HomeMy WebLinkAboutRes2019-004 Sponsored by: Applicant
CITY OF SEWARD,ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2019-004
A RESOLUTION OF THE PLANNING AND ZONING COMMISSION OF
THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE
PERMIT TO EXIT GLACIER GUIDES TO OPERATE A PARKING LOT
ON LOTS 21-23 BLOCK 10 LAUBNER ADDITION, LOCATED AT 1100
SECOND AVENUE,IN THE URBAN RESIDENTIAL ZONING DISTRICT
WHEREAS, Exit Glacier Guides has requested a Conditional Use Permit (CUP) to
operate a parking lot on Lots 21 & 23 Block 10, Laubner Addition; within the Urban Residential
Zoning District; and
WHEREAS, in accordance with the Land Uses Allowed Table §15.10.226, Parking Lot
is allowed within the Urban Residential Zoning District(UR)by CUP; and
WHEREAS,the applicant has secured a long term lease for the use described herein,and
has provided a notarized letter to that effect with their permit application; and
WHEREAS, having complied with the public notification process; on April 2, 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 for a CUP to operate a parking lot on Lots 21 - 23 Block 10,
Laubner Addition; within the Urban Residential Zoning District and declared the following
Findings of Fact:
1. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and
the purposes of the zoning district.
Finding: This condition has been met. The applicant has stated that the lot will be used
by employees and clients of their business, located at 1013 Third Avenue, for the months
of May through September. The applicant also states that they wish to add a temporary
storage shelter to the rear of the property, and store up to two privately used boats at the
location during the winter months.
Parking lots are allowed in the Urban Residential Zoning District by Conditional Use
Seward Planning and Zoning Commission
Resolution 2019-004
Page 2
Permit. The proposed parking lot is consistent with the purpose of the Zoning Code.
2. The value of adjoining property will not be significantly impaired
Finding: This condition has been met.
Lots 21-23 are located on the northeast corner of Second and Van Buren streets. The
adjoining property to the north is an undeveloped 6000 square foot lot. Properties across
the street to the west include single family and a multi-family dwelling and are zoned
urban residential. The parcel to the east is zoned Auto Commercial, and includes a
seasonally operated restaurant. Properties to the south across Van Buren street consist of
a single family home zoned R1 residential, and the applicant's commercial guide
business, formerly known as Seward Plumbing, which is zoned Central Business(CBD).
The applicant states that the present condition of the lot is overgrown with small Alders.
The applicant states they intend to clear the lot and plan to have the parking neatly
spaced. A site plan was included with the application showing the proposed parking
diagram. The applicant states that there will be no visual impacts as no structures will be
built high enough to impair line of sight.
To ensure that parking lot users are able to adhere to the proposed parking diagram, it is
recommended that the applicant provide and maintain parking lot striping while the lot is
in use. It is further recommended that the applicant maintain the vegetative buffer that is
currently present along Second Avenue and Van Buren Streets in order to screen the
parking lot from view. Seward City Code supports the separation of parking lots in
residential zoning districts by a fence or hedge (15.10.215 (h)(3). The vegetation that
presently exists on the property, if maintained in such a way, will function as adequate
visual separation as a hedge.
3. The proposed use is in harmony with the Seward Comprehensive Plan. Comprehensive
Plan, (2030—adopted by Council May 30, 2017)
Finding: This condition has been met.
The applicant has recently purchased a new headquarters for their business, at the former
Seward Plumbing Building, which is zoned Central Business District (CBD). CBD
properties do not require off-street parking. In order to reduce congestion on adjacent
residential streets, the applicant has entered into a long term lease agreement with the
owner of the subject property of this application in order to provide for their parking
needs.
Seward 2030 Comprehensive Plan (approved by Council,May 30, 2017)
The Comprehensive Plan recommends providing safe and efficient vehicular transportation
facilities that meet the needs of the community.
II 3.4.1 Support enforcement/compliance of legal parking, storage, and use of the public
right of way
Seward Planning and Zoning Commission
Resolution 2019-004
Page 3
I
Public Services and facilities are adequate to serve the proposed use.
Findings: This condition has been met
Water, sewer, and power are available to the property. The applicant does not intend to
utilize any public utilities for this land use.
E. The proposed use will not he harmful to the public safety, health or welfare.
Findings: "I his condition has been met.
The applicant states that they have identified no apparent hazards to this use.
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 related to the proposed use.
Based on the above findings and conclusions, approval of the CUP shall be subject
to the following conditions:
1. Lighting of all parking areas shall be arranged to reflect away from adjacent
residential areas and all public streets and highways.
2. All parking spaces and lots shall be durably surfaced, free of mud and
standing water,and be dust free.
3. All parking shall be so arranged that ingress and egress are possible without
backing over a sidewalk, sidewalk area, or onto a street of collector or larger
designation.
4. Turning and maneuvering space (except that which services single-family
and duplex residences) shall be located entirely on private property,
provided that the usable portion of an alley may be credited as aisle space
subject to safety approval by the City engineer.
5. The applicant shall maintain a 4 to 6 foot wide vegetative buffer along the
west and south property lines to provide screening to the parking lot.
6. The property shall be kept free of refuse and debris for the life of the proposed
use. Bear-proof containers shall be used for the containment of refuse.
7. Parking lot striping shall be maintained while actively in use and the lot layout
shall conform to the provisions provided in SCC 15.10.215 (d).
8. The applicant shall work with the building department to acquire any
necessary permitting for the installation of a storage structure.
Seward Planning and Zoning Commission
Resolution 2019-004
Page 4
Section 2. The Planning and Zoning Commission finds the proposed use, subject to the
above conditions satisfies the criteria for granting a Conditional Use Permit and authorizes the
administration to issue a Conditional Use Permit to operate a parking lot on Lots 21-23, Block
10, Laubner Addition,within the Urban Residential Zoning District(UR).
Section 3. The Planning and Zoning Commission further 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. Additionally, the administration shall periodically confirm the use conforms to the
standards of its approval.
Section 4. This resolution shall take effect 10 days following its adoption.
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 2nd day of
April,2019.
THE CITY OF SEWARD
Cindy'L Eck und, Chair
AYES: Hatfield, Swann, Fleming,Ambrosiani, Seese, Charbonneau, Ecklund
NOES:
ABSENT:
ABSTAIN:
VACANT:
ATTEST:
rends Ballow, MC,
City Clerk.
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P&Z Agenda Statement
Meeting Date: April 2, 2019
Through: Jackie C. Wilde, Planner
From: Andy Bacon, Planning Assistant
Agenda Item: Request for a Conditional Use Permit by Exit Glacier Guides, to operate a
parking lot on Lots 21-23, Block 10, Laubner Addition, Located at 1100
Second Ave within the Urban Residential Zoning District (UR)
BACKGROUND & JUSTIFICATION:
Applicant Ryan Fisher with Exit Glacier Guides has applied for a Conditional Use Permit (CUP) to
operate a parking lot on Lots 21-23, Block 10, Laubner Addition. This parcel is approximately 9,000
square feet, located at 1100 Second Ave within the Urban Residential Zoning District (CTR).
The applicant has stated that the lot will be used by employees and clients of their business, located
at 1013 Third Avenue, for the months of May through September. The applicant also states that they
wish to add a temporary storage shelter to the rear of the property, and store up to two privately used
boats at the location during the winter months.
Parking lots are allowed in the Urban Residential Zoning District by Conditional Use Permit.
SURROUNDING LAND USE AND ZONING:
The Urban Residential Zoning District is intended to allow an area of higher density mixed
residential uses from detached single-family housing to multi -family apartments in conjunction
with compatible low impact professional office uses in the area surrounding the downtown
business district.
The adjoining property to the north is an undeveloped 6000 square foot lot. Properties across the
street to the west include single family and a multi -family dwelling and are zoned urban residential.
The parcel to the east is zoned Auto Commercial, and includes a seasonally operated restaurant.
Properties to the south across Van Buren street consist of a single family home zoned R1 residential,
and the applicant's commercial guide business, formerly known as Seward Plumbing, which is zoned
Central Business (CBD).
The applicant states that the present condition of the lot is overgrown with small Alders. The
applicant states they intend to clear the lot and plan to have the parking neatly spaced. A site plan
was included with the application showing the proposed parking diagram. The applicant states that
there will be no visual impacts as no structures will be built high enough to impair line of sight.
47173
Planning and Zoning Agenda Statement
Resolution 2019-004
Page 2
Development Requirements:
The proposed parking lot meets all Zoning Code Development Requirements (Table 15.10.220) A
parking diagram is included in the application. The applicant will be required to maintain the parking
area in accordance with SCC 15.10.215 (d)
Floodplain status: According to the FEMA Flood Insurance Rate Map, is not located within a flood
hazard area.
Utilities:
Water, sewer, and power are available to the property. The applicant does not intend to utilize public
utilities for the parking lot
Landscaping:
The subject property is presently undeveloped and somewhat overgrown with Alders. The applicant
intends to clear the lot prior to using it for parking. It is recommended that the applicant maintain a
vegetative buffer that is currently present along Second Avenue and Van Buren Streets in order to
screen the parking lot from street view.
CONSISTENCY CHECKLIST:
In order to reduce congestion on adjacent residential streets, the applicant has entered into a long
term lease agreement with the owner of the subject property of this application in order to provide for
their parking needs.
The Comprehensive Plan recommends providing safe and efficient vehicular transportation facilities
that meet the needs of the community.
CONSISTENCY CHECKLIST:
Yes
No
NIA
Seward Comprehensive Plan (2030):
1.
3.4.1 (bullet 4) Support enforcement/compliance of legal parking, storage,
X
and use of the public right of way (page 15)
2.
Strategic Plan (1999) :
X
48173
Planning and Zoning Agenda Statement
Resolution 2019-004
Page 3
Staff Comment:
Staff has reviewed the Conditional Use Permit application and no objections were reported.
Department
Comments
No Comment
NIA
Building Department
A building permit will be required
for construction of storage unit
Electric Department
Seward Electric Department advises
applicant to maintain ten (10) feet in
all directions from any overhead
electrical lines. No permanent
structures shall be placed in utility
easements, and no parking or
structures near electrical pedestals.
Harbor Department
X
Police Department
X
Public Works Department
X
Property owners within three hundred (300) feet of Lots 21- 23, Laubner Addition were notified of
this proposed conditional use permit action. Public notice signs were posted on the property and all
other public hearing requirements of Seward City Code §15.01.040 were complied with.
At the time of this publication staff has received one inquiry regarding the proposed Conditional Use
Permit. If any comments are received after this publication, they will be presented to the
Commission as a laydown at the April 2, 2019 meeting.
PROPOSED CONDITIONS:
The administration recommends approval of the CUP be subject to the following conditions:
1. Lighting of all parking areas shall be arranged to reflect away from adjacent
residential areas and all public streets and highways.
2. All parking spaces and lots shall be durably surfaced, free of mud and standing
water, and be dust free.
3. All parking shall be so arranged that ingress and egress are possible without
backing over a sidewalk, sidewalk area, or onto a street of collector or larger
designation..
4. Turning and maneuvering space (except that which services single-family and
duplex residences) shall be located entirely on private property, provided that
the usable portion of an alley may be credited as aisle space subject to safety
approval by the City engineer.
5. The applicant shall maintain a 4 to 6 foot wide vegetative buffer along the west
and south property lines to provide screening to the parking lot.
6. The property shall be kept free of refuse and debris for the life of the proposed
use.
49173
Planning and Zoning Agenda Statement
Resolution 2019-004
Page 4
7. Parking lot striping shall be maintained while actively in use and the lot layout
shall conform to the provisions provided in SCC 15.10.215 (d).
8. The applicant shall work with the building department to acquire any necessary
permitting for the installation of a storage structure.
RECOMMENDATION: The Community Development Department staff recommends approval of
Resolution 2019-004 granting Conditional Use Permit 2019-04 to operate a parking lot on Lots 21-
23 Block 10, Laubner Addition, located at 1100 Second Ave within the Urban Residential Zoning
District.
50173