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CITY OF SEWARD,ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2019-001
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A
CONDITIONAL USE PERMIT (CUP) AMENDMENT, REDUCING THE
NUMBER OF PARKING SPACES REQUIRED BY CUP 2002-01, TO
CONSTRUCT AND OPERATE A 79-UNIT HOTEL AND RETAIL
DEVELOPMENT IN THE HARBOR COMMERCIAL ZONING
DISTRICT, AT 1412 FOURTH AVENUE, LOT 1, BLOCK 6, SEWARD
SMALL BOAT HARBOR SUBDIVISION
WHEREAS, Tom Tougas, owner of Harbor 360 Hotel, has applied for an amendment to
condition 2 of Conditional Use Permit (CUP) 2002-01 issued by the Seward Planning and Zoning
Commission to construct and operate a 79-unit hotel located at 1412 Fourth Avenue;and
WHEREAS,condition 2 of CUP 2002-01 required one (1) off-site parking space per guest unit
be provided for a total of twelve(79)spaces;and
WHEREAS, the original building plans and CUP 2002-01 were based on a 79-room hotel;
however,during construction the plans were changed and an 81-unit hotel was built;and
WHEREAS, subsequent hotel renovations have increased the number of overnight guest rooms
to 98; and
WHEREAS, the Harbor 360 Hotel is located on Lot 1, Block 6, Seward Small Boat Harbor,
within the Harbor Commercial Zoning District;and
WHEREAS, the business has provided 64 on-site,and 17 off-site parking spaces at the Railroad
Depot, located on Port Avenue for the past 14 years;and
WHEREAS, the applicant has agreed to provide 17 additional off-site parking spaces at Hertz
Rental Car, located at 600 Port Avenue, to make up for the difference in required parking set forth by
CUP 2002-01;and
WHEREAS, the applicant states that the off-site parking provided at the Railroad Depot and
Hertz Rental Car have never been used by Hotel guests;and
WHEREAS, the applicant has applied for an amendment to condition 2 of CUP 2002-01
requesting the Commission reduce the off-site parking requirement from one (1) space per guest unit to
zero point sixty-five(.65)space per guest unit;this would require sixty-four(64)spaces based on the nine
(98)unit hotel;and
Seward Planning and Zoning Commission
Resolution No. 2019-001
Page 2
I
WHEREAS, the applicant is currently requesting a reduction in the number of required spaces
due to the lack of utilization of these spaces; and
WHEREAS, having complied with the public notification process, on February 5, 2019 the
Seward Planning and Zoning Commission held the required public hearing on the Conditional Use Permit
application.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning Commission
that:
Section 1. In accordance with SCC§15.10.320(D), the Planning and Zoning Commission has reviewed
the applicant's request to amend condition 2 of CUP 2002-01 reducing the number of required off-site
parking spaces from one (1) space per guest unit to zero point sixty-five (.65) spaces per guest unit and
declared the following Findings of Fact:
A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the
purposes of the zoning districts.
Finding: This condition has been met. The Harbor 360 property is within the Harbor
Commercial (HC) Zoning District. The Harbor Commercial Zoning District provides an area
for water-dependent or water-related uses with particular emphasis on transportation, tourist,
recreational, commercial or industrial enterprises which derive major economic or social benefit
from a harbor location (SCC 15.05.025. (b) (7). Operating a hotel/lodge is consistent with the
other uses in the Harbor Commercial Zoning District and is allowed by Conditional Use Permit.
The applicant has stated that a significant portion of their hotel guests derive from the sale of
package tours where transportation is provided by ship or train.
B. The value of adjoining property will not he significantly impaired
Finding: This condition has been met. This property is located in a portion of the harbor
which has many businesses providing services similar to and compatible with the Harbor 360
Hotel. There is a large public parking lot directly to the west of the hotel that serves the needs of
visitors and neighboring businesses. There is no indication that the proposed reduction of off-site
parking spaces would negatively impact the value of the adjoining properties.
C. The proposed use is in harmony with the Seward Comprehensive Plan.
Finding: The proposed reduction in off-site parking is not specifically mentioned in the Seward
2030 Comprehensive Plan or in the Strategic Plan (1999). Both plans encourage growth and
development within the Small Boat Harbor and Uplands.
D. Public Services and facilities are adequate to serve the proposed use.
Finding: All public services are available to these parcels. No additional public services are
needed for the proposed reduction in off-site parking.
E. The proposed use will not be harmful to the public safety,health or welfare.
Finding: Public parking is available to the Harbor 360 Hotel in addition to the 64 parking spaces
the hotel provides on-site. No harm to public safety,health or welfare is expected.
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
Seward Planning and Zoning Commission
Resolution No. 2019-001
Page 3
measures' relative to access, screening, site development, building design, operation o/the use
and other similar aspects related to the proposed use.
Based on the above findings and conclusions, approval of the CUP amendment shall be
subject to the following conditions:
I. This Conditional Use Permit amendment authorizes the reduction of the required off-site
parking spaces from one (1) space per guest unit to zero point sixty-five(.65) spaces per
guest unit.
2. All other conditions of the original Conditional Use Permit 2002-01 remain in place for
the life of the Harbor 360 Hotel.
Section 2. The Planning and Zoning Commission finds that the proposed use, subject to the above
conditions satisfies the criteria for granting a Conditional Use Permit Amendment provided the conditions
listed on Section 1, Subsection F. are met by the applicant, and authorizes the administration to issue a
Conditional Use Permit Amendment reducing the required off-site parking for the Harbor 360 Hotel.
Section 3. The Planning and Zoning Commission finds that adherence to the conditions of this
permit is paramount in maintaining the intent of Seward City Code Section 15.10.320; Conditional Use
Permits, and authorizes the administration to issue a Conditional Use Permit Amendment. Additionally,
the administration shall periodically confirm the use conforms to the standards of its approval.
Section 5. This resolution shall take effect 10 days following its adoption.
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 5th day of March
2019.
T CITY OF SEW
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AYES: Ambrosiani,Fleming, Hatfield, Seese, Swann, Eck and
NOES:Charbonneau
ABSENT:
ABSTAIN:
VACANT:
ATTEST:
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Brenda Ballou, MC • .3.0. �'s�
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P & Z Agenda Statement
Meeting Date: March 5, 2019
To: Planning and Zoning Commission
Through: Jeff Bridges, Interim City Manager
From: Jackie C. Wilde, Planner 6)
Agenda Item: Resolution 2019-001 Granting A Conditional Use Permit (CUP)
Amendment, Reducing The Number Of Parking Spaces Required By
CUP 2002-01, Issued To James Pruitt, To Construct And Operate A
79 -Unit Hotel and Retail Development In The Harbor Commercial
Zoning District, At 1412 Fourth Avenue, Lot 1, Block 6, Seward
Small Boat Harbor Subdivision
BACKGROUND & JUSTIFICATION:
Applicant Tom Tougas, owner of the Harbor 360 Hotel, has applied for an amendment to
condition number two of Conditional Use Permit (CUP) 2002-01 to reduce the number of off
street parking spaces from 1 space per guest room to .65 per guest room.
The Harbor 360 Hotel is located at 1412 Fourth Avenue, on Lot 1, Block 6 Seward Small Boat
Harbor Subdivision, within the Harbor Commercial Zoning District. The required parking is
currently provided in three locations: on-site, at the Railroad Depot through a lease agreement,
and at Hertz, located at 600 Port Avenue.
CUP 2001-01 was issued for an 81 room hotel; however subsequent renovations have
increased the room count to 98, necessitating the need for additional off-site parking. During
the last year, the owner has calculated that the average number of motorists requiring a parking
space on any given day is 50. The owner bases this number on data his hotel keeps on group
reservations. He has also noted that additional leased spaces located at the Railroad Depot go
unused. According to a City -approved parking plan from 2005, the Hotel provides 64 on-site
parking spaces to guests.
In a letter addressed to the Community Development Department and submitted as an
attachment to the permit modification application, the applicant states that a large portion of
Harbor 360 Hotel guests purchase tour packages and arrive by bus, train, or cruise ship. The
applicant also states that the off-site parking that the business is required to maintain has never
been utilized by guests of the Harbor 360.
Surrounding land uses and zoning.-
All
oning.All parcels surrounding the Harbor 360 Hotel are within the Harbor Commercial Zoning District and
include the harbor board walk, harbor related services and visitor needs. The lease parcel to the
north, known as the Train Wreck, includes a restaurant, bike shop, and two outdoor recreation
service offices. Lease parcels to the south contain a charter office, gift shop and restaurant. To the
east is the Small Boat Harbor. To the west across Fourth Avenue is the is the City owned and
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operated North West Harbor Parking Lot, which contains 195 paid parking spaces.
Utilities:
All required utilities are provided; no change to current use is required for this requested
amendment.
Floodplain status:
The Harbor 360 Hotel is currently located within a Special Flood Hazard Area, but was not within
the SFHA at time of construction.
Parking.
Although SCC § 15.10.215 Parking does not require off street parking within the Harbor Commercial
Zoning District, public Right of Way parking is limited in the harbor area. The Commission has
historically required the applicants of Hotel/Motel CUP's to provide on or off-site parking.
Condition 2 of the original CUP required one parking space per guest unit for the life of the hotel
development, now known as Harbor 360 Hotel. While the applicant continues to provide the
required off-site parking he has submitted a written request to reduce the number of required spaces
to provide less than one space per guest unit. The applicant has reviewed their own Hotel usage data,
and provided a written account for the Commission to review. The applicant is requesting the
Commission allow him to provide zero point sixty-five (.65) off-site space per one (1) guest room.
This would require sixty-four (64) spaces for the ninety-eight (98) room Hotel.
Public Safety, Health and Welfare:
No change to public safety, health or welfare is expected by the requested reduction in parking.
CONSISTENCY CHECKLIST:
Yes
No
N/A
Seward Comprehensive Plan (2030):
3.5.1.1 Port and Harbor Development: Ensure sound development of
1.
private and public harbor uplands with a plan that addresses the needs of
X
harbor users and visitors by reviewing allowed uses in the harbor zoning
district, including public parking and amenities (a e 16)
2.
Strategic Plan (1999) :
X
Seward City Code: 15.10.215. Parking. (a)
Except in the CB and the HC districts, there shall be provided permanently
3
maintained off-street parking for each principal business. It shall be the
responsibility of the business owner to provide and maintain said off-street
X
parking in accordance with this chapter continuously during the life of the
business.
Property owners, lease holders, and business owners within three hundred (300) feet of the Harbor
360 Hotel were notified of this proposed conditional use permit amendment. Public notice signs
were posted on the property and all other public hearing requirements of Seward City Code
§15.01.040 were complied with. One piece of mail was returned "undeliverable."
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Staff Review
All departments were notified of the requested CUP amendment. Responses were received from
Police, Harbor, Administration, and Seward Parks and Recreation & Paid Parking Department
Administration — No comments of concern
Harbor —No comments of concern
Police — No comments of concern
Building — No response
Electric — No response
Fire — No response
Public Works — No response
Parks and Recreation and Paid Parking Department.
As Director of Paid Parking with the City of Seward, we recommend against this request for
reduction. We congratulate applicant Tom Tougas and Harbor 360 for their growth! The City of
Seward provides only a finite number of public parking spaces to be shared with hundreds of
private businesses and public services in the area. Parking is usually maxed -out every weekend
from mid-April through September and many weekdays during the peak season. Prior to the
hotel's expansion from 94 to 98 rooms, individual guests already used the public North parking
lot, as each is welcomed to do. A reduction in parking requirements for the hotel would logically
only increase parking demand. While the City of Seward is happy to be tasked with serving all
customers, the Parking department feels existing Code should be upheld.
The revenue for the City's North Parking Lot has steadily increased, while rates did not increase:
2013: $63,438
2014: $64,126
2015: $63,217
2016: $69,760
2017: $71,336
2018: $98,513
The Parking Department actually decreased the daily parking rate from $10 to only $5 per day in
May and September of 2017 and 2018, so revenue increases identify use increase. (Parking fees
remained at $10 per space, per day in June, July and August.)
Public Comment
At this time of publication of this report, staff has received four public inquiries and was able to
provide information about Resolution 2019-001. If any comments are received after this publication,
they will be presented as a lay down to the Commission and the public at the March 5, 2019 meeting.
Staff recommends Planning and Zoning Commission consideration of Resolution 2019-001 granting
an amendment to Conditional Use Permit 2001-01, amending condition number 2 by reducing the
parking requirement from one (1) space per guest unit to zero point six five (0.65) spaces per guest
unit.
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