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Home My WebLink AboutRes2020-04 Sponsored by: Applicant CITY OF SEWARD,ALASKA PLANNING AND ZONING COMMISSION RESOLUTION 2020-04 A RESOLUTION OF THE SEWARD PLANNING AND ZONING COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A CONDITIONAL USE PERMIT TO SOCKEYE POINT MARINE SERVICES LLC TO CONSTRUCT AND OPERATE A BUNKHOUSE ON TRACT F FOURTH OF JULY CREEK SUBDIVISION NUMBER TWO WITHIN THE INDUSTRIAL ZONING DISTRICT WHEREAS, Sockeye Point Marine Services, LLC has applied for a Conditional Use Permit (CUP) from the Seward Planning and Zoning Commission to construct and operate an employee bunkhouse on Tract F, Fourth of July Creek Subdivision No. 2 within the Industrial (I) Zoning District; and WHEREAS, the property is located on the east side of Resurrection Bay, near the intersection of Nash Road and Bette Cato Road, and north of the Seward Marine Industrial Center; and WHEREAS, according to the Seward City Code (SCC), Land Uses Allowed Table 15.10.225, Bunkhouses are allowed in the Industrial Zoning District by CUP; and WHEREAS, having complied with the public notification process, on March 3, 2020 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. According to SCC 15.10.320.D., the Commission shall establish a finding that the use satisfies the following conditions prior to granting a conditional use permit: A. 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 or shall be by required conditions. The property is located within the Industrial (I) Zoning District. Housing in an industrial zone within a bunkhouse or employee campground is allowed by Conditional Use Permit. B. The value of adjoining property will not be significantly impaired Finding: This condition has been met or shall be by required conditions. The neighboring properties are zoned Industrial (I)and Resource Management(RM). The area to the north includes the Nash Road right of way and the large city-owned property Seward Planning and Zoning Commission Resolution No. 2020-04 Page 2 of 4 known as the Mt. Alice bench. The parcel to the east is a vacant 30-acre city owned lot. To the south is approximately 70 acres of privately-owned vacant land. There is no indication the development will negatively impact the value of any adjoining properties. C. The proposed use is in harmony with the Seward Comprehensive Plan. Finding: This condition has been met. The proposal is in harmony with the Seward 2030 Comprehensive Plan (2017) and Strategic Plan (1999) in that both plans encourage growth of year-round business and both support the need for housing at all economic levels. Seward 2020 Comprehensive Plan (2017) The Comprehensive Plan promotes commercial development within the City of Seward in accordance with community values. Section 3.3.1.1 supports a range of housing choices that meet the needs of people in various income and age groups(page 14). Strategic Plan (1999) Promote Residential and Commercial Development Inside the City. Encourage construction of residential and seasonal housing at all market levels(page 9). D. Public Services and facilities are adequate to serve the proposed use. Finding: This condition has been met or shall be by required conditions. Water and electrical service are available on site. The proposed housing structure has been previously used on the north slope, and as such, includes features that make the structure self-contained. A 2000-gallon wastewater holding tank is integrated into the plumbing system, and the applicant intends to contract with a septic pumping service for wastewater removal. The City of Seward wastewater lagoon cannot accept septic wastewater, per DEC requirements, and therefore the wastewater will be hauled away to an appropriate facility. Garbage dumpsters shall be available onsite, emptied regularly, and shall be animal resistant. Sanitary facilities shall be provided within the proposed structure. All construction waste and debris must be removed weekly and upon completion of construction. E. The proposed use will not be harmful to the public safety, health or welfare. Finding: This condition has been met or shall be by required conditions. The construction shall meet all current building and fire code requirements and be reviewed through the building permit process. Adequate police and solid waste disposal services are available to the property. The Fire Chief notes an average 15-18 minute response time to this location given, and recommends the facility include life safety systems such as sprinklers and alarms that meet today's standards. The retention of as much of the vegetative barrier to the north and east is a recommended measure to provide visual screening and a noise buffer for residents. The property on which the proposed bunkhouse would be located is 43 acres in size. Vessel repair and storage also occurs on the property. The bunkhouse will be located at the far eastern end of the property, several hundred feet away from where vessel repair is taking place. • Seward Planning and Zoning Commission Resolution No. 2020-04 Page 3 of 4 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. 1. Prior to the issuance of a building permit, the applicant shall submit a dimensioned site plan which identifies six (6) on-site parking spaces for the bunkhouse, and the vehicle ingress and egress route. The applicant shall also identify delivery access and egress for service vehicles. 2. The applicant shall start a job order with the electric department and work with their staff on connecting to services 3. The applicant shall work with the Fire Department on ensuring that adequate life safety systems are integrated into the proposed structure. 4. Construction waste and debris shall be removed weekly and upon completion. 5. The required parking shall be provided at a rate of one (1) space per four (4) employees at maximum capacity. 6. The applicant shall retain a natural vegetation greenbelt between the bunkhouse and Nash Road,and surrounding the bunkhouse. 7. Bear/ Bird resistant dumpsters / containers shall be provided for all garbage and refuse for the life of the use. These containers shall be kept closed and emptied on regular bases to minimize the possible wildlife encounters. 8. The applicant shall continue to work with staff through the building permit process to address and accomplish any required upgrades to public utilities if needed. 9. Per Seward City Code §15.10.325.F. an approved CUP shall lapse six months from the date of approval if the use for which the permit was issued has not been implemented or a building permit obtained. The Commission may grant a six month extension upon finding that circumstances have not changed sufficiently since the date of initial permit approval. 10. Modification of final approval of a conditional use permit may, upon application by the permitee, be modified by the Planning and Zoning Commission: A When changed conditions cause the conditional use to no longer conform to the standards for its approval. B. To implement a different development plan conforming to the standards for its approval. C. The modification plan shall be subject to a public hearing and a filing fee set by City Council Resolution. Seward Planning and Zoning Commission Resolution No. 2020-04 Page 4 of 4 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 provided the conditions listed on Section 1, Subsection F are met by the applicant and/or the agent, and authorizes the administration to issue a conditional use permit to Sockeye Point Marine Services, LLC to construct and operate an Employee Bunkhouse located on Tract F Fourth of July Creek Subdivision No. 2, subject to the above conditions. 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. 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 3111 day of March, 2020. THE CITY OF SEWARD Cindy cklun , Chair AYES: DeMoss, Ambrosiani, Charbonneau, Seese, Swann, Ecklund NOES: ABSENT: ABSTAIN: VACANT: ATTEST: btL rends Ballow, M ,....,, City Clerk ,.••y OF SEj'•., (City Seal);• • e SEAL _-._ l e I. o .j r tigTF OF p**P'%.• ...........,••