are not required to be on this list. No other contractors are allowed to conduct mechanical or structural repairs on boats at the SMIC. Ausiness Licence_ Businesses andler individuals performing activities for fees shall have a current Business license from the City of Seward and Kenai Peninsula Borough.. Water. The person perforndng the maintenance and repair work will provide and bear the expense for, water ifnecessary to perform the activities, or pay a fee for this service if provided by the City. Restrooms. The person perforrrdng the maintenance and repair work will provide and bear the expense for, restroom facilities for their'workers either through construction of a facility or rental of temporary restroom containers. Electricity. Electricity shall be supplied by the person performing the maintenance and repair work through portable generating equipment or through an installed electrical service. Installed electrical service shall only be used upon permission of the harbormaster. Fees for use of the installed electrical service will be assessed according to the fort and Harbor Tariff. No alterations, additions or changes to the meter, meter base, cabling, breakers or any part of the wasting service is allowed unless authorized by the Harbormaster in advance and perfonned by a certified electrician. Garbage_ A limited amount of refuse disposal is provided. There is one construction material dumpster and one general garbage dumpster for public use. Contractors are encouraged to supply their own waste receptacles. Garbage shall be separated as required by the refuse contractor. Used Oil, HAZMAT Disposal. The person performing the maintenance and repair work shall provide and bear the expense, for containment, collection, removal, clean up and disposal of all used oil, pwtroleum products, anti-freeae, solvents and other HAZMAT in accordance tvith existing Federal, State and Local regulations. The harbor department has the ability to collect and dispose of limited quantities of clean, used oil_ Disposal of absorbs, filters and other oiled products is limited. Fees for collection and disposal of these items are contained in the Port and Harbor Tariff. Disposal of these items that exceed the capabilities of the harbor department or disposal of other hazardous materials or waste is the responsibility of the contractor and/or the boat owner. Blast Grit. The person performing the maintenance and repair work shall provide and bear the expense for, containment, collection, removal, clean up and disposal of all blast grit and paint debris as a result of blasting, chipping, scraping or other activities resulting in paint debris in accordance with existing Federal. State and Local regulations. (Revised 9/00) dray Painting. The person perlbrnung the maintenance and repair work shall provide and bear the expense for, containment, collection, removal, clean up and disposal of all paint, paint products and overspray associated with painting activities in accordance with existing Federal, State and Local regulations. Page 6 of 26 Exhibit B p.4 Nlaterials/Equipment Stowage. All vehicles,. materials, equipment, supplies and associated appurtenances used in maintenance and repair activities shall be stowed neatly in the area surrounding the boat. At no time shall any of these items be left in such a manner as to obstruct access to adjacent boats, the roadway, fire lanes, utility accesses, or Travelift runway. The area under and around the boat including the "footprint' of the Tiavelift is the designated area for these items and then only if actively in use. Failure to Observe Rules. Failure of any party conducting repairs and maintenance activities to observe these rules is a default of the user's agreement with the City and may result in a stop work order issued by the Harbormaster and/or action taken on a performance bond. Best Management Practices All repairs and maintenance activities listed in Enclosure (1) to this policy shall be conducted within the fenced upland storage area at MC. No repairs and maintenance activities with the exception of propeller changes, bolt -on zinc replacement, incidental business activdties and visual inspections may be conducted outside of this area. Work areas shall be cleaned after each operation is completed or at the end of the day. Remove all trash, debris, paint ships, fiberglass, blast grit and residue etc. Any maintenance irrvolving blasting, chipping, sanding or other ablativelabrasive removal of material or paint shall be done over canvas or plastic tarps. If water blasting is conducted, filter fabric may be used Instead of canvas or plastic tarps to allow water to pass through. Thee activitles shall be done in an enclosed or sheltered structure or in a tarped enclosure to contain airborne debris and dust. Use of vacuum sanders and equipment is encouraged to collect and retain material. Use of alternative blasting systems, such as an enclosed plastic medium blast and recovery system, is strvrrgty encouraged. Collected paint chips, dust, sediment, blast grit and similar debris shalt be placed in containers approved for such material and disposed of according to Federal, Stale and local regulations. This material shalt not be disposed of in the trash or construction materials dumpsters, unless tested and approved for such disposal by an environmental services company approved by the City. Anti -fouling paints containing the minimum amount of toxin necessary for the ea-pected conditions is strongly recommended, Avoid the use of soft ablative paints and use water based paints where possible. Slay informed about anti -fouling products such as Teflon, silicone, polyurethane and wax (hat have limited negative impacts. Inform your customers and substitute use of these products where applicable. Minimirc tlne use of spray painting equipment. Use brushes and rollers whenever possible. Spray painting is prohibited over water. Mix only as much paint as necessary for the job and use small containers. Smaller containers mean smaller spills when they occur. Designate.an area tg, Tix paints, solvents arid reducers. Keep records of paint use, type, application, amount required etc. All spray painting shall be conducted over land in a spray booth or under a tarp. Use equipment with high transfer efficiency such as high volume, low-pressure spray guns, air -atomizer spray guns or gravity -feed guns. Use trained painters in order to reduce overspray and minimize the amount of paint per job. Store opened containers of useable solvents and paints in covered, UL-listed, or Factory Mutual approved containers. Hire a licensed waste hauler to recycle or dispose of used solvents. Direct solvents used to clean spray equipment into containers to prevent evaporation of volatile organic compounds. A closed gun cleaning systernwill save money on cleaning materials: Use only one cleaning solvent to simplify disposal and use only the minimal amount of solvent needed for a given job. Use soy -based solvents and other similar products with no or low volatility. Order yours" painting jobs to minimize coating changes and order your work light to dark. Fewer changes mean less spray gun purging and cleaning. Allow solids to settle out of used strippers and thinners so you can reuse solvents. Keep records of solvent and paint use so you know the amount of hazardous waste generated on site. Exhibit B p.5 Page 7 of 26 Store engine parts and engines on impervious surfaces. Do not wash engine parts over bare ground or water. Use pre -cleaning methods such as wire brushing and avoid unnecessary parts cleaning. Adopt alternatives to solvent -based parts washers such as Bio remediating systems that take advantage of microbes to digest petroleum Bio remediating systems are self-contained; there is no effluent. The cleaning fluid is a mixture of detergent and water. Microbes are added periodically to "eat" the hydrocarbons. If using solvent to clean engineparts, do so in a container parts washer with a lid to prevent evaporation of volatile organic compounds. Reuse the solvent. Once the solvent is totally spent, recycle it. Use drip pans when handling any type of liquid and use separate drip pans for each fluid to avoid mixing. Recycle the collected fluid. Use funnels to transfer fluids and drain all parts of fluid prior to disposal. Clean engine repair areas regularly using dry cleanup methods. Capture petroleum spills with absorbent pads and materials. Do not hose down the repair area with water. Winterizing Use propylene glycol antifreeze for all systems; it is less toxic than ethylene glycol. Use the miniaranr-rnnount of antifreeze necessary for the job. Ethylene glycol should never be used in potable water systems; it is highly toxic and cannot be purged reliably. Add stabilizers to fuel to prevent degradation. Stabilizers are available for gasoline and diesel fuels and for crankcase oil. Be sure fuel tanks are 85-90% full to prevent flammable fumes from accumulating and to minimize the possibility of condensation leading to corrosion. Do not fill the tank more than 90% full. Use the highest rated octane recommended by the engine manufacturer; premium fuels are more stable than others are. Be sure the gas cap seals tightly, There may be additional requirements mandated by Alaska Department of Ecology, Environmental Protection Agency, various Federal and State regulations, and/or other regulatory agencies. You are required to know and comply with these regulations. Pre -Approved Contractor Listing License Aareement - A License Agreement is required for anyone conducting boat maintenance on City property not leased for long term use. This agreement includes indemnification and hold harmless clauses as well insurance coverage provisions. Business License -Valid, applicable business licenses (City, State) are required for contractors to work on boats or to conduct maintenance and repair activities. Insurance - Pre -approved contractors must procure and maintain, at their own expense, the following minimum insurance coverage in force at all times in orderto be on thepre-approved contractor list. Coverage Per Occurrence Commercial General Liability $1,000,000 Automobile Liability $1,000,000 Ship Repair Legal Liability $1,000,000 Workers Compensation As required by AS 23.30.045 and other statutory Obligations Owners conducting their own repairs and maintenance shall have a minimum of 1,000,000 General Liability insurance and may be required to post a $50,000 performance bond as determined by the Harbormaster All insurance policies shall name the City as an additional insured with a waiver of subrogation against the City of Seward The contractor and/or boat owner shall pay all deductibles. Page 8 of 26 Exhibit B Pp . Enclosure (3) to City of Seward Policy Memorandum regarding Seward Marine Industrial Center (SMIC) Upland Boat Work Policy SEWARD MARINE INDUSTRIAL CENTER (SMIC) SHORT TERM USE AGREEMENT INSURANCE REQUIREMENTS INDEMNIFYX0LD HARMLESS AGREEMENT To the fullest extent permitted by law, the User agrees to defend, pay on behalf of, indemnify, and hold harmless the City of Seward, Alaska, its elected and appointed officials, employees, volunteers and others working on behalf of the City of Seward against any and all claims, demands, suits, liabilities, penalties or loss, including all costs and attorney fees connected therewith, and for any damages which may be asserted, claimed or recovered against or from the City of Seward, its elected and appointed. officials, employees, volunteers or others worling on behalf of the City of Seward, by reason of personal injury, including bodily Mjuryy or death, property damage, including loss of use thereof, and environmental damage or liabilities, which arises out of or is in any way connected or associated with the use of this facility or property of the City of Seward by the User, its employees, agents, or contractors. DATE: INSURANCE REQUIREMENTS The User shall not commence with use of the City's facility land until the User has obtained the insurance required under this contract. All coverage shall be with insurance carriers licensed and admitted to do business in the State of Alaska. All coverage shall be with carriers acceptable to the City of Seward. The required lines and limits of insurance are as follows: Contractors 1) General Liability Insurance: The User shall procure and maintain during the life of this agreement, general liability insurance on an "occurrence basis" with limits of liability not less than $1,000,000 per occurrence and/or aggregate combined single limit, personal injury, bodily injury and property damage. 2) Motor Vehicle Liability Insurance: The User shall procure and maintain during the life of this agreement, motor vehicle liability insurance, including all applicable no fault coverages, with limits of liability of not less than $1.,000,000 per occurrence combined single limit. Page 9 of 26 (Insurance Requirements Continued) 3) Ship Repair Legal Liability: The User shall procure and maintain during the life of this agreement, ship repair legal liability insurance, with limits of liability of not less than $1,000,000 per occurrence combined single limit. 4) Workers Compensation Insurance: The User shall procure and maintain during the life of this contract, workers compensation insurance, including employers liability coverage, in accordance with all applicable statutes of the State of Alaska. 5) Additional Insured: All insurance policies, as described above, shall include an endorsement stating the following shall be Additional Insured: The City of Seward, its elected and appointed officials, all, employees and volunteers, all boards, commissions and/or authorities and board members, including employees and volunteers thereof. This coverage shall be primary to the Additional Insureds, and not contributing with any other insurance or similar protection available to the Additional Insureds, whether the other available coverage be primary, contributing or excess. 6) CanceIlation Notice: All insurance policies, as described above, shall include an endorsement stating the following: "Sixty (60) days advance written notice of cancellation, non -renewal, reduction and/or material change shall be sent to: Harbormaster, City of Seward, P.O. Box 167, Seward, AK 99664. 7) Proof of Insurance: Prior to commencement of any maintenance or repair activities at the SNIIC, the User shall provide the City with certificates of insurance and/or policies, acceptable to the City of Seward, for each of the insurance policies described above. Boat owners conducting their own Repairs and Maintenance l) General Liability Insurance: The User shall procure and maintain during the life of this agreement, general Iiability insurance on ari "occurrence basis" with limits - of liability not less than $1,000,000 per occurrence and/or aggregate combined single limit, personal injury, bodily injury and property damage. Additional Insured: All insurance policies, as described above, shall include an endorsement stating the following shall be Additional Insured: The City of Seward, its elected and appointed officials, all employees and volunteers, all boards, commissions and/or authorities and board members, including employees and volunteers thereof. This coverage shall be primary to the Additional Insureds, and not contributing with any other insurance or similar protection available to the Additional Insureds, whether the other available coverage is primary, contributing or excess. Page 10of26 Exhibit B p.8 10 () nsurance Requirements Continued) Cancellation Notice: All insurance policies, as described above, shall include an endorsement stating the following: "Sixty (60) days advance written notice of cancellation, non -renewal, reduction and/or material change shall be sent to: Harbormaster, City of Seward, P.O. Box 167, Seward, AK 99664. Proof of Insurance: Prior to commencement of any maintenance or repair activities at the SMIC, the user shall provide the City with certificates of insurance and/or policies, acceptable to the City of Seward, for each of the insurance policies described above. If this agreement is with a business organization, the User must supply proof of their authority to bind that business organization. SIGNED. DATE - APPROVAL: THE CITY OF SEWARD APPROVED Page 11 of 26 Exhibit B p.9 11 This Page Left Blank Intentionally Page 12 of 26 12 Seward Marine Industrial Center 330 Ton Marine TraveLift Rates Base Rate one-way lift (1 hour) $425.00 Additional Cost: Vessels over 55 feet LOA $ 2 1. 00 per foot Rate after first hour of lift $ 86.63 every 15 minutes Relocation Fee Same as Base Rate No -Show Fee, must cancel minimum 1 hour prior Same as Base Rate ADD 7% sales tax Size Cost Size Cost Size Cost Size Cost 56 $446.00 74 $824.00 92 $1,202.00 110 1$1,580.00 57 $467.00 75 $845.00 93 $1,223.00 111 1 $1,601.00 58 $488.00 76 $866.00 94 1 $1,244.00 112 $1,622.00 59 $509,00 77 $887.00 1 95 $1,265.00 113 $1,643.00 60 $530.00 78 $908.00 96 $1,286.00 114 $1,664.00 61 $551.00 79 $929.00 97 $1,307.00 115 $1,685.00 62 $572.00 80 $950.00 98 $1,328.00 1161 $1,706.00 63 $593.00 81 $971.00 99 $1,349.001119 117 $1,727.00 64 $614.00 82 $992.00 100 $1,370.00118 $1,748.00 65 $635.00 83 $1,013.00 101 $1,391.00 $1,769.00 66 $656.00 84 $1,034.00 102 $1,412.00 120 $1,790.00 67 $677.00 85 $1,055.00 103 $1,433.00 121 $1,811.00 68 $698.00 86 $1,076.00 104 $1,454.00 122 $1,832.00 69 $719.00 87 $1,097.00 105 $1,475.00 123 $1,853.00 70 $740.00 88 $1,118.00 106 $1,496.00 124 $1,874.00 71 $761.00 1 89 $1,139.00 107 1 $1,517.00 125 $1,895.00 72 $782.00 90 $1,160.00 108 $1,538.00 126 $1,916.00 73 1 $803.00 1 91-1 $1,181.00 1 109 1 $1,559.00 1 127 1 $1,937.00 Please call the Seward Harbor at (907) 224-3138 or email: harbormaster@cityofseward.net to schedule a lift and receive more information about our storage yard and facilities. We are open 7 days a week 8-5 April thru September (winter hours closed Sundays from October thru March.) \\marina-svr\c$\SrvDocs\FORMS\Travellift\330 ton Rates.doc Page 13 of 26 13 OLGA STREET 80' + 8o' - 9a - 27 28 2 power pedestals h 27 25 26 25 100' J 23 � � 24 23 _^ � 24 HARBOR 21 22 21 22 Z � I"- LPL 1--19 � 20 19 20 M laaoo GALTANK S s,000 T GALTANK A _ G l CON -EX Trailer IA B-6 E B-5 17 18 1 1=7 18 15 15 16 13 12 12 9 10 9 10 CJ,I4 I -- " 1 1 F-1 C-1 D•1 F- coM SMIC WAREHOUSE �o¢rx Page 14 of 26 M O R R Li A V E 14 UPLANDS STORAGE AGREEMENT Seward Boat Harbor P.O. Box 167, Seward, Alaska 99664 Telephone: (907) 224-3138 Fax: (907) 224-7187 Name of Vessel: Owner: Address: Phone# CITY: _ _State ESTIMATED RETURN TO WATER Zip: CHARGES $0.10 cents per foot per day on overall length of vessel plus 7% sales tax. AFTER ONE YEAR: $0.20 cents per foot per day on overall length of vessel plus 7% sales tax. THE FOLLOWING TERMS AND CONDITIONS CONTAIN IMPORTANT INFORMATION THAT MAY AFFECT YOUR LEGAL RIGHTS. YOU MUST READ THE FOLLOWING MATERIAL BEFORE SIGNING THIS AGREEMENT. Owner's Responsibi/Rks. Owner agrees that, if City assigns Owner the use of storage space, and Owner or Owner's agent or employee fails tocomp"th theteims of this agreement, the City Code, or the Harbor Tariff, the City may take any action authorized by the City Code or the Harbor Tariff including, but not limited to, terminating Owner's right to use the storage space, removing the Vessel from the storage space at Owner's risk and expense, and/or impounding and disposing of the Vessel with Owner bearing all risk and expense of impoundment and disposal. Owner agrees further that: (1) Owner is solely res ponsiblefor providing and maintaining material used in blocking the Vessel and that such material is Owner's property, is considered part of the Vessel, and must be removed from City property before this agreement will be considered terminated; (2) Owner is solely responsible for directing the positioning or placement of blocking and positioning of the Vessel on the blocking, provided, however, that the City may, at the determination of the operators of the lifting machinery, refuse to release the Vessel if there Is inadequate blocking or any other condition that presents a danger to adjacent boats or persons; (3) under no circumstances will the City, its employees, or agents be responsible for directing placement or positioning of blocking; (4) City's personnel will not be requested or required to go onto or intothe Vessel at any time; (5) OwnervAl immediately notify the harbormaster if Owner sells or transfers possession ofthe Vessel and will inform the harbormaster of the identity of the new Owner; and (6) City shall not be held responsible or liable for inspecting, maintaining, repairing, safekeeping, providing securityfor, or assuring the condition of the Vessel. Paymentof Fees. Owner agrees to pay storage charges, asset forth above, and as maybe amended from time to time by the Harbor Tariff and fees for any servicethat Owner or Owner's agent or employee orders or that is necessary in an emergency to protect any facility within the harbor, adjacent boats, and/or the Vessel from damage. Owner understands that failure to pay assessed charges or fees may result in impoundment of the Vessel and Owner hereby agrees that unpaid charges shall become a lien against the Vessel and hereby confesses judgment for same, plus all reasonable costs and attorneys' fees that are incurred in the collection. Rental Agreement On/y. Owner agrees and understands that this agreement is a storage space rental agreement only, and that by accepting this application and assigning to Ownerthe use of storage space the City is not accepting the Vessel for storage: the relationship between the parties is simplythat of landlord and tenant. Unless the Vessel is formally impounded by the City as authorized by the City Code, the Vessel shall at all times remain In the exclusive possession and control of the Owner and the City is not acting, and shall not be held liable in any manner, as a warehouseman or a bailee. Limitation of Liability. City shall not be liable for any loss or damage hereunder from any cause whatsoever, except and to the extent S01 FLY caused by Citys own negligence or intentional misconduct. City disclaims any and all other liability, whetherfor negligence or other tort, in contract or otherwise and specifically disclaims any warranty of whatsoever kind or mature including, but not limited to, any warranty of workmanlike service or performance. The liabilityof Clty for damages caused solely by its own negligence or intentional misconduct shall be limited to the reasonable cost of repairing the Vessel. Owner assumes all responsibility for any and ail other claims or damages otherwise resulting including, but not limited to, claims by owner or third -parties for property damage, personal injury or death, pollution or discharge of a polluting or hazardous substance (together with clean-up, removal, and remediation of same); as well as any direct, indirect, special, consequential, or commercial damages, claims for loss of profits or earnings, or other claims or damages of whatever kinder nature. Owner's Obligation to Defend, Hold Harmless and Indemnify. Owner hereby releases and agrees to defend, hold harmless, and indemnify the City and its officers, employees, and agents from and against any and all losses, claims, demands, actions, damages, liabilities, or expenses of every kind, character, and nature whatsoever (including, but not limited to, personal injuries, death, environmental contamination, property damages, or employeeliabiltty) arising out of, resulting from, or in any way related to performance under this agreement or to the use of storagespace by Owneror Owner's agent, employee, invitee, orguest except where liability for same is caused solely by the City's awn negligence or intentional misconduct. Defense shall include payment of actual attorney's fees and costs. Owner waives any right of subrogation against the City, which might otherwise arise upon payment of a loss by Owner's insurers. I have read and do accept the terms and conditions for boat storage as set forth above. I also understand the charges as set forth at right and agree to pay these charges in a timely manner. Page 15 of 26 Date:: 15 This Page Left Blank Intentionally Page 16 of 26 16 BOAT LIFT AGREEMENT Seward Boat Harbor • PO Box 167, Seward, Alaska 99644 • Telephone: (907) 224-3138 Fax: (907) 224-7187 Name of Vessel: _ Length: ID Number Weight of Boat Type of Keel (sail boats only)__ Name of Owner ❑ Operator ❑ Agent ❑ Phone: Address City State -Zip The above referenced boat is to be: Removed from water to DATE Lifted Placed into water from DATE Launched Placed into trailer from DATE Placed on Trailer _ Reblocked In yard DATE Reblocked Special Instructions Account # 50 -TON Uft Operator(s) _ Reg. _ + O.T. = Total Hrs. Reblock Operator(s) Reg. + O.T Total Hrs. Launch Operator(s) Reg. + O.T = Total Hrs. 330 - TON Estimated Return to Water: Charges Litt Additional Launch Addhional Time or Time or i Reblock Reblock Hour(s)_ Hour(s) Hour(s)� Hour(r.) Base Rate $ Over 50' $ for 50 ton Over 55' $ for 330 ton O.T. Lbr $ Sales Tax $ Total $ have had the opportunity to read the "Boat Lift Use of Terms and Conditions" as they appear on the reverse side of this form, and I do accept and agree to those terms and conditions. Must have two adults on boat entering or leaving lift pit. Signed _ Date Page 17 of 26 17 BOAT LIFT USE TERMS CONDITIONS Vessel owner ("Owner") hereby requests the use of the boat lift owned and operated by the City of Seward ("City") for the purpose of the lifting and/or transporting the vessel described on this application ("Vessel") as directed by Owner. Owner agrees to be bound by all terms and conditions of this agreement as set forth below as well as all applicable City Code and The Port and Harbor Tariff Regulations. The following terms and conditions contain important information that may affect your legal rights. You must read the following material before signing the agreement. Owner's Responsibilities. Owner agrees to have two adults available on site at all times preparatory to and during the move or lift of the Vessel and agrees that City's personnel will not be requested or required to go onto or into the Vessel at any time. Owner agrees that Owner is solely responsible for placing and positioning all lifting slings and for ensuring that lifting slings are properly positioned prior to any lift or movement of the Vessel. Owner agrees that Owner is solely responsible for providing and maintaining all blocking, cribbing or trailers that may be used to support, store, carry, or transport the Vessel. Owner also agrees that Owner is solely responsible for directing the positioning or placement of blocking or cribbing and for positioning the Vessel upon any trailer: under no circumstances will the City, its employees, or agents be responsible for directing placement or positioning of lifting slings on the Vessel's hull, or specifying the manner in which the Vessel is blocked, stored, placed, or positioned on any trailer, provider, however that the City may, at the determination of the operators of the boat lift, refuse to release the Vessel if it is considered to have inadequate blocking or cribbing or present a danger to adjacent boats or persons. Payments of Fees. Owners agrees to pay all charges incurred for the use of the boat lift in advance. Rental Agreement Only. Owner agrees and understands that this agreement is an equipment rental agreement only, and that by agreeing to provide use of the City's boat lift the City is not accepting possession or control of the Vessel; the relationship between the parties is simply that of lessor and lessee. The Vessel shall at all times remain in the exclusive possession and control of the Owner and the City is not acting, and shall not be held liable in any manner, as a subcontractor or bailee. Limitation of Liability. City shall not be responsible or liable for any loss, damage, or injury, hereunder from any cause whatsoever from any cause whatsoever, except and to the extent solely caused by City's own negligence or intentional misconduct. City disclaims any and all other liability, whether for negligence or other tort, in contract or otherwise, and specifically disclaims any warranty of whatsoever kind or nature including, but not limited to, any warranty of workmanlike service or performance. The liability of City for damages caused solely by its own negligence or intentional misconduct shall be limited to the reasonable cost of repairing the Vessel. Owner assumes all responsibility for any and all claims or damages otherwise resulting including, but not limited to, claims by Owner or third -parties for property damage, personal injury or death, pollution or discharge of a polluting or hazardous substance (together with cleanup, removal and remediation of same) as well as any direct, indirect, special, consequential, or commercial damages, claims for loss of profits or earnings, or other claims or damages of whatever kind or nature. Owner's Obligation to Defend, Hold Harmless and Indemnity. Owner hereby releases, and agrees to defend, hold harmless, and indemnify City and its officers, employees, and agents from and against any and all losses, claims, demands actions, damages, liabilities or expenses of every kind, character, and nature whatsoever (including, but not limited to, personal injuries, death, environmental contamination, property damages, or employee liability) arising out of, resulting from, or in any way related to performance under this agreement, except where liability for same is caused solely by the City's own negligence or intentional misconduct. Defense shall include payment of actual attorney's fees and costs. Owner waives any right of subrogation against the City which might otherwise arise upon payment of a loss by Owner's insurers. Page 18 of 26 18 PROTECTIVE LAYER UNDER THE BOAT BLOCKING - A FULL SIZE LAYER MUST BE PLACED UNDER THE BLOCKING OF THE BOAT IN ORDER TO CONTAIN PAINT CHIPS, SAND BLASTING MATERIAL, SPILLAGE, AND PREVENT FIREHAZARDS ETC. Recommendations: Filter Fabric and Reinforced Poly I, (PRINTED NAME) understand that before my boat blocked in the SMIC yard I will place a layer large enough to cover the outside perimeter of the vessel. I understand that this is a requirement as mandated by the State Department of Environmental Conservation through the City of Seward. SMIC Tarp Tacks must be used to hold protective layer in place while boat is in the SMIC Yard. The tarp tacks can be purchased or built by the crew and must measure at least 6 inches square plywood (a minimum of 1/2 inch plywood) with a 6 inch spike thru the center that will secure the filter fabric in place. I understand rocks or dunnage will not be used to secure tarp. Owner: Date: Account number: O Checked by -this section for office use only — (Harbor Personnel) 0 Copy to boat owner O Copy in SMIC boat work file Page 19 of 26 19 This Page Left Blank Intentionally Page 20 of 26 20 WORK PLAN FOR SMIC UPLAND BOAT WORK POLICY NAME OF BOAT TYPE OF WORK PLANNED WHO WILL BE DOING THE WORK? PRE -APPROVED CONTRACTOR? ESTIMATED COMPLETION DATE IF THIS IS TO TAKE LONGER, I WIUI NOTIFY THE SEWARD BOAT HARBOR Q 224-3138. RESPONSIBLE; PARTY: DATE Page 21 of 26 21 This Page Left Blank Intentionally Page 22 of 26 22 CITY OF SEWARD -' -- f Harbor Department P.O. Box 167 �,1 907.224.3138 907.224.7187 fax rh o TI harbormaster@citvofseward.net 1300 4 Avenue f,U - Seward, Alaska 99664 www.cityufseward.netfharbor PEDISTAL # (SMIC) SEWARD MARINE INDUSTRIAL CENTER UTILITIES APPLICATION $200.00 DEPOSIT REQUIRED PHONE 907-224-3138 FAX: 907-224-7187 PLEASE PRINT NAME OF OWNER: Cast Address: Street Address City PHONE HOME_ NAME OF APPLICANT (IFO PIER THAN OWNER)_ BOAT NAME E-MAIL: (PLEASE 1N1 AA L) _ Date: FIfSt J M.I. -- State WORK CELL _ ApartmenVUnit # ZIP Code I understand all utility bills will be mailed/e-mailed to the name and address on the account that utilities are provided. _ I understand that I must notify the Seward Harbormasters office in writing or in person when I wish to discontinue utility service. Failure to do so on my part does not relieve me of responsibility for service costs for utilities at the above location after I leave, by signing below i certify that the above information is accurate. I further certify that I have no outstanding debits of any kind with the City of Seward. If It is discovered that do have outstanding debits with the City of Seward, I understand and agree that our utilities may be subject to termination and I agree to pay all debts and fees owed to the City of Seward prior to service being reconnected. APPLICANT SIGNATURE DEPOSIT REQUIRED: $200.00 ****OFFICE USE ONLY**** DEPOSIT PAID $ Page 23 of 26 DEPOSIT#_ DATE "Pmvidinff CIt1IIIT.T.'D Tn— -+ —7, , 7 r•,.._,.:__ .....- .T___.. 23 This Page Left Blank Intentionally Page 24 of 26 24 Yard Cleanup Checklist Total removal and proper disposal of all synthetics (man-made materials) required in this yard. All natural materials used (wood, rocks) must also be returned to where it originally came from. Some items to remember: Rocks Wedges Balancing Blocks Stained Dirt & Soil Natural Items ____._Svntheties Tarp Removal and Disposal Chipped Paints & Zincs Sandblast Dust Waste Oils & Liquids Fiberglass Glass Boat Repair Items; Bolts, Nuts, Rods etc. Scrap Metals Washers, Welding "YARD MUST LOOK CLEANER THAN WHEN YOU AR RIVED !" Page 25 of 26 25 SMIC Vessel Wash Down Pad Rates and Rules 1. The purpose of the Wash Down System is to clean boat bottoms and to collect harmful chemicals and/or invasive biological species. 2. No pressure washing will be allowed in the SMIC boatyard other than on the pad. The only exception will be boats that are hauled out on the shiplift. 3. The Harbor employees will set up the wash water recycling system and two diesel pressure washers at the pad. 4. The pressure washing will be performed by private personnel- either vessel owners and crew or licensed and insured vendors. Currently, the approved vendors are Storm Chasers, Raibow, Catalyst Marine and Seward Ships Dry Dock. 5. Pressure washing is mandatory for all boats hauled out that are to be blocked on City land. Pressure washing is optional if a vessel is to be placed on privately leased land and the lessee has a valid Stormwater Pollution Prevention Permit. There is a one hour minimum. Additional time, overthe initial hour, will be billed in 15 minute increments. 6. The Harbormaster, or his designee, shall have the authority to waive the mandatory pressure washing requirement. For example, a vessel owner may request a waiver if the vessel will be hanging in the boat liftslings for short in and out maintenance such as: prop repair/replacement, shaft work, stuffing box, and inspections. Each waiver request will be evaluated based on scope of work to be performed. 7. If the vessel owner asks to wash the entire boat bottom, including beneath the slings of the boat lift, the Harbor employees have blocks for that purpose. The Harbor employees will carefully set the boat's keel on blocks during the pressure washing operation. 8. The pressure washing equipment is portable and will be stored inside away from freezing weather. During severe or extended freezing weather the Wash Down pad may be temporarily or seasonally shut down. 9. If for whatever reason, the wash down system is not useable, the Harbor will allow the facility to be used at another time at the same hourly rate stated below, no additional lift rates will be charged. The harbor will include 30 minutes of time, not charged to the customer, to allow for lifting the boat, moving it to the pad, and re -blocking the boat in the yard at the end of the wash. 10. Vessel personnel must remove all debris scraped/washed off of vessel and properly dispose of debris. Rates The Wash Down Pad rate is based on Length Overall of vessel and is $2.50 per foot per hour with a one hour minimum. Additional time will be billed out in 15 minute increments at $0.63 (sixty three cents) per foot. If additional cleaning of pad is necessary by City personnel, the customer will be billed the hourly labor rates as approved in the Seward Port and Harbor Tariff, Section 225 (b)(3). Page 26 of 26 26 r- N I gz z o (4W) �F O �~ A 4� � A 4-4 (4.) �, a U .It � o A 16.o� A O ° ° a ° .a U 16.o A x a � c � A ❑ 11 0 11 ❑ 0 0 '%a z Sponsored by: _Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION NO.2000-03 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMIS- SION, GRANTING A VARIANCE TO SEWARD SHIP'S DRYDOCK, INC. FOR AN EXCEPTION TO THE ZONING CODE MAXIMUM BUILDING HEIGHT ON LOT 1, BLOCK 7, FOURTH OF DULY CREEK SUBDIVISION, SEWARD MARINE INDUSTRIAL CENTER WHEREAS, Seward Ship's Drydock, Inc. has requested a variance to exceed the maximum building height on Lot 1, Block 7, Fourth of July Creek Subdivision, Seward Marine Industrial Center; and WHEREAS, an application meeting the requirements set forth in § 15.10.325 (B) of the Seward Zoning Code was submitted and received on October 13, 2000; WHEREAS, this request for a variance is on land located in the Industrial zoning district; WHEREAS, the maximum building height allowed by the Seward Zoning Code in the Industrial District is 34 feet; and WHEREAS, Seward Ship's Drydock, Inc. has requested the variance in order to install a weather cover on a pre-existing structure for a total building height of 110 feet; and WHEREAS, on November 8, 2000, the Planning and Zoning Commission held the required public hearing on the variance application. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. In accordance with SCC § 15.10.325.D., the Commission shall establish a finding that all of the following conditions have been found to exist prior to issuing a variance permit: 1. The proposed action must be consistent with all of the general conditions required for a conditional use permit. A. The use is consistent with the purpose of this chapter and the purposes of the zoning district. The purpose of the Zoning Code is to promote public health, safety and general welfare by providing for planning and land use regulations within the city. The property is zoned Industrial. According to the Zoning Code, Land Uses 29 Seward Planning and Zoning Commission Resolution No. 2000-03 Allowed Table, Boat, commercial builidng/fabrication, Boat, repair & maintenance, and Boat, storage commercial are all allowed as outright uses in the Industrial District. As identified in the Zoning Code 15.10.220, the purpose of the building height standard is to prevent loss of life or excessive property damage through the inability of the city fire department to reach upper stories or roofs and to help maintain the character of neighborhoods. The ability of the city fire department to reach upper stories or roofs is addressed in Items D and E of this section. Neighborhood character is best identifies as heavy industrial since the property is the heart of the city owned, syncro-lift facility. Large ship repair is ongoing in the area and was planned as an essential element to the success of that facility. Therefore, a covered protective shell as proposed by the applicant does not negatively impact neighborhood characteristics. Although, the proposed fabric weather cover will, by definition, make the structure a building which exceeds the 34 foot building height, the proposal does not increase the occupied work area, and will not change the existing use of the property. The existing use as a ship repair facility is consistent with the purpose of the Zoning Code and the Industrial zoning district. B. The value of adjoining property will not be significantly impaired. The structure is located on a 5.811 acre parcel that is owned by the City and leased to the applicant. All the adjoining property is zoned Industrial, owned by the City and not currently leased. There is no indication that the proposed building will significantly impair the value of adjoining Industrial property. C. The proposed use is in harmony with the Seward Comprehensive Plan. The existing use of the property as a ship repair facility is in harmony with recommenda- tions of the Seward Comprehensive Plan. The Seward 2010 Comprehensive Plan addresses building height under the community appearance goal. The Plan states that, "Due to the decreasing supply of developable land within the city limits, an increase in building height should be considered in select areas of the community," and further stipulates that height increases should be allowed only when life safety can be ensured, i.e. ability of fire department to reach all areas of building and maximum emergency access. In this case the proposed building is not intended to be occupied at the heigher roof level, but on the vessels themselves as is the current situation. Under both the economic development and land use goals of the Comprehensive Plan, specific recommendations are made to continue efforts to develop the Seward Marine Industrial Center as a major industrial area of the community. In addition, The Seward Marine Industrial Center Development Plan, adopted by City Council Resolution 95-007, recommends reviewing the Zoning Code for height, setback and 30 Seward Planning and Zoning Commission Resolution No. 2000-03 other requirements to determine if they are consistent with the desired industrial center development. D. Public Services and facilities are adequate to serve the proposed site. Adequate water,.sewer, and power are available to the property, as well as adequate police and solid waste disposal services. According to Seward Fire Chief, Dave Squires, the proposed structure exceeds the Seward Fire Department's capability to reach the top floor, and the roof, from the outside, and the Fire Department does not have the necessary equipment to handle a large fire at this structure. These concerns are noted by the Commission, and the applicant is aware of this situation. The Commission also recognizes that the higher parts of the structure are not intended for human habitation, and the proposed building height does not negatively impact existing road access for emergency services vehicle response. The purpose of the weather cover is to enclose the existing ship repair operations and provide workers with a protected work environment. Furthermore, a condition of the building permit approval requires that the applicant provide a fire hydrant on the property within 225 feet of the building in order to improve fire response services at the site. Based on this analysis, the Commission finds that the public services and facilities are adequate to serve the proposed site, except restricted fire response to a significant fire as described in an October 25, 2000 Memorandum to Linda -Rae Olsen, Planning Clerk from David Squires, Fire Chief. E. The proposed use will not be harmful to the public safety, health or welfare. The proposed canopy will not increase the occupied levels beyond the current use of the existing structures. It does not appear that the proposed building height will have any negative impact on existing air travel patterns. Furthermore, there are no adjoining residential structures, or intensely occupied commercial structures, that would be at risk from a catastrophic failure of the structure. In a October 2, 2000 letter to the applicant, Dave Calvert, Manager of Engineering and Utilities, tentatively approved the construction plans for the proposed structure with the following conditions: 1) Building setbacks must be maintained at 20 feet on at least three adjoining sides; 2) A fire hydrant must be installed on the leased property within 225 feet of the building which is capable of delivering the same amount of water as the existing system on your leased property; and 3) Meeting any conditions imposed upon this project by the Planning and Zoning Commission. With these required conditions, it does not appear that the proposed building height will be harmful to the public safety, health or welfare. F. Any and all specific conditions deemed necessary by the commission to fulfill the above -mentioned conditions shall be met by the applicant These may include but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects to the proposed use. 31 Seward Planning and Zoning Commission Resolution No. 2000-03 Administration shall include a statement in the variance permit that identifies the Seward Fire Departments limitations in suppressing a significant fire in a building of the size proposed. 2. 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 special conditions and circumstances peculiar to this land is the fact that the property is developed with a shiplift facility. From the inception of the Seward Marine Industrial Center project, the MN Tustumena was used as a guide to size the construction of the shiplift facilities including the dock, platform, rails, and transfer system. By necessity any structure designed to accommodate the MN Tustumena, or similar sized ship, would have to exceed the 34 foot maximum building height limit. 3. The special conditions and circumstances were not caused by actions of the applicant. The City of Seward developed the ship -lift facility on the property, and therefore the special conditions and circumstances were not caused by actions of the applicant. 4. Financial hardship or inconvenience shall not be a reason forgranting a variance. The reason for granting this variance is to support the development of the Seward Marine Industrial Center by providing year round ship repair work in a protected environment, and therefore this condition has been met. 5. No nonconforming land uses or structures within the district were considered as grounds for granting the requested variance. This condition has been met. No nonconforming structures were considered in this review. 6. The requested variance is the minimum variance necessary to permit the reasonable use of the property. The Seward Marine Industrial Center was built for the purpose of developing a ship repair facility, including ship enclosures that would provide year round ship repair work in a protected environment. The requested variance to construct a 110 foot tall building is the minimum required to cover vessels for which the syncro-lift facility was designed. 7. The requested variance will not permit a land use in a district where the use is prohibited. The property is zoned Industrial. The existing use of the property as a boat/ship repair facility is allowed as an outright use in the Industrial District, and therefore the requested building height variance will not permit a land use in a district where the use is prohibited. Section 2. Pursuant to the above established findings that all of the required conditions for granting a variance have been met, the Planning and Zoning Commission hereby approves Seward Ship's Drydock, Inc. request for a building height variance to allow for the construction of a ship repair drydock cover with a maximum building height of 110 feet, on Lot 1, Block 7, Fourth of July Creek Subdivision, Seward Marine Industrial Center. 32 Seward Planning and Zoning Commission Resolution No. 2000-03 Section 3. Administration shall include a statement in the variance permit that identifies the Seward Fire Departments limitations in suppressing a significant fire in a building of the size proposed. Section 4. In accordance with Seward City Code § 15.10.325.E., this resolution shall take effect ten (10) days after its adoption, provided it is not rescinded, amended or appealed. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 8th day of November, 2000. THE CITY OF SEWARD, ALASKA on Niebrugge, Chairman AYES: Hohl, Larson, Smith, Darling, Niebrugge NOES: Griswold ABSENT: Martin ABSTAIN: None ATTEST: Patrick Reilly City Clerk Cl`J f'�7�:0� V�'yo a ti � s .•w. t �Q f 'Q1 OF A .0 33 sm Sponsored by: Oates CITY OF SEWARD, ALASKA RESOLUTION NO. 2008-033 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA, REPEALING RESOLUTION 1995-007 AND ADOPTING THE UPDATED SEWARD MARINE INDUSTRIAL CENTER DEVELOPMENT PLAN WHEREAS, initial construction ofthe Seward Marine Indus trial Center began in 1980 with the shiplif3 becoming operational in 1985; and WHEREAS, the City has based the construction and development on a 1980 project description prepared by its consulting engineers; and WHEREAS, funding limitations and economics have slowed final development, and there is a need to provide priority directions for its full development; and WHEREAS, the Seward Port and Commerce Advisory Board initiated a plan to guide city management and private enterprise in the continued development and management of the Seward Marine Industrial Center; and WHEREAS, the City Council of the City of Seward, Alaska adopted the Seward Marine Industrial Development Plan on January 23, 1995 by Resolution 1995-007; and WHEREAS, through Resolution 2006-131, the City Council assigned the Port and Commerce Advisory Board to review and update the Seward Marine Industrial Development Plan; and WHEREAS, the Port and Commerce Advisory Board held multiple work sessions, work shops and public hearings to solicit public comments and discuss updates to the Seward Marine Industrial Development Plan; and WHEREAS, the Seward Marine Industrial Center Development Plan has been updated based on draft reviews and comments of the Port and Commerce Advisory Board, the public, the Planning and Zoning Commission and City Administration; and WHEREAS, the new Plan has been recommended for adoption by the Port and Commerce Advisory Board by PACAB Resolution 2008-0Ion March 5, 2008. 34 CITY OF SEWARD, ALASKA RESOLUTION 2008-033 NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SEWARD, ALASKA, that: Section 1. Resolution 1995-007 of the City of Seward is hereby repealed. Section 2. The new Seward Marine Industrial Center Development Plan for the City of Seward, Alaska, attached and incorporated herein by reference is adopted. Section 3. The appendices will be updated administratively as needed. Section 4. This Resolution shall take effect immediately upon its adoption. PASSED AND APPROVED by the City Council of the City of Seward, Alaska this 28th day of April 2008. THE CITY OF SEWARD, ALASKA /111X Clark Corbridge, Mayor AYES: Kellar, Amberg, Dunham, Valdatta, Bardarson, Corbridge NOES: None ABSENT: Smith ABSTAIN: None ATTEST: Ie Lewis,;CMC Cil CIerk ' .�`.� OF s8bk (City Seal) �.�0` e•,.•G�.�ot,`:o,•'Q�•.� • !tie; • 35 Council Agenda Statement Date: April 28, 2008 To: City Council Kt/ Through: Bob Hicks, Community Development Director From: Port and Commerce Advisory Board Subject: SMIC Development Plan BACKGROUND & JUSTIFICATION: On November 27, 2006 City Council approved Resolution 2006-131 assigning the Port and Commerce Advisory Board (PACAB) to review and update the Seward Marine Industrial Center Development Plan (Plan). PACAB was tasked to review and facilitate public workshops and public hearings, to provide a Plan update to the Planning and Zoning (P & Z) Commission and gather and consider their input and submit a full Plan to Administration. Throughout 2006 and 2007, PACAB held multiple work sessions, work shops and public hearings to solicit public comments and discuss updates to the Plan. In an effort to assist PACAB in their deliberations, Administration comments were solicited and incorporated by PACAB into the Plan. PACAB forwarded the Plan to the P & Z Commission on April 4, 2007 for review and comments. The P & Z Commission held a Work Session on June 19, 2007 and suggested one change be incorporated into the body of the plan and noted support for the examination of setbacks and temporary structures in the SMIC area and asked PACAB to consider incorporating Port security aspects required under new Homeland Security requirements. The P & Z Commission then held a Regular Meeting on August 7, 2007 forwarding the Plan back to PACAB requesting that their changes and comments be considered. At the September 12, 2007 PACAB Regular Meeting the Board made a motion to "Support the Planning and Zoning Commission changes to the Plan, as amended by the Port and Commerce Advisory Board, and forward the Plan to City Council for review." This motion was not completed due to the adjournment of the meeting. At the October 17, 2007 PACAB Regular Meeting the Board approved the motion to Support the P & Z Commission changes to the Plan, as amended by PACAB, and forward the Plan to City Council for review and action. At the March 5, 2008 PACAB Regular Meeting, PACAB approved the updated SMIC Plan, the updated appendices and Resolution 2008-01 to show their support for the SMIC plan. The SMIC plan is now before Council for adoption. Community Development Director Bob Hicks reviewed the SMIC Development Plan and created a SMIC Development Plan Summary which outlines the entire Plan as written. He than summarized the Plan "by Type and Initiator- Assignment" in a second document attached here. O 3�j Council has been presented with Resolution 2008-N4i* repealing Resolution 1995-007 and adopting the updated Seward Marine Industrial Center Development Plan. The new Plan is attached for council approval. Upon approval copies of the approved plan will be distributed to Administration and Council. o — `� 4 J i- 36 Sponsored by: Staff CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2009-23 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, GRANTING A VARIANCE FROM SEWARD CITY CODE 15.10.220 DEVELOPMENT REQUIREMENTS TO ALASKA LOGISTICS, LLC, PERMITTING AN EXCEPTION TO THE. ZONING CODE MAXIMUM BUILDING HEIGHT TO ALLOW A 46 FOOT STRUCTURE ON LOT 2, BLOCK3, FOURTH OF JULY CREEK SUBDIVISION, SEWARDMAR]NE INDUSTRIAL CENTER, 3305 JELLISON AVENUE, WITHIN THE INDUSTRIAL ZONING DISTRICT WHEREAS, Alaska Logistics, I,LC. requested a variance to exceed the maximum building height on Lot 2, Block 3, Fourth of July Creek Subdivision, Seward Marine Industrial Center within the Industrial Zoning. District; and WHEREAS, the maximum building height allowed by Seward City Code §15.10 220 Development Requirements is 34 feet; and _ WHEREAS, Alaska Logistics, LLC requested the variance to construct a roofed structure with a total building height of46 feet; and W H EREAS, as required by Seward City Code § 15.01.040, Public Hearings, property owners and lease holders within 300 feet of the requested variance parcel were notilied of the proposed action, and the property was posted with public notice signage; and WHEREAS, having complied with the public notification process; on October20, 2009, the Seward Planning and Zoning Commission held the required public hearing on the Variance Application. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. In accordance with SCC§15.10.325.D, the Commission shall establish a Iinding that all of the lollowing conditions have been found to exist prior to issuing a variance permit: 1. The proposed action must be consistent with all of the general conditions required for a conditional use permit. The project is consistent with all of the conditional use permit requirements as follows: A. The use is consistent with the purpose of this chapter and the purposes of the zoning district. 37 Seward Planning and Zoning Commission Resolution 2009 ?3 Page 2 of 5 Finding: The purpose of the Zoning Code is to promote public health, safety and general welfare by providing for planning and land use regulations within the City. '['he property is zoned Industrial. According to the Zoning Code, Land Uses Allowed Table, Bow, commercial buildir g#iibriculion, Bout, repair & muinlenunce, and Bout, storage commercial are all allowed as outright uses in the Industrial District. As identified in the Zoning Code 15. M.220,h., the purpose of the building height standard is to prevent loss of life or excessive property damage through the inability of the City Fire Department to reach upper stories or roofs and to help maintain the character of neighborhoods. Although, the proposed rooted structure, by definition, exceeds the 34 foot building height limit, the proposal does not increase the occupied work area or change the proposed use of the property. The proposed use as a vessel repair facility is consistent with the purpose of the Zoning Code and the Industrial Zoning District. B. The value of adjoining property will not be significantly impaired. Finding: The structure is located on a 2.5 acre parcel that is owned by the City and will be leased to the applicant. All adjoining property is zoned Industrial. The parcels to the North contain the City's electric substation on Lot 1, Block 1; the Shoreside Bulk Storage area located on Lot 2, Block 1 and the AVTEC Fire Training Facility located on the remainder of Block 1. The parcels to the East within Block 3 are owned by the City, currently Lot 4 is in the process of being leased to Godwin Glacier "['ours for outdoor storage, Lots 3 and 5 are vacant parcels. Lot I located to the West is also owned by the City and currently vacant. The large approximately 12 acre parcel to the South is owned by the City and currently contains the City boat storage yard. Further to the South is a parcel leased to Seward Ship's Drydock, Inc. which contains a l 10 foot high structure used for vessel maintenance and repair. There is no indication the proposed structure will significantly impair the value of adjoining Industrial properties. C. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: The proposed use of the property as a ship repair facility is in harmony with recommendations of the Seward Comprehensive Plan. Under both the economic development and land use goals of the Comprehensive Plan, specific recommendations are made to continue efforts to develop the Seward Marine Industrial Center as a major industrial area of the community. In addition, the Seward Marine Industrial Center Development Plan, adopted by City Council Resolution 2008-33, recommends reviewing the Zoning Code for height, setback and other requirements to determine it' they are consistent with the desired industrial center development. 38 Seward Planning and Zoning Commission Resolution 2009-23 Page 3 of 5 D. Public Services and fircilities are adequate to serve the proposed site. Findings: According to Seward Fire Chief Dave Squires, the proposed structure exceeds the Seward Fire Department's capability to reach the roof, from the outside the structure. 'these concerns are noted by the Commission, and the applicant is aware of this situation. Chief Squires also requests there be no storage above the second tier of containers. The Commission also recognizes that the higher levels of the structure are not intended for human habitation. The proposed building height does not negatively impact existing road access for emergency services vehicle response. The purpose of the roof is to enclose an area for vessel repair operations and provide workers with a protected work environment. Furthermore, a condition of the building permit approval shall require that the applicant provide a fire hydrant within 250 feet of the building in order to improve fire response services at the site. Adequate police and solid waste disposal services are available to the lease site. The applicant intends to provide private use power and sanitary Iacilities. Based on this analysis, the Commission finds that the public services and facilities are adequate to serve the proposed site. E. The proposed use will not be harmful to the public safety, health or welfare. Findings: To obtain a building permit issued by the City. the applicant is required to submit current engineered building plans for review that meet the International Building Code as adopted by the City Council. As required by City Code the structure shall meet all setbacks and zoning requirements. It does not appear that the proposed 46 fbot building height will be harmful to the public safety, health or welfare. l . Any and all specific conditions deemed necessary by the commission to fulfill the above -mentioned conditions shall be met by the applicant. These maY include but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects to the proposed use. I . The applicant shall obtain a current Building Permit before construction begins on the site. 2. No storage is allowed above the second tier of containers. 3. Per the Fire Department requirements, a driveway entrance from Jellison Avenue to the site shall be established and maintained for emergency vehicle access. 4. The applicant shall obtain all necessary Federal. State and local permits required for the vessel maintenance work. 2. 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. 39 Seward Planning and Zoning Commission Resolution 2009-23 Page 4 of 5 Finding: The special conditions and circumstances peculiar to this land is the fact that the property is designed, by the City of Seward as a vessel maintenance and repair area. The vessels designed to use this area are large and require the use of the City's 250 Ton Travelift. The 250 Ton Travelift was purchased and put into operation in 1990 to fill the demand for lifting vessels too small to economically use the Syncrolift platform but to large for the City's 50 Ton Travelift. By necessity any structure designed to accommodate the 250 Ton Travelift, and/or vessels using the Travelift, would have to exceed the 34 foot maximum building height limit. 3. The special conditions and circumstances were not caused by actions of the applicant. Finding: The City of Seward developed the area as the Seward Marie Industrial Area and operates the 250 Ton Travelift on the property. and therefore the special conditions and circumstances were not caused by actions of the applicant. 4. Financial hardship or inconvenience shall not be a reason for granting a variance. Finding: The reason for granting this variance is to support the development of the Seward Marine Industrial Center by providing, year round ship repair work in aprotected environment. No financial gain or loss has been considered in this review. 5. No nonconforming land uses or structures within the district were considered as grounds for granting the requested variance. Finding: This condition has been met. No nonconforming structures were considered in this review. 6. The requested variance is the minimum variance necessary to permit the reasonable use of the property. Finding: The Seward Marine Industrial Center (SMIC) was built for the purpose of developing a vessel repair and maintenance area, including ship enclosures that would provide year round vessel repair work in a protected environment. The requested variance to construct a 46 foot tall building is the minimum required to cover vessels for which the Travelift was designed. 7. The requested variance will not permit a land use in a district where the use is prohibited. Finding: The property is zoned Industrial. The proposed use of the property as a vesseUship repair facility is allowed as an outright use in the Industrial District, and therefore the requested building height variance will not permit a land use in a district where the use is prohibited. Section 2. The Planning and "Zoning Commission finds the request meets the review criteria required for granting a variance, and hereby approves the request by Alaska Logistics, LLC for a variance from Seward City Code (SCC)§ 15.10.220 DEVELOPMENT REQUIREMENTS, to allow the construction of a vessel repair structure with a maximum building height of 46 feet, on Lot 2, .O Seward Planning and Zoning Commission Resolution 2009-23 Page 5 of 5 Block 3, Fourth of July Creek Subdivision, Seward Marine Industrial Center, subject to all conditions in Section 1, Subsection F. Section 3. In accordance with Seward City Code§I5.10.32.5.E., this resolution shall take effect ten (10) days after its adoption, provided it is not rescinded, amended or appealed. PASSED AND APPROVED by the Seward Planning and 'Zoning Commission this 20`' day of October 2009. THE CITY OF SEWARD, ALASKA Sandie Roach', Chair AYES- Morgan, Ecklund, Heinrich, Stauffer, De Marco, Roach' NOES: None ABSENT: None ABSTAIN: None VACANT: One ATTEST - Jean wis, CMC City Cllerk (City Seal) ' r 4 r ?� A► M M v � w • `i .o oar �T,`,,�'�:r• , . JM` 41 Sponsored by _Staff' CITY OF SEWARD, ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2017-17 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION, GRANTING A VARIANCE FROM SEWARD CITY CODE 15.10.220 DEVELOPMENT REQUIREMENTS TO JEFF HAMILTON, HAMILTON CONSTRUCTION, LLC, PERMITTING AN EXCEPTION TO THE ZONING CODE MAXIMUM BUILDING HEIGHT TO ALLOW A 65 FOOT STRUCTURE ON LOT 1, BLOCK 3, FOURTH OF JULY CREEK SUBDIVISION, SEWARD MARINE INDUSTRIAL CENTER, 3301 JELLISON AVENUE, WITHIN THE INDUSTRIAL ZONING DISTRICT WHEREAS, Hamilton Construction, LLC. requested a variance to exceed the maximum building height on Lot 1, Block 3. Fourth of July Creek Subdivision, Seward Marine Industrial Center within the Industrial Zoning District; and WHEREAS, the lnaxlmufm building bright allowed by Seward City Code ] 5.10.220 Development Requirements is 34 feet: and WHEREAS, Hamilton Construction. LLC requested the variance to construct a roofed structure with a total building height of 65 feet; and WHEREAS, as required by Seward City Code § 15.01.040, Public Hearings, property owners and lease holders within 300 feet of the requested variance parcel were notified of the proposed action. and the property was posted with public notice signage; and WHEREAS, having complied with the public notification process; on December 5, 2017, the Seward Planning and Zoning Commission held the required public hearing on the Variance Application. NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission that: Section 1. In accordance with SCC§ 15. M.325.1), the Commission shall establish a finding that all of the following conditions have been found to exist prior to issuing a variance permit: 1. The proposed action must he consistent with all of the general conditions required for a conditional use permit. The project is consistent with all of the conditional use permit requirements as follows: 42 Seward Planning and "Zoning Commission Resolution 2017-17 Page 2 of 5 A. The use is consistent with the purpose of this chapter and the purposes of the zoning district. Finding: The purpose of the Zoning Code is to promote public health, safety and general welfare by providing for planning and land use regulations within the City. The property is zoned industrial. According to the Zoning Code. Land Uses Allowed Table, Boat, commercial building/fahrication, Boat, repair & niainlenance, and Boat. storage commercial are all allowed as outright uses in the Industrial District. As identified in the Zoning Code 15.10.220,b., the purpose of the building height standard is to prevent loss of life or excessive property damage through the inability of the City Fire Department to reach upper stories or roofs and to help maintain the character of neighborhoods. Although, the proposed roofed structure, by definition. exceeds the 34 foot building height limit, the proposal does not increase the occupied work area or change the proposed use of the property. The proposed use as a vessel repair facility is consistent with the purpose of the Zoning Code and the Industrial Zoning District. B. The value of adjoining properl}i ivill not be significantly! impaired. Finding: The structure is located on a .87 acre parcel that is owned by the City and will be leased to the applicant. All adjoining property is zoned Industrial. The parcels to the North contain the City's electric substation on Lot 1. Block 1; the Shoreside Bulk Storage area located on Lot 2, Block 1 and the AVTEC Fire Training Facility located on the remainder of Block 1. The parcels to the East within Block 3 are owned by the City, and currently leased. The large approximately 12 acre parcel to the South is owned by the City and currently contains the City boat storage yard. Further to the South is a Parcel leased to Vigor, which contains a 110 foot high structure used for vessel maintenance and repair. There is no indication the proposed structure will significantly impair the value of adjoining Industrial properties. C The proposed use is in harmony ►vith the Se►vard Comprehensive Plan. Finding: The proposed use of the property as a ship repair facility is in harmony with recommendations of the Seward Comprehensive Plan. Under both the economic development and land use goals of the Comprehensive Plan, specific recommendations are made to continue efforts to develop the Seward Marine Industrial Center as a major industrial area of the community. In addition, the Seward Marine Industrial Center Development Plan, adopted by City Council Resolution 2008-33, recommends review-ingthe Zoning Code for height, setback and other requirements to determine if they are consistent with the desired industrial center development. 43 SeNNard Planning and Zoning Commission Resolution 2017-17 Page 3 of j D. Public Services and facilities are adequate to serve the proposed site. Findings: According to Seward Fire Chief Athey requests that there be no storage above two stories. The Commission also recognizes that the higher levels of the structure are not intended for human habitation. The proposed building height does not negatively impact existing road access for emergency services vehicle response. The purpose of the roof is to enclose an area for vessel repair operations and provide workers with a protected Nvork environment. Furthermore, the applicant has stated that the structure will be equipped with sprinklers. Adequate police and solid waste disposal services are available to the lease site. The applicant intends to provide private use power and sanitary facilities and will work with both Public Works and Electric departments before building the structure._ Based on this analysis. the Commission finds that the public services and facilities are adequate to serve the proposed site. E. The proposed use will not be harmful to the public safety, health or welfare. Findings: To obtain a building permit issued by the City. the applicant is required to submit current engineered building plans for review that meet the International Building Code as adopted by the City Council. As required by City Code the structure shall meet all setbacks and zoning requirements. It does not appear that the proposed 65 foot building height will be harmful to the public safety, health or welfare. F. Any and all specific conditions deemed necessary by the commission to fulfill the above -mentioned coirditioirs shall be met by the applicant. These nray include but are not limited to measures relative to access, screening, site development, building design, operation of the use and other similar aspects to the proposed use. 1. The applicant shall obtain a current Building Permit before construction begins on the site. 2. The applicant will contact the Public Works and Electric departments before construction begins on the site 3. Per the Fire Department requirements. a driveway entrance from Jellison Avenue to the site shall be established and maintained for emergency vehicle access. 4. The applicant shall obtain all necessary Federal, State and local permits required for the vessel maintenance work. 2. 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. Finding: The special conditions and circumstances peculiar to this land is the fact that the property is designed, by the City of Seward as a vessel maintenance and repair area. The vessels designed to 44 Seward Planning and Zoning Commission Resolution 2017-17 Page 4 of s use this area are large and require the use of the City's 330 Ton Travelift. The 330 Ton Travelift was purchased and put into operation in 2015 to fill the demand for lifting vessels too small to economically use the Syncroliit platform but to large for the City's 50 Ton Travelift, By necessity any structure designed to accommodate the 330 Ton Travelift, and/or vessels using the Travelift. would have to exceed the 34 foot maximum building height limit. 3. The special conditions and circumstances were not caused by actions of the applicant. Finding: The City of Seward developed the area as the Seward Marie Industrial Area and operates the 330 Ton Travelift on the property, and therefore the special conditions and circumstances were not caused by actions of the applicant. 4. Financial hardship or inconvenience shall not be a reason for granting a variance. Finding: The reason for granting this variance is to support the development of the Seward Marine Industrial Center by providing year round ship repair work in a protected environment. No financial gain or loss has been considered in this review. 5. No nonconforming land uses or structures within the district were considered as grounds for granting the requested variance. Finding: This condition has been met. No nonconforming structures were considered in this review. 6. The requested variance is the minimum variance necessary to permit the reasonable use of the property. Finding: The Seward Marine Industrial Center (SMIC) was built for the purpose of developing a vessel repair and maintenance area, including ship enclosures that would provide year round vessel repair work in a protected environment. 7. The requested variance will not permit a land use in a district where the use is prohibited. Finding: The property is zoned Industrial. The proposed use of the property as a vessel/ship repair facility is allowed as an outright use in the Industrial District, and therefore the requested building height variance will not permit a land use in a district where the use is prohibited. Section 2. The Planning and Zoning Commission finds the request meets the review criteria required for granting a variance, and hereby approves the request by Hamilton Construction, L_LC for a variance from Seward City Code (SCC)§ 15,10.220 DEVELOPMENT REQUIREMENTS, to allow the construction of a vessel repair structure with a maximum building height of 65 feet. on Lot 1. Block 3. Fourth of July Creek Subdivision. Seward Marine Industrial Center. subject to all conditions in Section 1, Subsection F. 45 Seward Planning and Zoning Commission Resolution 2017-17 Page 5 of 5 Section 3. In accordance with Seward City Code§ 15.10.325.E.. this resolution shall take effect ten (10) days after its adoption. provided it is not rescinded, amended or appealed. PASSED AND APPROVED by the Seward Planning and Zoning Commission this 5"' day of December 2017. THE CITY OF SEWARD, ALASKA Cindy E lund, Chair AYES: Fleming. Ambrosiani. Seese. Anderson, Charbonneau, Ecklund NOES: None ABSENT: Swann ABSTAIN: None VACAN"F: None ATTEST: (City SeavCs�i`Gp¢POr� T�o'�p r i •� u SEAL Ay . 0 F A� •h��0w�ft<.. 46 15.10.220. - Development requirements. (a) Table 15.10.220, development requirements, is incorporated herein by reference and the restrictions contained therein are mandatory unless otherwise modified by this chapter. (See tables at the end of this title; see also section 15.10.210.) (b) Building height. The purpose of building height standards is to prevent loss of life or excessive property damage through the inability of the city fire department to reach upper stories or roofs and to help maintain the character of neighborhoods. (c) Setbacks —Yards. (1) Setbacks are required to insure sufficient open area for snow accumulation, sunlight, views, privacy, fire separation and visual relief between structures. (2) No yard or other open space provided about any building for the purpose of complying with the provisions of this chapter shall be considered as providing a yard or open space for any other building, and no yard or open space on one lot shall be considered as providing a yard or open space on any other lot. (3) No yard or lot shall be reduced in size or area below the minimum requirements set forth herein. Yards or lots created after December 5, 1978 shall meet at least the minimum requirements established by this chapter. (4) In cases of corner lots with multiple frontages, the administrative official shall designate the front yard, and all other frontages shall be designated as a side to a street. (5) All structures shall be designed and constructed to prevent roofs from shedding snow onto adjacent lots, structures, fences, or other property. (Ord. 99-10, § 3) 15.25.060. - Appeal and variance procedure. (a) Appeal board. (1) The Seward Planning and Zoning Commission (commission) shall hear and decide appeals and requests for variances from the requirements of this chapter. (2) The commission shall hear and decide appeals when it is alleged there is an error in any requirement, decision, or determination made by the administrative official in the enforcement or administration of this chapter. (3) Those aggrieved by the decision of the Commission, or any taxpayer, may appeal such decision to the City Council sitting as Board of Adjustment, as provided in AS 29.40.050. (4) In passing upon such applications, the commission shall consider all technical evaluations, all relevant factors, standards specified in other sections of this chapter, and: a. The danger that materials may be swept onto other lands to the injury of others; b. The danger to life and property due to flooding or erosion damage; c. The susceptibility of the proposed facility and its contents to flood damage and the effect of such damage on the individual owner; d. The importance of the services provided by the proposed facility to the community; e. The necessity to the facility of a waterfront location, where applicable; f. The availability of alternative locations for the proposed use which are not subject to flooding or erosion damage; 47 g. The compatibility of the proposed use with the existing and anticipated development; h. The relationship of the proposed use to the comprehensive plan and floodplain management program for that area; i. The safety of access to the property in times of flood for ordinary and emergency vehicles; The expected heights, velocity, duration, rate of rise, and sediment transport of the floodwaters and the effects of wave action, if applicable, expected at the site; and k. The costs of providing governmental services during and after flood conditions, including maintenance and repair of public utilities and facilities such as sewer, gas, electrical, and water systems, and streets and bridges. (5) Upon consideration of the factors of subsection (a)(4) of this section and the purposes of this chapter, the commission may attach such conditions to the granting of variances as it deems necessary to further the purposes of this chapter; (6) The commission shall maintain the records of all appeal actions and report any variances to the Federal Insurance Administration upon request. (b) Conditions for variances. (1) Generally, the only condition under which a variance from the elevation standard may be issued is for new construction and substantial improvements to be erected on a lot of/z acre or less in size contiguous to and surrounded by lots with existing structures constructed below the base flood level, providing subparagraphs (a) through (k) of subsection (a)(4) of this section have been fully considered. As the lot size increases the technical justification required for issuing the variance increases. (2) Variances may be issued for the reconstruction, rehabilitation, or restoration of structures listed on the National Register of Historic Places without regard to the procedures set forth in this section. (3) Variances shall not be issued within a designated floodway if any increase in flood levels during the base flood discharge would result. (4) Variances shall only be issued upon a determination that the variance is the minimum necessary, considering the flood hazard, to afford relief. (5) Variances shall only be issued upon: a. A showing of good and sufficient cause; b. A determination that failure to grant the variance would result in exceptional hardship to the applicant; c. A determination that the granting of a variance will not result in increased flood heights, additional threats to public safety, extraordinary public expense, create nuisances, cause fraud on or victimization of the public or conflict with existing local laws or ordinances. (6) Variances as interpreted in the National Flood Insurance Program are based on the general zoning law principle that they pertain to a physical piece of property; they are not personal in nature and do not pertain to the structure, its inhabitants, economic or financial circumstances. They primarily address small lots in densely populated residential neighborhoods. As such, variances from the flood elevations should be quite rare. (7) Variances may be issued for nonresidential buildings in very limited circumstances to allow a lesser degree of floodproofing than watertight or dry -flood proofing where it can be determined that such action will have low damage potential, complies with all other variance criteria except subsection (b)(1) of this section, and otherwise complies with section 15.25.060(a) and (b). (8) Any applicant to whom a variance is granted shall be given written notice that the structure will be permitted to be built with a lowest floor elevation below the base flood elevation and that the cost of flood insurance will be commensurate with the increased risk resulting from the reduced lowest floor elevation. (Ord. 98-11) TABLES Zoning District Designations The following zoning district abbreviations are provided for information and interpretation: RR i Rural, very low density single-family residential R1= Single-family, low density residential R2 = Single and two-family, medium density residen R3 = Single, two and multi -family, high density reside UR = Urban residential, a mix of residential uses and low impact home professional offices OR = Office residential 1 AC = Auto and neighborhood oriented, light commercial HC = Harbor commercial CB = Central business district - dense downtown commercial I = Industrial RM = Resource management - partially developable lands subject to floodplains and steep slopes - - - - - - - 1 INS = - Institutional, public, quasi -public uses — r P = Parks 49 Table 15.10.220. Development Requirements Zoning Districts Principally Residential Principally Commercial Principally Public RR R1 R2 R3 UR OR AC HC CB I RM INS P Varies Maximum Building Height (ft.) 34 34 34 34 34 34 34 26 or 1 34 34 34 34 34 (See Note 1, next page) 34` i Minimum Buildable Lot Size I Varies Varies Varies Varies Varies Varies Varies (sq. ft.) (See Notes 2 and 7, 20,000 3,000 to 3,000 to 3,000 to 3,000 to 3,000 to 6,000 to None 3,000 to 10,000 20,000 None None next page) 7,000' 7,000` 9,000' 9,000` 9,000` 9,000` 9,000` Minimum Lot Width (ft.) (See Varies 30 Varies 30 Varies 30 'Varies 30 Varies 30 T30 60 or Varies 30 Notes 3 and 7, next page) 100 to 60` to 60` to 90` to 90` to 90` 90• to 90• 100 100 !None None Minimum Front Yard Setback --� r—T— T, (ft.) (See Note 7, next page) 20 20 20 20 20 20 10 None None 20 20 20 20 except Leirer and Tract C-1 below 1 li Minimum Front Yard Setback 1 (ft.) for Leirer Industrial Subdivision and Alaska Skill 20 20 20 20 20 Center Tract C-1 only. (See Note 7, next page) _ Minimum Side Yard Setback _ IT 5 or 5 5 or 5 (ft.)(See Notes and 7, next 10 min. with min. with 10 5 page) is total` IS total` Minimum Side Yard Setback Adjacent to Street (ft.)(See 10 10 10 10 10 Note 7, next page) Minimum Rear Yard Setback (ft,) (See Notes 5 and 7, next 10 10 10 10 10 Page) i Maximum Accessory Building 20 20 20 20 20 Height (ft.) Maximum Lot Coverage 30 35 35 40 40 (See Note 6, next page) I I (Ord. 2008-006, § 1, 2008: Ord. No. 2012-002, § 1, 5-29-2012) 20 1 10 1 None I None 1 10 1 20 1 20 1 20 5 1 5 1 5 1 None 1 10 1 10 ( 10 ( 20 10 1 10 1 None I None I 20 1 10 ( 10 1 20 None, 5 10 I 10 i and None 10 10 15 20 10' 20 ( 20 ( 20 ( 34 34 1 20 ( 34 ( 20 50 1 50 1 100' 1 100 1 100' 1 30 1 50 1 10 50 SEWARD MARINE INDUSTRIAL CENTER DEVELOPMENT PLAN Prepared By Seward Harbormaster and Community Development Department In Cooperation with the Seward Port and Commerce Advisory Board Adopted by Resolution 2008-33 on April 28, 2008 51 TABLE OF CONTENTS INTRODUCTION..........................................................................................................................1 THEPLAN................................................................................................................................. 4--2 BASIC MARINE INFRASTRUCTURE.................................................................................32- Basin................................................................................................................................32 Docks................................................................................................................................ 3 ShipliftOperations.............................................................................................................4 Uplands...............................................................................................................................4 MANAGEMENT. LANDUSE.....................................................................................................................................5 Platting................................................................................................................................5 LandValues.......................................................................................................................5 LandUses............................................................................................................................5 Parks and Recreation........................................................................................................6 MARKETING................................................................................................................................6 TRANSPORTATION....................................................................................................................6 Roads................................................................................................................................76 Parking...............................................................................................................................7 Airport................................................................................................................................7 PUBLIC FACILITIES AND SERVICES..................................................................................87 PublicFacilities................................................................................................................87 PublicSafety.....................................................................................................................87 PublicUtilities..................................................................................................................98 ENVIRONMENT AND WASTE MANAGEMENT................................................................98 EnvironmentalConcerns................................................................................................98 WasteManagement..................................................................................................... 9-10 APPEARANCE..........................................................................................................................109 Landscapingand Beautification...................................................................................109 Signs......................................................................................................................I.......110 Zoning.............................................................................................................................110 Buildings...........................................................................................................................11 PLAN IMPLEMENTATION...................................................................................................121 Appendix.....................................................................................................................................12-1 52 Exhibit A. Site map Fourth of July Creek Valley.........................................................13 Exhibit B. Preliminary Subdivision Layout.................................................................14 Exhibit C. Project Overview 1980 Project Description................................................15 Exhibit D. Site Plan 1980 Project Description...............................................................16 ExhibitE. Lease Sites......................................................................................................17 Exhibit F. Utility Layout I. Power Utilities....................................................................18 II. Sewer Utilities.....................................................................19 III. Water Utilities....................................................................20 11 53 SEWARD MARINE INDUSTRIAL CENTER DEVELOPMENT PLAN INTRODUCTION During the mid-1970's, the City began developing a plan to create an industrial complex at the Fourth of July Creek area to service the maritime industry. The city annexed the valley in 1977, acquired lands through the Alaska Statehood Act Municipal Entitlement and completed the 1979 Fourth of July Creek Industrial Development Feasibility Study. That study identified four examples of industries that would be more likely than others to locate in the Fourth of July Creek area: fisheries, shipyard, petrochemical processing and heavy industry such as ore refining and bulk freight handling. The foundation for the project was a shipbuilding facility proposed by the Danish firm Burmeister -Wain to meet the high demand for new vessels in the king crab fisheries. With the crash of the fish stock in 1980, the project evolved into a mix of ship repair facilities, general cargo, fisheries processing, and other industrial uses. The project today is essentially as described in the 1980 Century-Quadra report entitled Fourth of July Creek Industrial Marine Park Project Description and shown on Figure 2 - Project Overview and Figure 3 - Site Plan (Appendix Exhibits C &D). Upon completion of a comprehensive 1981 Environmental Impact Assessment, the City embarked on a multi -year construction project that ultimately invested the majority of the city's share of the port bonds and state oil revenues in an access road, the relocation of Fourth of July Creek, a retaining dike, basin, breakwater and shiplift. With a State grant, new investment work has been done to the North dock and a new floating dock for a total investment of approximately $65 million. Access, utilities and land availability helped spawn development of the sawmill and the prison within the boundaries of the Fourth of July Creek valley complex. Although the shiplift has been operational since 1985, development activity has occurred in the portion known as the Seward Marine Industrial Center (SMIC). A building/tent was erected to cover large barges and vessels, new break room and machine shop buildings. THE PLAN GOAL An action oriented document to guide the city and private enterprise in completing the development of a vibrant and successful marine industrial center. The Seward Marine Industrial Center Management Plan is a direct outgrowth of the community's desire to enhance, encourage and promote an atmosphere favorable for additional private sector economic development at the Seward Marine Industrial Center. For the purpose of this plan, the Seward Marine Industrial Center is considered to include the 54 128.5 acres in:n:ediately adjacent to the harbor basin, south of Spring Creek and west of the prison property. (Appendix Exhibit A and B) Tract A and Tract B Johnson — Swift Subdivision of USS No. 1651, Parcel ID 14533004. The Seward Marine Industrial Center Development Plan becomes a component of the City of Seward Comprehensive Plan. Whereas the comprehensive plan contains both advisory and binding elements, this plan contains only advisory elements comprised of goals, issues and actions. The binding element of the comprehensive plan is the Land Use Plan which is a legal document that must be adhered to and can be revised only by ordinance. As part of the process of finalizing the Plan, the City solicited initial suggestions from various public boards and commissions and interested groups such as the Seward Chamber of Commerce. The draft plan was presented to the public at advertised public hearings and through review by the aforementioned groups. The issues raised and recommendations made by those individuals and organizations are reflected in this document. An effective plan is one which is implemented. The City of Seward has a track record of accomplishing actions outlined in its plans. Recommendations from previous plans that have been accomplished within the SMIC area include: • Syncrolift with upland rail system; • 315 ton Travelift; • Bulk fuel facility; • 430' North Dock; • Fisheries dock and plant improvements; new DEC approved outfall • Electrical substation; • Secondary sewer treatment plant; New DEC approved outfall • Primary electrical 34 individual power stalls, water and sewer systems; • Preliminary real estate subdivision plat; • Some fill and cargo laydown area; • Some utility improvements including area lighting; • Campground Improvements; and • Some Real Estate Development (leases and sales) • New 400 and 800 Amp service located at the North Dock • Rubble Mound Breakwater • Wash down pad 2 55 The following items have been funded but not yet accomplished: (should be completed by summer 2018) • 144on10-ton crane • 315 foot floating dock (Fisherman's float) • Building for wash down pad Fenders on North Dock • Widening of the 315 ton Ttravelift and Ttravelift pit BASIC MARINE INFRASTRUCTURE GOAL Continuation of Upland Development The Basin envisioned by the 1980 Century-Quadra concept was enclosed, protected and dredged to -21 feet mean lower low water (MLLW) to accommodate medium draft vessels for ship repair, cargo off loading and general moorage. The basin has been dredged to design with -25 foot berths adjacent to the Shiplift Dock and the North Dock. The basin is protected by a rip rap breakwater along the east shoreline, by a filled sheet pile cell breakwater along the south and southwest, and by sheet piling along a section of the North Dock. It is still open to the bay along the west and northwest sides. 1. Unlike a rock rip rap breakwater, the gravel filled interconnecting sheet pile cellular cofferdams making up the South Breakwater require regular maintenance to prevent failure. a. Monitor and repair anodes as needed. Docks described in the 1980 Century-Quadra concept included an inner dock along the north basin shoreline, deepwater sheet pile cell breakwater and dock enclosing the basin, a ship repair dock, a boat ramp and other miscellaneous docks. A ship repair dock, small fish processing dock, barge ramp (needs repairs) and medium draft cargo dock have been constructed and are in operation. 1. There is a growing demand for additional General Purpose Moorage dock space. a. Construct a north -south dock approximately 315' (under construction at this time). b. To increase moorage within the basin 2. The North Dock will be upgraded with new fendering and a 10 ton crane, during the fall/winter of 2017 and winter/spring of 2018. 3 56 c. Surface the dock and staging areas with concrete, asphalt, crushed rock, or Roto mill (crushed asphalt) including the installation of drainage pipes. 3. The Barge Ramp has never been completed and there is a concern about its need. a. If the ramp is deemed unnecessary, delete it to create additional dock face. 4. Fisheries Dock - Maintain per lease agreement. 5. Travelift Dock - Widening of the 315 -ton dock. Estimated completion is 2018. 6. Shiplift Dock a. Repair or replace Syncrolift dock ladders, bumpering system and corrosion control of the pipe piling in the splash zone by application of a protective coating. Maintain per M&O agreement, City will monitor maintenance for the useful life of the facility. Shiplift Operations are divided between the mobile 315 ton Travelift and the 5000 long tons Syncrolift platform. The Syncrolift was an integral part of the original SMIC concept plan. The Travelift was purchased and put into operation by the City in 1990 and upgraded to a 315 ton 'Travelift in 2015 to fill the demand for lifting vessels too small to economically use the Syncrolift platform, but too large for the city's 50 ton Travelift. 1. A number of improvements relative to the 315 ton Travelift operation have been identified. a. Expand existing water and electrical systems in the boat storage area b. Encourage the development of full service work stations for major maintenance/construction projects on vessels in order to limit the degree of maintenance allowed in the storage area. c. Provide additional restrooms as needed. 2. The Syncrolift, although owned by the City, is operated by a contractor through a Maintenance and Operating Agreement. The Uplands forming SMIC were for the most part created from the material dredged during the formation of the basin. The original design called for a grade of 18 feet above MLLW. The roads are to grade, but some of land is below desired grade. Drainage ditches were placed along Delphin and Olga Streets and the north property line divert water runoff in the summer. a. Provide engineer designed drainage b. Fill and grade the storage area to the correct elevation and the continuation of improvement to drainage. 11 57 1. During winter, ditches and culverts freeze causing runoff to pool in the lower areas behind roads. a. Fill and grade low lying areas for proper drainage. b. Add to Article 18 of all new leases under maintenance do not push snow into ditches. MANAGEMENT GOAL A management level that is responsive to the needs of its customers and users, adequately serves the public's needs, protects the city's investment and ensures public safety Security and concerns related to potential environmental pollution grow as the number of boats, cargo and equipment on site increase. Sufficient revenues are necessary for effective on site management and security of this public facility. 1. Seek a rate of return from the use of public facilities, land assets and equipment that will adequately cover deferred maintenance and replacement costs. a. Examine electric rate method of calculating charges to users b. Examine credit card rate method of calculating charges to users 2. Continue to review the Upland Boat Work Policy and Best Management Practices to insure compliance with the Clean Water Act and Local, State and Federal Laws and regulations where they apply. 3. Ensure that the facility and uses are consistent with the requirements of the Maritime Security Act of 2002 33.CFR 104.105 and maintain the Facility Use Plan. LAND USE GOAL Sound, maximized and coordinated development of private and public uplands and facilities in support of the needs of the users and visitors Platting The city has formulated a subdivision of SMIC and the Fourth of July Creek Valley. The subdivision plat dedicates roads, and provides an as -built of utility and access easements. It creates legal lots for those existing leases and leaves the majority of the SMIC area in blocks. 1. Maintain an accurate map through the survey and plat amendment for all current and future leases. 5 58 Land Values In order to provide adequate public services and maintenance at SMIC, it is important that the city receive a fair market value, the current rate is 8% annually of the appraised value for the use of its limited land assets. The annual rental payment shall be adjusted every five years. The adjusted annual rental payment to be paid under the terms of the lease shall be the appraised fair market rental value (the "Fair Market Rental Value") of the Leased Land at the highest and best use of the Lease Land. 1s2.Interim Rental Adjustments. For each year in the period between each Rental Adjustment Date, excepting the Rental Adjustment Dates, the annual rental payment shall be increased beginning July 1, [I and on July 1 of every year thereafter (each on "Interim Rental Adjustment Date") in an amount that reflects the increase, if any, in the cost of living for the previous year as stated in the Consumer Price Index, All Urban Consumers, Anchorage, Alaska Area, All Items 1967=100 ("CPI"), as published by the United States Department of Labor, Bureau of Labor Statistics for the most recent period published immediately prior to the Interim Rental Adjustment Date. Land Uses SMIC is zoned Industrial. The Seward Zoning Code, Table 15.10.225 Land Uses Allowed establishes what uses are allowed within that district. Uses allowed within the SMIC should focus on strengthening and enhancing the area as a center for marine and other compatible industries. 1. Review Table 15.10.225 to ensure the uses listed are compatible with the overall intent of the SMIC area. Parks and Recreation Under state statutes, the city is required to provide public access along Spring Creek, Fourth of July Creek and Resurrection Bay. Although the area is principally industrial, limited recreation opportunities can be made available without interfering with surrounding industrial uses. 1. Maintain access from Nash Road to the mouth of Spring Creek and provide a camping area. Include signage of the access route. 2. Maintain separation between the campground and industrial uses. A chain link fence will be installed to separate the North Dock from the Campground. MARKETING GOAL A comprehensive marketing program primarily targeting fisheries, ship repair and marine transportation industries along with a healthy and complementary mix of commercial support business 59 Current city marketing efforts include: attendance at trade shows, overseas trade missions, brochures and advertising. 1. Maintain identification of lands available for lease. (See Appendix Exhibit E) 2. Maintain a fair market value base line from which leases will be negotiated. 3. Maintain a sign along Nash Road and central to the SMIC area showing what lands are available for lease. 4. Continue to encourage multiple users. 5. Evaluate utility rates to encourage more usage while ensuring a fair return to the public utility system. TRANSPORTATION GOAL An adequate transportation infrastructure that will: (1) serve the needs of the industrial complex; (2) allow for growth; and (3) attract new business to the community. Roads: Nash Road provides the only ground access to SMIC and the Fourth of July Creek area. To adequately serve SMIC and attract new industries it is of the utmost importance to maintain and improve the public road system to the highest standard economically possible, to include paving. 1. Postpone paving interior SMIC streets until site and utility developments are completed. Although Parking has not been a problem in the past, as more activity develops, it will become imperative that vehicles park in designated areas off public roads and away from equipment activity. 1. Ensure that all lease sites include adequate area to comply with parking requirements set forth in the zoning code, and that lessees provide on site parking for employees and customers. 2. Maintain signage in parking areas in support of the public docks. Although not directly associated with SMIC, having a well maintained 7 W Airport is an important transportation link for the delivery of parts, goods and services to the industrial center businesses. 1. Continue to work with the Alaska Department of Transportation and Public Facilities to improve airport facilities and protect it from river flooding and erosion. 61 PUBLIC FACILITIES AND SERVICES GOAL A full range of public facilities and services adequate to provide a safe and comfortable work environment for users and visitors. Public Facilities are currently limited from available to non -available. 11®4—Include construction of an additional public restroom/shower facility in the city's capital project plan. 2. 2-.--Improve paving, fill, fencing, storm water drainage collection, and treatment infrastructure as development occurs 3. Support updating Seward City code to facilitate utility extension development. Public Safety The distance from town limits police coverage to an occasional patrol, and also increases fire response time. Although a pumper/ladder trucks located in the harbor storage building, there are no scheduled trained fire department personnel on site to operate them. The fire truck is staged onsite and ready for volunteer personnel 1. Evaluate each new development as to its impact on fire and police services. 2. Complete water system to loop all lines or upsize all cross feeder lines and provide additional fire hydrants as needed. 3. Identify and reserve a site for a fire station to serve the Fourth of July Valley area. 4. Include a separate fire station in capital project plan, to accommodate more and/or larger equipment and supplies to support increased industrial development. Possibly include a joint small office for Seward Police. 5. Explore possible co-operative arrangements with Spring Creek Correctional Facility staff to provide initial fire or other public safety needs. Public Utilities such as primary water, sewer, and electrical service systems have not been extended throughout the undeveloped SMIC areas. (Appendix Exhibit F ) The cost of extending these utilities creates a disincentive to the establishment of smaller businesses. 1 C• • 1. Improve the water and electrical systems in areas associated with the 315 ton Travelift, to accommodate increased public use. Include in city capital planning the extension of electrical, sewer and water throughout the industrial area. 3. Continue to place all electric utilities below ground 10 63 ENVIRONMENT AND WASTE MANAGEMENT GOAL A high level of environmental regulatory compliance and a clean work environment Environmental Concerns The objective of the City is to maintain a clean work environment and to protect the land, water and air to the highest degree possible without making the area prohibitive for the type of activities associated with industrial areas. 1. To require $evelep--u-eomprehensfve-environmental Alen to--inelude an-y -nMuir-ed mitigation--plans—to—eover- potential —events in—the--SWC while maintaining compliance of allwith—the-_ rules and regulations of the Environmental Protection Agency and the Alaska Department of Environmental Conservation. 2. Maintain&tablish policies and procedures for monitoring and ensuring vessel storage/repair site clean up. 3. To maintain$evelep-end and distribute use guidelines to lessees, operators and users of the areal for ship repairs including minor repairs, sand blasting and painting.: 4.--Designate-a-site-and-deitelep-environmentally aeeeptable-repair-stations-for -ship repair inelnding-minor- epa. —sand-blasting-and-painting. Pave -wash -down -station -with -rain water eneapsttlatiens: -. Requir-e-eemplianee-with present -or futnre-environmental-regulations or eont-Fols--to lessees or owners--witk-regard to -them -operations -on -land -within -the area: 6.-Support-n@dating £ewa-xdACA- eerie to €aeilitate ntilit -extension-develoi3ment: Waste Management is integral to managing a successful industrial area where large amounts of waste are generated. Separation of steel, wood and general garbage is required at the Kenai Peninsula Borough (KPB) solid waste facility. It is illegal to dump used oil in solid waste containers. 1. Continue implementation and improvements of a program to control the separation, collection, recycling and disposal of waste generated at the industrial center, in accordance with established environmental policies and regulations/requirements of the KPB solid waste facility. 2. Continue to improve used oil collection procedures and disposal facilities to meet the demands of user groups and to ensure a clean environment. Monitor users to prevent any illegal discharge of solid or liquid waste. 11 3. Improve methods to monitor waste material disposal to control and reduce the costs associated with the collection of waste materials. 4. _ a "Storm Water Pollution and Prevention Plan" (SWPPP). APPEARANCE GOAL A high standard of aesthetic appearance and cleanliness through landscaping, litter control efforts, and development of public amenities that are in keeping with the industrial maritime theme of the area. Landscaping and Beautification Industrial areas do not have to be barren and devoid of natural aesthetics. An atmosphere that is pleasant and attractive to users and visitors alike can be cultivated and accomplished through thoughtful planning and landscaping efforts. 12 65 1. Where possible reduce scrap metal storage, trash, and other materials that may be considered offensive to the casual observer. �'. Ensure that all businesses comply with city codes regarding the collection and disposal of trash. 4.—Cone-to-plaee all-eleetrk-utilities-below-gr-ound. 13 66 SIGNS, ZONING, BUILDING GOAL A hi h level of compliance with SSC forpublic and private Si ns Adequate public signing is important for the visitors to provide directions, identify streets, point out public facilities and to post rules and regulations. Private signing identifies places of business. 1. Review public signing to ensure that it is adequate to the needs of the public and the city. Review—sign—eod —to—insure-eempattbility -and--adeguaey—with—the -industrial 2. Ensure private signage meets SSC.Maintain--a-sign-along-Nash-Road-identifying -and-A,eleeming-visitev-s-tome-ward-A4erite-lndustr-ial--Cent: 3. Maintain a sign along Nash Road identifying and welcoming visitors to the Seward Marine Industrial Center. Review-publie signing -to ensure-that-it-is-adequate-to-the-steeds-o€-the public---and-tht eit� 4. Maintain a sign denotinp- lands for lease with contact information. 4nstall-street signs -throughout -the- industr-ial-eeuter-to-eemply--with-loeal,-state-and 4ederal regulations. 5. Support directional sipnage with North and Southbound signage to SMIC at the corner of the Seward Highway and Nash roadMaintain-aa-sign -denoting--lends-few lease--and-who to eonteet. Zoning code development requirements regulate open space for fire prevention/fighting, air and light. 1. Review zoning codes for height and set -back requirements, etc., to determine if they are consistent with the desired industrial center development. Z. Consider an overlay zone-to-allow-support-uses-in-SM4 C that- are mot other -wise wantedin-other-industrial areas. Buildings constructed to code are important to ensure safe working conditions, and to add to the community tax base. The city has adopted uniform building, fire, mechanical and plumbing codes. 14 67 1. Ensure that all buildings are constructed to adopted building and fire code standards. 2. Recommend updatesev" for consideration the use of temporary buildings and trailers. 15 68 PLAN IMPLEMENTATION GOAL Adoption of the plan by resolution of the City Council and implementation by all identified participants For the City of Seward to realize the benefits of the SMIC Development Plan and thereby ensure sound growth and development, actions must be taken not only by the City of Seward, but by many other players within the community, the Borough, State and Federal Government. Following are specific actions which are necessary to ensure the successful implementation of this plan: Adopting a Plan shows commitment and establishes policy. Council should, by resolution, adopt the plan based upon recommendations of the Port and Commerce Advisory Board and the Planning and Zoning Commission. Use the Plan to guide the City of Seward in the appropriate quality growth and development of the SMIC. Consistent with its original intent, the plan will remain flexible. While it is intended that all actions presented in this plan will be implemented, it is recognized that changing conditions in the future may necessitate modifications of planned actions or the introduction of additional actions to satisfy local needs. The City recognizes the critical role of plans as key program documents to guide the community's capital budgeting process. It is recommended that the SMIC Development Plan be reviewed annually and updated within five years, or more often as needed. An annual review will help track accomplishments, changes and inadvertent omissions. Appendix (The attachments must be updated and kept current.) Exhibit A. Site map Fourth of July Creek Valley Exhibit B. Preliminary Subdivision Layout Exhibit C. Project Overview 1980 Project Description Exhibit D. ARCADIS 2016_Site Plan-47980-Wojeet-8eser-iption Exhibit E. Lease Sites Exhibit F. Utility layout I. Power Utilities II. Sewer Utilities Water Utilities 16 69 eNvard Marine Industrial Center ity of Seward, :' Kaska fourth cif ul Cr4e l', c .y 1 DOCK - F 730 Tr* pno ift v r" MV w"' t0— eca is bal swilft $a/oq 'RN Cty of$~ ~* oaMVWIft ylDrMdMWM , s f+re•sr ExhibitA -.v=aOnvWworantwRWe,ht D.r r 'ten M a c utwSW wA+rftMr_.W W►, 1 f f 17 70 Seward Marine Industrial Center Llty 0 f Seward, A hiska PRIVATE LAND 1 1 BLOCK 1 j BLOCK 10 2 W JELL ISON RVE Kr BLOCK13 4 BLOCK Q 1 2 3 15 Z I'i W J r' �� z z i Q A cLD w SMIC - I / BASIN f 2 MORR(SAWE - 1 F if I 3 O \\\ 1A w \`1, 2 T- lr Exhibit B %" ZO -T- - Tm graph a or ees nap wve protlu 4C t'cm the xst a�aaade 2 Wirms The CtvMSftgrd Mme t .`-. �� /r �\ 9 ( \� 3 ,) n0 RfpoH"re Ir Bit' rraiex 5 � u'acvracesaahere-mrst�,trraiexnt State SORREL RD Land iww� tfn;p;e : J/ACSSWC �uN.eC�:�nsA 18 71 EXHTea-r C. 19 72 E.xH orr D 20 73 � uty taase!roxlc yOrruPc; PtD IIiNWi —, cz p1DAN:G19 Bq[anaarobioe.eopPewrr BtG.taLen as ac lea ac .v AN[C r.SEx Ptfnk PO.I/{SCpat AVa1a0Y Pi=fP O llac -Raleor FBNBYIt a Bal \ LL/N yat , _ _ JElll OH VE I ' m111NDt SitP27 P�1liNBt7 pm tlAe52F ?� CkY AS L., top tl'r., LLC Ilarrom Ro W. LLC Cdt a.771e. I.S t. 1x. to o Hq[Ty Df✓K �u:A1µGAK ,q Sau d Alasa DapaAmoAl al DAAaa1aD im. .51141 FD CBI' /6CBac ar w yna .Mp.W 031— O./I.. rso•Hsllc:o CRY ,JTs P,Ird pa 101-12, BEEe Clry DaatCRYYw a Nlean. � y ND1/SNf51 I � PI0.1NNOlt ' Fder Eaailmrl P.I. Eem..11. 'usroocK MDAmsunt _ a tsD etl: r Frat ADtlsitFst GRaANic aCatE rapvEt t 16ac —W£.t' CF ^F.'AI�• _ -SNIGRF PID.fISli//! Wan' Nplu s m He Ypa pdWBW uA Y0• eYY�HNOIifT PB}Ne]1Cee Y,pa kA.W.l pJ lapllal6 Na. Irn NYa ,.eSK % - PID1lU1F11 JSG6CDarn Im.*r--- 0,07 ac FwN771451 Cip 1J i -� inw� / u.t. al?'e57t075 c,,, ! P10.11,11NI — C:c Ic cr AIDEA AND CITY OF SMARD titan PgdaSHIMB CIh - \ i • SMIC UPLANDS DEVELOPMENT PLAN PARCEL LEASE STATUS 1 1' 1n 1A 4: st RD j 7.}if e3tatl t1Y VIt1t p ® yNDA Wr1. tLC `— /aRCJaDIS I a '� 21 74 Seward Marine Industrial Center City- of Se,,,,,ard, Alaska Power Utilities SAWMILL VN] 7 r• Th. VAPN- p OoAoE N.m M o.W ■�YOI. w were ..�.s r DOrX :i� swc r ; BASIN w•r\ �1 e P a *i C ' kwsaNAVE MU9 )ANQ AVE I. sM�nKT S°w.•m S�spe M1eyxe me uoNa,sAVE STATE CORRECTIONAL FACILITY di L ft"d ° is+LM�n ■ SMviGa'+ + . vmaTOva. Exhibit F1 e City Limits 22 75 23 76 Seward Marine Industrial Center C Ity of Seward, Alaska Sever Utilities STATE CORRECTIONAL FACILITY >- SAWMILL cr cr a f7 P O 3 QQ'�P c f� XLUSON EVE + �� MUSTANG AVE M^i NCRTH ^ DP,K e- .�. Vl 1 U S1YIC MORRIS AVE Logone OEtiYY BASIN 7 ...9r•raTenGtf o Jnluon3 S"D-- • La 3� Er a Lna • Co~ TKC OrW x mw .•. r • • • [yo ErcPme o itP¢i so,no The C ,off SMMO 4 Y ^ Sb r- u— C. P.-V `jw- ««� m:,•. Exhibit F2 —ft. SHIPIIFI sn.•o,sno• C i t y Lim its 24 77 Seward Marine Industrial Center City- of Seward, _Alaska Neater 1'tihues t SAWMILL e 4� r r - ATM, EX7,A i STATE CORRECTIONAL ■ FACILITY } + a a a I � I'll, P z 3 11, giuSON w4 f MIAiTANG AYE I i i '•i �. $c FCC 8A5 �MONAla/b6 ©� ti ttr p•apga on IW rup .ve i 1 a-` �- \X` �\ L1QM0 ■ YAON►v Exhlbi F3 City Limits 25 78