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HomeMy WebLinkAbout02112021 Planning & Zoning Work Session Packet - Ft Raymond Subd City of Seward Planning and Zoning Work Session Packet Virtual Meeting Topic: Discuss possible land sale/uses, both public and private, of municipal lands, including but not limited to, the Ft. Raymond Subdivision. S February 11, 2021 3 :00-4:30 p.m. Page 1 of 47 The Public may observe and participate in the following meeting via Zoom. Seward City Planning and Zoning Work Session --virtual Meeting Topic:Discuss possible land sale/uses, both public and private, of municipal lands, including but not limited to, the Ft. Raymond Subdivision. When: February, 11, 2021 3:00- 4:30PM Please click the link below to join the webinar: https://zoom.us or by telephone Dial 1-669-900-6833 or 1-877-853-5247 (toll free) Webinar ID: 997 9795 1837 Passcode: 609490 The Public is strongly encouraged to participate. Public Comment: Callers will be placed in a queue and calls will be answered in the order in which they were received once public comment begins. Page 2 of 47 City of Seward Land Planning/Development Scope of Work: Task 1. Research: • Comprehensive Plan research (compliance with goals, objectives, recommendations) • Zoning code research (what is allowed and required) • Identify and Reaffirm City's priorities: o Future Public Works and Public Safety building o Auto commercial including movie theatre, restaurants o What else? Maybe some type of housing, community center o Phasing? Or full build out? Task 2: Develop 3 concepts that include: o Future land uses (retail, office commercial, public/institutional including future Public Works building) based on City's priorities above in Task 1 o Internal and external circulation and access o All modes (walking, bicycle, automobile, bus including tour buses) o Sidewalks &other facilities o Vehicle parking& bike parking o Utilities o Lighting o Landscaping o Signage o Others? Task 3: Community Outreach o Design Charrette with City Council, City leaders and staff on refining concepts o Stakeholder interviews with future/potential businesses o Public review workshop on concepts Page 3 of 47 } w Nk S !b if ' - A r � f r If `a :ir 4 COOLID v s � 5 Property Layout Fort Raymond Property N Drawn By: J Wilde Due to different data sources property lines and aerial 0 165 330 660 Feet imagery do not overlay correctly. Map is to be used for # I. orientation and reference purposes only. Mapping Assistance by Alaska Map Company, LLC Page 4 of 47 ;,�i' N7 QI 7 11 .04 acres • • a North l3inkley street,Soldotna,Alaska 99669 —-- SEA LION AVE 1 or Legend • Mileposts City Limits Highways Major Roads Roads — Town Medium Volume — Town Low/Seasonal,Other r -..... Proposed ❑ Parcels s E W A R D { v r� / This map is a user generated static output from an Internet mapping site and is for reference only.Data layers that appear on this map may or may not be accurate,current,or otherwise reliable. It is not to be used for navigation. Notes **does not show utility easements DATE PRINTED: 2/9/2021 Page 5 of 47 �p,�i'FNINS arw G� f ---graphic Information Systems 2.12 acres R p 0 144 North Binkley Street,Soldotna,Alaska 99669 , 1 f L` J Legend 0 z • Mileposts City Limits — Highways Major Roads Roads — Town Medium Volume — Town Low/Seasonal,Other ...... Proposed ❑ Parcels s E W A R 06 ASPEN 1:14 This map is a user generated static output from an Internet mapping site and is for reference only.Data layers that appear on this map may or may not be accurate,current,or otherwise reliable. It is not to be used for navigation. Notes **does not show utility easements DATE PRINTED: 2/9/2021 Page 6 of 47 3D5,du ft 1Q acres i 2.12 acres I� 291,50 ft 1 4.6$ acre. "i �i i Icy i J 3.31 acres d* { N — .I _ Possib I Sa le/Lea se La nd Possible City La �� Roads -A T. 61. m Page 7 of 47 [*North (-,Pr)rirAnhic Information Systems Current Public Works Location Binkley Street,Soldotna,Alaska 99669 1 f Legend Mileposts City Limits Highways Major Roads i Roads anF — Town Medium Volume 1 Town Low/Seasonal,Other Proposed Ln Parcels l L E{ f W 2 W4611A1114 VI Y � I* � 100-74 ft + f� 1 DO- R This map is a user generated static output from an Internet mapping site and is for reference only.Data layers that appear on this map may or may not be accurate,current,or otherwise reliable. It is not to be used for navigation. Notes Type any notes here. DATE PRINTED: 2/9/2021 Page 8 of 47 �p,�P NINS 7 —ugp ap, ic Information Systems Public Work Location w/ 3,000 sqft Lots lAA North Binkley street,Soldotna,Alaska 99669 VIII $9-89 ft 99.68 it 1 Legend Mileposts City Limits — Highways Major Roads Roads JL Town Medium Volume Town Low/Seasonal;Other Proposed Parcels J LOT LINES a LL Pedmeter x ft F J LC 1 DO-73 ft This map is a user generated static output from an Internet mapping site and is for reference only.Data layers that appear on this map may or may not be accurate,current,or otherwise reliable. It is not to be used for navigation. Notes DATE PRINTED: 2/9/2021 Page 9 of 47 Valdez Tatitlek Chenega Prince Gulf of Alaska Qutekcak William Sound Port Graham ChugachmiutNanwalek December 30, 2020 Norm Regis,Acting City Manager City of Seward P.O. Box 167 410 Adams Street Seward, Alaska 99664 Dear Mr. Regis: Chugachmiut is a 501(c)(3)tribal organization formed in 1975 to provide health and social services to the Alaska Native/American Indian(AN/AI)population in the Chugach region. The region is composed of seven communities and villages in southcentral Alaska spanning approximately 15,625 square miles, with a combined population of approximately 2,200 Alaska Natives/ American Indians including Seward/Qutekcak. Additionally,through an agreement with the U.S. Department of Veteran's Affairs, we provide services to veterans living in Seward and the surrounding area. In 1987 Chugachmiut established the North Star Health Clinic in Seward to provide basic primary care and to function as a regional hub for the four village clinics staffed by Community Health Aides. We've improved and supplemented services as technology and medical knowledge advanced and at present we offer a diverse selection of clinical and ancillary services. These services include,but are not limited to, enhanced primary care,pharmacy,behavioral health, substance abuse treatment&prevention, diabetes intervention&prevention, dental, tobacco intervention&prevention,nutrition,health promotion& education, telehealth, and electronic health records. Last fiscal year, ending September 30, the North Star Health Clinic processed 3,508 patient encounters in Seward and processed an additional 4,429 patient encounters to the four remote village clinics for dental,medical and behavioral health purposes. With an increase in the number of beneficiaries and service delivery over the years we have simply out grown our current clinic space and need to expand. Based on our need for expansion, we are very pleased to present an opportunity that decidedly improves the City of Seward while enhancing the health and well-being of the people we serve. Chugachmiut is partnering with the U.S. Government under the Indian Health Service Joint Venture Construction Program to build a 15,000 square foot hub clinic in Seward. The clinic comes with approximately 24 new jobs and will boost the local economy by greater consumer spending and expenses associated with the operation of a facility almost three times the size of the leased space we currently occupy. These new positions will bring professional personnel and their families to boost rental and/or the sale of homes in Seward. TAMAMTA PIGPET 1840 Bragaw Street,Suite 110 /Anchorage,AK 99508-3463 / (907) 562-4155 / Fax (907) 563-2891 "AA of Ours" ATribal Organization Serving the Chugach Native Peoples of Alaska Page 10 of 47 In addition to personnel based in Seward,the number of itinerants cycling through Seward in support of the facility will also bring increased, year-round consumption of hotel,restaurant, and other services. We anticipate a minimum of 200 itinerant lodging days with accompanying purchases at local restaurants and personal shopping as well. While Chugachmiut will be increasing staff and expanding services in Seward we will continue to be reliant upon on the local hospital for laboratory services, x-rays, and emergency room care. We will also continue to refer patients to local providers for services beyond the scope of care at the regional hub clinic. Over the past 10-11 months, Chugachmiut has been in discussions with Jackie C. Wilde, Community Development Director about the possibility of purchasing land owned by the City of Seward for this project. Ms. Wilde helped us identify sites and allowed us to conduct preliminary, non-invasive analysis of four city owned sites. After initial analysis, Chugachmiut is very interested in 3.31 acres in the southern-most section of`Fort Raymond'. Depending on price,we may be in a position to purchase more than the 3.31 acres identified. Our next step is to conduct an intensive study of the preferred land parcel. However,before we order an expensive study, we need a firm commitment along with an initial price no later than January 28, 2021 from the City of Seward for the `Fort Raymond' selection. There are fixed deadlines imposed by our federal partner for each phase of the project and an in-depth land study is mandatory. Thank you in advance and we look forward to your favorable response to this request. I'm available to meet with you and/or the Seward City Council at any time. Please do not hesitate to contact me via e-mail at jan(c�chugachmiut.org or by phone at(907) 562-4155 or(907)441- 5514. Regards, Angela J. Vanderpool, Executive Director CC: Christy Terry, Mayor Brenda Ballou, City Clerk Page 11 of 47 71 "Changing with the tides in harmony with our people,land and heritage." January 28, 202I Christy Terry, Mayor Seward City Council P.O. Box 167 410 Adams Street Seward, AK 99664 RE: Chugachmiut Regional Health Clinic Dear Mayor Terry: The Qutekcak Native Tribe (QNT) is pleased to support the Chugachmiut Regional Health Clinic (CRHC) project in Seward and urges the Seward City Council to sell land to Chugachmiut for the project. The Fort Raymond site under consideration is situated for easy access by QNT tribal membership and others served by Chugachmiut clinical operations. While Chugachmiut may have other options, they've consulted QNT leadership in making selections and QNT considers the land in question most suitable to the needs of our membership. QNT believes the project will benefit the City of Seward while enhancing the health and well-being of QNT tribal members and other patients from the surrounding areas. We understand that the CRHC will create more than 24 new jobs and boost the local economy by increased year-round consumer spending secondary to the influx of new jobs and the resulting collection of sales, bed, and property taxes. Chugachmiut's local spending for utilities and sales tax will increase due to ownership and operation of a facility almost three times the size of the space they are leasing now for the North Star Health Clinic. We were informed that the number of itinerants cycling through Seward in support of the CRHC will also bring a year-round increase to the community through hotel, restaurant and shopping opportunities. Chugachmiut estimates a minimum of 200 lodging days at local hotels plus per diem spent at local restaurants and other local vendors. Key benefits include bringing in more than 60 million in federal funding to Seward over the next 20 years; new jobs through the hiring of local contractors and construction personnel. Additional benefits include 38 permanent jobs in Seward and improved access to healthcare for under-served populations such as ours. Pa-aqe 12 of 47 P.O. Box 1467 - 221 Third Avenue - Seward, Alaska 99664 - Tel: 907-224-3118 - Fax: 907=224-5874 Again, we strongly advise the City Council to sell a small portion of its land assets to Chugachmiut thereby assuring that Qutekcak tribal members receive critical medical services. Sincerely, Dolly-Wiles,Tribal Administrator Page 13 of 47 - '' - � Ft_Raymond_Site3 Parcels City Limits _ c 0 r i C evr G Z QO �O Q� Q IIJ k2109 • • Q • Acres NMI v �M ASPEN ' 'i e Site Search /\ 0 75 150 300Feet Ft Raymond Site off Seward Highw N Location Map - Opti 4 ) 5 Due to different data sources property lines and aerial ima do no overlay correctly.Map is to be used for orientation and refere oses only. Drawn By: EAK 08/25/2020 V Page 14 of 47 INTRODUCTION Public lands are a finite community asset held in trust. This document addresses the city's land asset holdings and needs. The issues related directly to the management of city owned lands are numerous. • Land management decisions are being made without full knowledge of city owned lands. • How should the city determine a fair return to the community for the use of public lands? • City lands such as the city shop and Boulder Field may not be being used at their highest and best use. • How should funds from the disposal of public lands be used? • The City has not completed its selection of state entitlement lands. • Do we have sufficient lands to accommodate future public facility and transportation needs? • Is the City taking the greatest advantage of its land as a source of direct and indirect revenues? Whereas the Land Use Plan segment of the Comprehensive Plan is the primary tool to ensure quality community land use arrangements, this Municipal Lands Management Plan is a component that will provide an action guide specifically for the management of city-owned lands. The goals of the plan are to: * Provide an inventory of city owned lands, describing their present and proposed uses * Assist in establishing a successful land management program by identifying: • city lands surplus to public needs • land acquisition needs for future public facility development • lands for economic development *Assist in implementing the Seward Comprehensive Plan A Land Management Plan was last completed in May 1995. In the ensuing 19 years many parcels of land were sold, acquired, leased, altered, replatted, etc. All City owned lands have been individually updated on enclosed tables and maps. GENERAL PROVISIONS City Code Seward City Code (SCC) Chapter 7.05 is the basis for all municipal land transactions and defines "Real Property" as an estate or holding in land including tide and submerged lands, or improvements thereon. Fair Market Value SCC 7.05 states that unless otherwise found to be in the public interest, the City may not dispose of any real property interest without an appraisal of the fair market value. Fair market value is defined as the highest price, described in terms of money, which the property would bring if exposed for sale for a reasonable time in the open market, with a seller, willing to buy, both being fully informed of all the purposes for which the property is best adapted or could be used. Once that appraised fair market value is determined, the property may not be sold for less than that amount without a finding in the public interest by the City Council. 1 Municipal Lands Management Plan-2014 Page 15 of 47 Nominations Although this plan will identify lands for disposal through lease or sale, city Resolution 94-101 outlines procedures for the nominating public lands for disposal. Resolution 94-101 procedure allows individual entrepreneurs to make recommendations for specific lands without publicly revealing their particular development plans. Fund Classification Within the city's accounting functions there are different fund types. The General Fund includes government wide functions such as fire, police, streets, planning, parks, and other services provided to the public as a whole. Each city enterprise such as the Harbor, Electric Utility, Parking, and Water/Sewer Utility has a separate fund to account for its specialized activity. Each of these funds has land associated with its operation such as electric substation, sewer treatment plant and harbor uplands. Although land is not a depreciated asset, it may be a vehicle to generate revenues through leases or user fees which benefit that enterprise fund. ACQUISITION Seward City Code allows the city to acquire or dispose of property by three methods: negotiation, public auction or sealed bid. City Code defines "acquisition" as obtaining ownership and holding real property within or outside the city boundaries by purchase, gift, donation, grant, dedication, exchange, redemption, purchase or equity redemption, operation of law, tax or lien foreclosure, adverse possession, condemnation or declaration of taking, annexation, or by any other lawful means of conveyance. Municipal Entitlement. State law allows local governments to acquire certain public lands. State Selections The Alaska Statehood Act allowed the state to select 400,000 acres of national forest lands for community expansion, development and recreation. Municipalities (cities and boroughs) were authorized to select certain state lands within their corporate limits. The City has acquired 515 acres of its authorized 565 acre entitlement. Unfortunately, the State no longer budgets its staff to process municipal entitlement requests. In an attempt to work with the State on the remaining entitlement lands the State has noted there are no lands available for selection within the Municipality at this time. Should new lands become available the City will apply. Recommendation: Budget time and attention to applying for the remaining municipal entitlement. Possible State lands to watch are: State storage on the southwest corner of Fifth and B; once the State Shop moves out to mile 22, the current State shop land at the northeast corner of Fifth and B may become available. Tidelands. Alaska Statutes provide for municipalities to request and receive patent to state owned tidelands within its corporate limits. The city has acquired two such patents; 1330 acres stretching from Anderson Dock north along the Waterfront Park shoreline and across the head of the Resurrection Bay, to Nash Road; and 92 acres seaward of Seward Marine Industrial Center (SMIC). The remaining tidelands within the city include those on the west side of the bay, south of Anderson Dock. Some tidelands have been filled to accommodate commercial and industrial development such as the small boat harbor, railroad dock, Waterfront Tracts, and SMIC. Although the city deeded some tidelands to the U.S. Government for construction of the small boat harbor basin, breakwater, and railroad dock, the Corps of Engineers determined that an easement would have been sufficient for the small boat harbor project and have deeded those harbor basin tidelands back to the city. 2 Municipal Lands Management Plan-2014 Page 16 of 47 Recommendation: Budget time and attention to applying for the remainder of State tidelands and replating as needed. Donation/Gift On occasion private individuals have donated land to the city, usually for park purposes. Most notable examples of this have been around the lagoon. Eminent Domain/Condemnation Government has the legal authority to acquire or "take" private property for public purpose upon paying fair market compensation to the owner. This type of acquisition is generally used only as a last resort after other acquisition efforts have failed. Tax/Lien Foreclosure State statutes require that tax foreclosed property within the City limits be deeded to the City. It gives the City the opportunity to declare by ordinance whether a foreclosed property is needed for a public purpose. If so, all redemption avenues by the former owner are closed. If property is not needed for a public use, the former owner has first right of redemption for up to 10 years. Any funds over and above taxes, penalties, interest and administrative costs gained from the sale of tax foreclosed property are made available to the former property owner within the 10 year limit. Purchase Many of the City's parcels have been purchased from private land owners. Such purchases are generally based on a fair market appraisal value. Funding for such purchases is on a cash available basis from appropriated funds. Recommendation: Establish a Land Bank where funds acquired from the sale of surplus property accrue to a special account for acquisition of other needed lands. Trade/Exchange The city has acquired some lands through trades with private and public sources. DISPOSAL Seward City Code. defines "disposition" as the transfer of City interest in real property by warranty or quitclaim deed, easement, grant, permit, license, deed of trust, mortgage, contract of sale of real property, plat dedication, lease, tax deed, will, or other lawful method or mode of conveyance or grant. Sale After conducting a public hearing, City Council may approve the negotiated, sealed bid or public outcry auction sale of public property. The sale price or minimum bid price must be at fair market value unless otherwise found to be in the public interest by the Council. The sale of land converts a capital asset to cash which accrues to the city's general fund or one of the enterprise funds. It may then be appropriated through the budget process to many different uses. There has been increasing discussions about establishing a Land Bank fund in which the proceeds for land sales would accrue for the acquisition of future municipal lands, thereby benefiting present and future citizens and promoting the orderly development and achievements of the goals of the Comprehensive Plan. Recommendation: Establish a Land Bank where funds acquired from the sale of surplus property accrue to a special account for acquisition of other needed lands. Lease City Council Resolution 94-101 established the most recent policy and procedure 3 Municipal Lands Management Plan-2014 Page 17 of 47 relating to the lease of public lands. The essential terms and conditions of city leases generally include length of the lease, rental rate, and development requirements. With the exception of those to the state or federal government, all leases require proof of liability insurance naming the city as an insured party. Leases are allowed to be assigned or sublet with written city consent. A condition of any sublet consent is that the city receives a copy of the sublet agreement including the rental value. This information is important to the city in the development of fair market land values. Although the Comprehensive Plan suggests that the city continues to dispose of commercial and industrial public land through long term leases rather than sale; lessees continue to lobby for the fee simple transfer of their sites. Although the sale of these lands would generate a large one-time cash infusion to the city, it would have a significant long term adverse impact on annual city budgets. Leases currently generate revenues of over $554,000.00 per year; and this amount generally increases over time due to periodic appraisal adjustments and new leases. These lost revenues would have to be offset in some manner in the budget process. Note: Preliminary estimates of interest that might be earned from the deposited projected lease site sale income show that it will not replace lease income revenues. Recommendation: Reaffirm the Comprehensive Plan by continuing to dispose of commercial and industrial lands through long term leases rather than sale. City lands are normally leased at fair market rental rates based on a percent of fee simple land value. The City uses an 8% rate. Reviews of other community and public agency lease policies show that this rate varies from 6% to 10% throughout the state. The lower rates appear to apply where there is strong desire to encourage development and higher rates where the demand for land is high. In Seward, there is an exceptionally high demand for land in the small boat harbor where there are no vacant lands available for lease. On the other hand the city is trying to encourage development at the Seward Marine Industrial Center. Recommendation: Consider using different rental percentage rates to reflect supply and demand on various city land areas i.e. the Seward Marine Industrial Center where land is available and development is encouraged and the Small Boat Harbor where land is in short supply and high demand. Trade/Exchange. The city has disposed of substantial acreage through land trades with both public agencies and private individuals. RIGHTS OF WAY, ENCROACHMENTS, and EASEMENTS Rights of Way (ROW) While Rights of Way normally do not convey any warranty or title interest and are not considered real property under general accounting procedures; they are a part of the city's overall land management efforts. These are lands acquired by reservation, dedication, forced dedication, prescription, or condemnation and intended to be used for public access, roads, trails, parking, and utilities. Rights-of-Way are normally dedicated to the public during the subdivision platting process, and there is usually no deed transferring ownership. They generally fall under the management authority of the local municipality providing road services. All ROW within the city are under city jurisdiction, except for Third Avenue/Seward Highway, Airport Road and a small portion of Nash Road which are State ROW. The city is responsible for developed as well as dedicated but yet un-developed Rights of Way (streets and alleys). There are platted Rights of Way which will never be developed or used because of 4 Municipal Lands Management Plan-2014 Page 18 of 47 topography and there are additional Rights of Way that the city should plan for in the future. Recommendation: a) Vacate otherwise undevelopable Rights of Way to enlarge and/or consolidate adjacent lands. (Note: This is generally accomplished when adjacent lands are replated) b) Plan Rights of Way acquisition to: 1) Connect Hemlock Avenue & Afognak Avenue and Olympia Road as an alternate exit from Gateway Subdivision and collector street for the undeveloped portion of Forest Acres and the land north and west of the schools complex. 2) Extend Chamberlain Road above the horse pasture to Phoenix Road to provide an alternate parallel route to relieve pressure on the Seward Hwy. (Note: This is private land and should be worked on when the developer choses to subdivide and replat the land) 3) Extend Benson Drive through from Swetmann Drive to Phoenix Road to provide a safer alternate egress from Gateway Subdivision. (Note: Two private parcels stand between the end of Benson Drive ROW and Phoenix Road) c) Modify and enforce the City code to discourage the use of rights of way for the storage of personal property such as trailers, inoperable /unlicensed motor vehicles, and commercial equipment. Encroachments City code provides for issuance of permits to allow an encroaching structure to remain on public right of way for the life of the structure. The purpose of this provision is to legitimize older structures that have been inadvertently constructed across a property line into a public right of way. It is not intended to condone trespassing or to allow construction in the public right of way. Most encroachments occur in the older central part of town because of small lots and zero lot line construction. They are generally discovered as a result of as-built surveys done during financing. Easements An easement is a right given by a land owner to another party for a specific limited use. The property owner retains title to the property. Government agencies generally authorize or convey such uses by permit. Generally, easements and permits are granted for access, public utilities and flood control devices on subdivision plats and by separate individual agreements. The City Code authorizes the city to grant easements not to exceed 20 years. The Community Development Department is continuing to catalog and inventory recorded and platted easements and permits issued to the City. Recommendation: a) Continue to keep an accurate and complete inventory data base of all easements. b) Work to obtain legal access/utility easements within the Clearview Subdivision Access Lowell Point Road is the most notable example of an access agreement held by the City. It is by permit from the State of Alaska Department of Natural Resources. The city has also retained numerous access easements on the prison site to allow city crews to 5 Municipal Lands Management Plan-2014 Page 19 of 47 serve public utility systems. Dikes/Levees The city has easements for a number of flood control levees, one alongside Gateway Subdivision for upper Japanese Creek, continuing along the West property lines of Afognak Acres Subdivision to the Transfer Station Road. To the South of Japanese Creek, is the easement for the west end of the North Forest Acres Levee and the Dieckgraeff Road Right of Way extends to the Seward Highway. A levee located on the south side of Spruce Creek at Lowell Point, to protect the sewer lagoon. Another levee to the North of Fourth of July Creek has a legal description of Tract B, Fourth of July Creel Subdivision. lJ!E y Water, sewer and electric are the most common easements held by the city. They are generally very specific as to size and location. 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J 3 2�2 ,, . .. City. 2 - 7, 16" Limit t Downown .... 1 1 Map 1 of 8 5. _.. 5 :a - ililes Lease Parcels City Owned Parcels 500 Date: 1/12/2015 0 Feet Municipal_Lands_Mapbook Page 30 of 47 _ _ k .y'�S•vl-- -Ln-.µ+'art y`.:� :; _.. _ .. ---_-� - -_-Y_.� ��-�.��, _'•"� , COTTONWOOD STLU - Y J 77 ASH ST ° N r- �= W LZLJ _ m Z) _ ~ •� ( W Lu y HEMLOCKAVE .. �. W 3 SEA LIONAV A. Map . . 8 o 12 Q� Index A Crown Point Ll 16 1 ? , Z, COOLIDGE D Z BENSON DR 7 '3 2 : V, 6 City c� BLUEFIELD DR ? Limit North Seward } rrt - _ _` Ma 3 of 8 `_ - � BEAR DR 5 5 � .. Miles Lease Parcels City Owned Parcels 500 Date: 1/12/2015 0 Feet Municipal_Lands_Mapbook Page 31 of 47 P-�P N f NJ' Seward/Bear Creek 302 Railway Avenue, Suite 123 _-� Seward, Alaska 99664 Flood Service Area (907)224-3340 • 224-5197 Fax 0 G Date: February g, 2021 To: Planning &Zoning Commissioners Thru: Jackie Wilde, Community Development Director From: Stephanie Presley, Seward-Bear Creek Flood Service Area Program Lead Subject: Fort Raymond Parcel ID 14502607 The Kenai Peninsula Borough (KPB) and the City of Seward are participants in the National Flood Insurance Program, administered by the Federal Emergency Management Agency (FEMA). In the 2oio and 2oi3 Flood Insurance Study updates for the KPB, including the City of Seward, FEMA mapped special flood hazard areas based on data collected in or prior to 2009. FEMA completed detail analyses of Resurrection River, and an approximate analyses of the active Japanese Creek corridor, not including the deactivated alluvial fan. These analyses were completed prior to the construction of the additional 4,300 foot long armored road along the northern portion of the fan, now known as the paved portion of Dieckgraeff Road. The FEMA Flood Insurance Rate Map (FIRM) provides the flood hazard zone for the entire Fort Raymond property at 2ioi and 2iog Dimond Blvd. The property is shown in Zone X, defined as minimal to moderate flood hazard areas,the areas between the limits of the base flood and the 0.2-percent-annual-chance (or Soo-year) flood or the areas outside the special flood hazard area and higherthan the elevation of the 0.2-percent-annual-chance flood. r x . r Page 32 of 47 The KPB administers the floodplain code for areas outside the Cities of Seward and Homer, who manage their individual floodplain programs. Within the Seward- Bear Creek- Lowell Point community, outside the city limits, the KPB also regulates to a community developed map known as the Seward Mapped Flood Data Area (SMFDA). Layers of the SMFDA are based on known areas of flooding during the i986, i995, and 2oo6 flood events. This community map was developed using high water marks, photos and anecdotal information from residents and did not include detailed flood hazard analyses. As such,this community map is not eligible for a FEMA mapping update and will not be submitted to FEMA to be included in the Flood Insurance Study. Though the City of Seward does not regulate floodplain development within the SMFDA, this community mapped flood hazard area provides additional information for review. The Fort Raymond property shows floodwaters on the eastern portion from the i986 and 3.995 events. f -: si= 0 SMFDA Seward Mapped Flood Area 1936 SEWARD FLOODING r■ w ii i f9 p y'� 0 ■ 2M6 SEWARD FLOOD 0 ■ 1995 SEWARD FLOOD NG ,yi �gy `J r l�t x rt l �. IM Following the i986 flood event, an approximately i,ioo foot long armored revetment was constructed to divert Japanese Creek to the north, along the base of Mount Benson. A second section of revetment approximately 3,ioo feet in length was added following the i995 flood event. This structure deactivated the alluvial fan upon which the northern area of the City of Seward has been developed. Following the 2oo6 flood event, an approximately 4,300 foot long armored road was constructed across the northern area of the fan, now named Dieckgraeff Road. Along with the Seward Highway, these structures encompass the neighborhood and have, in past high water events, overtopped causing ponding of flood waters in the northeast of the fan. Drainage of these waters are impeded by the highway. Though both the FIRM and the SMFDA maps provide information regarding flood hazard, they are both outdated and do not reflect the current risk of flooding. An ongoing feasibility study Page 33 of 47 by the US Army Corps of Engineers (USACE) has modeled the upper reaches of the existing armored revetment and show the top sections are unlikely to overtop, causing damages to properties on the upper alluvial fan. The USACE continues to study impacts to the lower reaches of the floodplain and may, in the future, provide additional flood hazard analyses for this area. Based on current mapping, the FEMA flood insurance study shows the entire Fort Raymond property in flood zone X, outside of the regulatory special flood hazard areas. With this flood risk determination, new structures on this parcel would not require a floodplain development permit. Of note for new federally funded projects, President Biden has recently signed an executive order reinstating the Federal Flood Risk Management Standard. This flood protection standard requires federally funded infrastructure to be built with a higher margin of safety against extreme flood events and sea level rise. This may require facilities to be elevated or flood- proofed a minimum of two feet for standard projects or three feet for critical projects above the i-percent-annual-chance flood (ioo-year level). Reinstatement of the flood protection standard will better protect people and property and ensure federally financed infrastructure is better prepared for and adapted to flooding exacerbated by climate change. Page 34 of 47 15.10.220-Development requirements. (a) Table 15.10.222, development requirements, is incorporated herein by reference and the restrictions and annotations contained therein are mandatory unless otherwise modified by this chapter. (See table at the end of this section; 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; Ord. No. 2018-004, § 1) Zoning District Designations The following zoning district abbreviations are provided for information and interpretation: RR= Rural,very low density single-family residential R1= Single-family,low density residential R2= Single and two-family, medium density residential I I R3= Single,two and multi-family,high density residential UR= Urban residential,a mix of residential uses and low impact home professional offices OR= Office residential W Auto and neighborhood oriented,light commercial HC= Harbor commercial CB= Central business district-dense downtown commercial Industrial �M= Resource management-partially developable lands subject to floodplains and steep slopes i �S=F titutional,public,quasi-public uses Parks Page 35 of 47 Table 15.10.222. Development Requirements—Table Notes NOTE 1. Within the HC District, in the area bounded by Fourth Avenue, the southern boundary of the South Harbor Uplands - Tract H, Waterfront Park Replat, the harbor basin and J Float Ramp, building height is limited to 26 feet. NOTE 2. A. Buildable/useable area—Lot may have to be larger to have minimum buildable area available. B. In the R1, R2, R3, UR, OR , AC and CB Districts, from the Seward Highway/Phoenix Road intersection South, to include the Bayview Subdivision, 3,000 SF and north, 6,000 SF with 30 and 60 foot minimum frontages respectively, for single-family residences. C. A single RR lot may be divided into two lots of less than 20,000 SF each if the reduction below 20,000 SF is to accommodate required widening of an adjacent right-of-way. D. In the R1, R2, R3, UR, OR , AC and CB Districts, individual lots of at least 3,000 SF in the Original Townsite, Federal Addition, Laubner Addition, Cliff Addition and Bayview Addition may be developed for single-family residences provided all other development requirements of this chapter are met. E. Multiple-Family developments (except studio apartments) with three or more units require a minimum of 9,000 SF in the R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. All said districts require an additional 1,200 SF per unit of five or more units. F. Two-Family or duplex developments require a minimum of 6,000 SF in the R2, R3, UR, OR, AC and CB Districts and 20,000 SF in the RM District. Duplex developments within the Federal Addition Subdivision require 5,000 SF. All other development requirements of this chapter shall be met. G. Multiple-Family, studio apartments in the OR, AC, CB, HC, I and RM districts require a minimum of 9,000 SF. The total square footage required for lot setbacks shall be reserved as open area. All other requirements set forth in this chapter shall be met. NOTE 3. See Notes 2-D and 2-E above. NOTE 4. From Seward Highway/Phoenix Road intersection—South, a five-foot setback, each side; north, a minimum five-foot setback each side as part of a combined 15-foot setback total between both sides. NOTE 5. In the HC District, parcels abutting mean high tide—No rear yard setback; parcels abutting the waterfront boardwalk—Five feet; and parcels not abutting the waterfront boardwalk or mean high water mark—Ten feet. NOTE 6. Excludes setbacks in HC and 1. NOTE 7. In the Industrial District, no minimum lot size, width or setbacks are required for unmanned electronic sites. NOTE 8. Tract D of USS 1864 Jesse Lee Home Subdivision shall not be used for any uses other than those allowed in an R1 district, except for a long term care facility, aka skilled nursing care facility. (Ord. 2007-009, § 1; Ord. 2008-006, § 1; Ord. No. 2012-002, § 1; Ord. No. 2016-009, § 1; Ord. No. 2017-002, § l; Ord. No. 2018-004, § 1) Page 36 of 47 O O O O O � O O N N N N N N -A M Z Z _U 0 O_ O O O N T z M Z Z O O -i m O Q O (6 L m 0 0 O O O O O O O O' O_ N O m 0 00 O O O O O M O O' O * CO 3E a) a) a) a) a) [O O Op O C C p c c O U M ca 0 0 a) m O O O O O M O > O � ; O z z Z Z Z cI Ln OM O O Ln O C O NO 0 > N Pn Z Z Z Z ZLn E •--� a) Q M 0 00 O O O O O O O Ln Q E > of U to O •� (6 �n * M a Q v0D �, 0 o o Ln O o 0 Q M ; D O O N N N Lf) L I m > Y C � Ilr O n -O * M CL 4! 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We value the contributions of the various organizations 2.2.9 Public Safety and individuals who work to better our community. We value a safe community and a feeling of security. • Encourage all citizen participation in community organizations. • Support adequate police services and equipment. • Continue support for active city/borough relationships . Periodically review, evaluate, update, and conduct in areas of mutual interest that impact our community. simulations of all emergency plans, especially the • Continue supporting community organizations and Emergency Preparedness Plan,training core city staff their private grants that enhance our community. and community members. • Approve resolutions of support for endeavors and . Support a safe house for victims of domestic violence. projects of various organizations and individuals . Maintain an effective public safety communications which benefit the community. network in Seward,including an enhanced emergency • Continue community support for the collaboration 911 system and corrected street addresses. between the Seward Library&Museum and the Res- . Encourage annual reporting of crime statistics,analysis urrection Bay Historical Society (RBHS), and the of crime incidents,and recommendations for solutions. Seward Community Library Association. • Encourage marine safety activities. • Establish additional north-south routes throughout 2.2.8 City Government the community for emergency evacuations. • Identify& support an appropriate site for a new an- imal control shelter. We value an open, responsive city . Ensure a high level of fire protection within the com- g o ve rn m e n t based on a high level munity by periodic evaluation and update of the Fire of citizen input and community Master Plan. involvement. We value a • Continue support of Seward Volunteer Ambulance fiscally sound government that Corps. Anticipate future demands for their services provides high quality services. and how to best meet those needs. • Support the installation of ambulance warning lights at the intersection of Third and D Street. • Keep up-to-date the City of Seward directory of in- • Continuously plan for future police services to ensure formation on the City's web site. the highest level of public safety within the community. • Continue to review and update the city code. • Review, update and support the Hazard Mitigation • Develop practical enforcement procedures for code Plan. violations. • Continue to support Alaska Department of Fish and • Recommend the development of a policy and proce- Game's Bear Safe Community Program. dure manual for each department. • Continue support of the Seward/Bear Creek Flood • Explore the possibility of annexing surrounding areas, Service Area Board. studying economic and social effects. • Improve and increase the availability of public parking. • Support for continued legislative services and lobbyists. • Improve the safety of city-owned buildings. • Create a funding mechanism for the repair and re- • Improve pedestrian and street lighting. placement of city infrastructure. • Support fire services, volunteer fire fighters and equipment. FW1101 Page 38 of*7° ---­- SEWARD COMMUNITY VISION AND VALUES - 1- 10 • Support upgrading fire station, and addition of annex • Promote infill development by encouraging and pro- station. moting construction on vacant sites in areas of the city which are already established • Explore incentives to attract more year-round private 2.2.10 Land Development sector industries to augment the tax base. • Support the promotion of sporting, cultural events, We value orderly growth conventions and other activities year-round. and balanced development • Support an aggressive Chamber of Commerce mar- that is driven by community keting campaign highlighting the quality of life and consensus in conformance diverse resources that make Seward a desirable place with the land use plan. to live and establish a business. • Expand maritime trade for commercial fishing, in- cluding the addition of a crane and grid. • Develop a land use plan for the former Air Force • Support Seward schools to attract and retain families. Recreation Camp property. • Support expansion of the IMS UAF-CFOS-Seward • Ensure all adopted codes reflect community values. Marine Center and R/V Sikuliaq infrastructure. • Encourage home ownership opportunities. • Improve and expand port facilities to attract more • Develop a land use plan for the east side of Resur- maritime trade. rection Bay. • Continue development of SMIC as a revenue source • Enable a more viable property use at Fifth Avenue with year-round employment opportunities. and B Street by encouraging the relocation of the • Encourage the prudent management of resources for State maintenance facility. healthy commercial and sports fishing industries. • Enable a more viable property use at the site of the • Promote and protect wild salmon habitat to reduce existing public works facility by encouraging the dependency on hatchery-raised salmon smolt. valuation of the public works facility. • Promote expansion and development of local marine entrepreneurial businesses. • Maintain haul out facilities for all vessels. 2.2.11 Economic Base • Educate and encourage historic economic incentives. • Support expansion course and degree offerings in We value a stable economic Seward by the University of Alaska through either environment, economic UAF-CFOS orKPC-RBE. diversity, year-round businesses, environmentally responsible 2.2.12 Transportation Facilities industry, and employment that promote a high standard of living. We value diverse transportation facilities including road, rail, air, • Support adoption and incorporation of the Chamber pedestrian, and water routes of Commerce Economic Growth Plan. that meet the needs of residents, • Provide modern communications infrastructure. businesses and visitors. • Explore ways to reduce energy costs. • Encourage the development of infrastructure expan- sion plans for currently undeveloped residential and 2.2.12.1 Traffic Management commercial property. • Develop a transportation plan for Seward. M � Page 39 of 47 2030 Comprehensive Plan Update, Volume I MI- 11 _ _a • Designate truck and bus routes to minimize traffic • Support efforts to maintain integrity of the waterfront in residential neighborhoods. bike path. • Support enhanced public transportation throughout • Support efforts to extend the bike path out the Seward the community. Highway. • Extend boardwalk to the South harbor uplands. 2.2.12.2 Parking, Loading Areas, and Support reconstruction of the Benny Benson Lagoon Transportation Facilities boardwalk. 2.2.12.5 Air traffic ti • Establish flight corridors to minimize intrusions on the community's quality of life. • Support commercial commuter service. • Support the State's airport improvement plan. k _ 2.2.12.6 Marine ILSupport establishment of Alaska Marine Highway . System service. _ Q • Assure adequate public parking and loading areas for the harbor slip-holders. • Encourage safe on-site loading areas for service ve- hicles in commercial and institutional zones. 2.2.12.3 Road construction • Support adequate funding to maintain safe roads year round. • Support forward funding for major road repairs and upgrades. • Enforce sight triangles at major intersections to im- prove traffic and pedestrian safety. • Work with the Alaska Railroad Corporation to im- prove local railroad crossings. 2.2.12.4 Sidewalks, Bike Paths and Rights of Way • Approve a sidewalk and pathway policy to enhance pedestrian mobility and safety. T�d Page 40 of,4 DESIGN CONSTRUCT GOALS, OBJECTIVES AND IMPLEMENTATION ACTION ITEMS 06kI - 12 3 GOALS, OBJECTIVES AND IMPLEMENTATION ACTION ITEMS 3.1 ECONOMIC DEVELOPMENT - .l:f i• I - 3.1.1 Attract new business and industry to 3.1.1.2 Update and expand infrastructure for the greater Seward area. commercial and industrial properties that are currently underdeveloped. 3.1.1.1 Develop an active marketing campaign that highlights the diverse resources Encourage development of Seward's Industrial Zone. and quality of life that makes Seward an attractive place in which to 0Support railroad expansion plans and extend utilities live and to establish a business or to Alaska Railroad lands. industry. • Support and improve the airport. • Support efforts of village and regional Alaska Native • Improve roads within the industrial zone. corporations to expand business activities and services. • Encourage and support downtown revitalization ef- • Encourage the enhancement of private businesses in forts on vacant and dilapidated buildings. downtown Seward as the community's traditional • Support development of modern communications retail core. infrastructure. • Promote seasonal and year-round tourism,including • Continue to support efforts to develop alternative heritage tourism. energy sources. • Promote year-round sporting events,cultural produc- • Improve and expand maritime facilities(see Port and tions, conventions and other activities. Harbor Development). • Support Alaska Native cultural events and activities. M �STRUCT Page 41 of 47 2030 Comprehensive Plan Update, Volume I I - 13 OF 3.1.1.3 Enhance Seward's international role in 3.2 LAND USE trade and tourism. • Explore foreign trade zone. • Develop Heritage Tourism and other historic heritage - opportunities. 3.1.1.4 Support private sector business, r� employment, and programs. _ • Support home businesses. . • Support and encourage the growth of business. Y.'r 3.1.1.5 Support public sector employment and programs. 3.1.1.6 Support existing public institutions in their effort to maintain, expand and 3.2.1 Promote residential and commercial develop. development within the city of • Continue to advocate on behalf of the University of Seward and its vicinity in accordance Alaska in their efforts to enhance research and in- with community values. structional activities in Seward. • Continue to advocate the Department of Corrections 3.2.1.1 Manage land use to facilitate economic development while and Alaska State Legislature to expand the Spring maintaining the historic, small town Creek Correctional Center(SCCC). character of Seward. • Continue to advocate for the growth of the Alaska Vocational Technical Center(AVTEC). Use city-owned land and tidelands to encourage feasible • Continue to support external funding for the Alaska and sound economic development by setting devel- opment standards and performance periods through SeaLife Center(ASLC). Support existing public institutions in their efforts the leasing process. • to maintain, expand and develop. Update, as needed, the Municipal Lands Manage- ment Plan. • Develop infrastructure and utility expansion plans for 3.1.1.7 Encourage and assist in the all undeveloped residential and commercial property development of new public services within city limits. and facilities. • Ensure uniform and consistent enforcement of the • Support the construction of a courthouse/public safety zoning code, building code, subdivision ordinance, building in Seward. and city lease agreements,and evaluate potential code • Encourage additional military facilities that upgrade changes to make enforcement easier. Seward as a Morale Welfare and Recreation(MWR) • Raise public awareness of development requirements destination. in each zoning district. • Continue to explore economic renewable energy • Support the on-going dialogue with the Alaska Rail- projects. road Corporation and the State of Alaska regarding the status and disposition of their undeveloped lands. • Develop and adopt open space overlay district. FW1101 Page 42 of*7° ---­- GOALS, OBJECTIVES AND IMPLEMENTATION ACTION ITEMS - 1- 14 3.2.1.2 Expand the opportunity for affordable, used in planning,code revisions,purchasing,selling, diverse, year-round housing through and development proposals. appropriate land use regulations. • Support mixed commercial and residential uses in the Seward downtown business district. 3.3 HOUSING • Support apartments and other high density residential development, including seasonal worker housing. 2 1/ r 3.2.1.3 Establish an attractive highway corridor from Mile 0 to 8. • Coordinate with local residents and the Kenai Peninsula Borough Planning Department to develop a specific land use plan for the corridor from Resurrection River �,�� to Mile 8 and areas adjacent to the city. 3.2.2 Continue to support and improve the 3.3.1 Encourage development of new capacity of the office of Community housing in Seward. Development. 3.3.1.1 Support a range of housing choices 3.2.2.1 Maintain community vision through that meet the needs of people in rigorous implementation and update of various income and age groups. the Comprehensive and Land Use plans. • Develop a comprehensive housing plan to identify • Regularly review,update, and affirm the Comprehen- specific needs,to encourage residential development sive and Land Use plans through public participation within the city, and to provide a reasonable range of in town meetings, outreach to community groups, housing options. and increased public relations. • Obtain information from comparative communities • Review and recommend administrative and legisla- throughout the nation concerning their housing pro- tive decisions for consistency with the goals of the cesses, including subdivision development. Strategic and Comprehensive plans. • Encourage the development of seasonal employee • Update the zoning code in order to implement the housing. Comprehensive Plan and bring the zoning map into conformance with the Land Use Plan. 3.3.1.2 Create incentives to provide land for housing development within the City 3.2.2.2 Improve the capability of the office of of Seward. Community Development to develop land use and other maps in Seward. 3.3.1.3 Assess solutions to extend cost- • Continue to support and fund in-house Geographic effective utilities to home sites Information System (GIS) capability by coordinat- on land zoned for residential ing with other agencies to build on existing borough development. mapping that shows zoning, subdivisions, existing • Set priorities for utility extension in a manner that uses,natural hazards, and other GIS data. encourages orderly residential development within • Obtain equipment, software and training necessary and outside city limits. to produce custom maps with overlays for presenting • Authorize engineering studies to determine the costs land use information necessary for project exhibits of utility extensions to developable land within the city. M �STRUCT Page 43 of 47 2030 Comprehensive Plan Update, Volume II II - 15 6 Land Use * Work to obtain rights of way within the Clearview The City of Seward completed the Municipal Lands In- Subdivision. ventory and Management Plan in December 2014. That document addresses the City's land asset holdings and 6.1 Land Ownership needs. It provides an action guide specifically for the management of city-owned lands. The primary recom- Seward's developed area is primarily composed of pri- mendations of the plan are: vately owned property.Much of the public land within the • Budget time and attention to applying for the remain- city limits has been developed and is owned by the City ing municipal entitlements. of Seward, Kenai Peninsula Borough, State of Alaska, • Budget time and attention to applying for the remainder and Alaska Railroad Corporation(ARRC).The city and of state tidelands and replatting as needed. ARRC also own substantial undeveloped lands within • Establish a land bank where funds acquired from the city limits. sale of surplus property accrue to a special account Undeveloped city land is concentrated in the southwest for acquisition of other needed lands. part of town and along the northeastern side of Resur- • Reaffirm the comprehensive plan by continuing to rection Bay. Large blocks of state land are located along lease commercial and industrial lands rather than sell. the Resurrection River and the western boundary of city CIE Consider using different rental percentage rates to land.The ARRC owns blocks in the harbor and industrial reflect supply and demand on various city land areas parts of town. These are strategic locations, which can (i.e.the Seward Marine Industrial Center where land influence the type of development that occurs in Seward. is available and development is encouraged, and the Boat Harbor where land is in short supply and high The borough owns lands developed for the schools and demand). the waste transfer facility while the state has parcels • Vacate otherwise undevelopable Rights of Way to developed throughout town for AVTEC,the airport,and enlarge and/or consolidate adjacent lands.(Note:This road maintenance facilities. is generally accomplished when adjacent lands are replatted) 6.2 Land Use Patterns • Plan rights of way acquisitions to: 0 Develop Hemlock Avenue and Olympia Road to 6.2.1 Residential the Seward Highway. Residential uses are zoned into single-family, two-fam- 0 Extend Chamberlain Road above the horse pasture ily,multi-family, and rural residential. In some areas of to Phoenix Road to provide an alternate parallel Seward these uses are concentrated, such as along First route to relieve pressure on the Seward Hwy. and Second Avenues and in various subdivisions like 0 Extend Benson Drive from Swetmann Drive to Clear View,Gateway,and Forest Acres in the northwest Phoenix Road to provide a safer alternate egress portion of town. In other areas, they are mixed in with from Gateway Subdivision. (Note: Two private commercial development such as along portions of Fourth, parcels stand between the end of Benson Drive Fifth, Sixth Avenues, and Ballaine Boulevard (office/ ROW and Phoenix Road) residential and urban residential zones). • Modify and enforce the City code to discourage the use of rights of way for the storage of personal prop- Multi-family residential use is scattered throughout parts erty such as trailers, inoperable /unlicensed motor of downtown and along First and Second Avenues.Large vehicles, and commercial equipment. lot residences not hooked up to city water and sewer • Continue to keep an accurate and complete inventory occur in Forest Acres, and in scattered areas on the east data base of all easements. side of Resurrection Bay. Page 44 of P47°E=-Nnw Land Use - II - 16 As indicated previously,there has been residential growth 6.2.5 Public/institutional north of city limits adjacent to the Seward Highway and Seward has a significant amount of land devoted to pub- Nash Road and in subdivisions. These residences use on-site wells and septic systems. lic and institutional use. This includes facilities owned, leased,or operated by the City of Seward; state facilities 6.2.2 Commercial such as AVTEC,SCCC,the airport,and road maintenance facilities; the Institute of Marine Science; the ASLC; General commercial activity in Seward is concentrated Kenai Fjords National Park Service Visitor Center, and into three areas.The downtown business district,which US Forest Service Seward District Ranger Station.Most extends along Third,Fourth,and Fifth Avenues between of these facilities are scattered throughout the city. Jefferson Avenue and the bay,is the largest area of activity. The second general commercial area includes fishing,ma- Public and institutional uses cluster on the southern part rine recreational and tourism-oriented businesses located of downtown along or up from the waterfront,in the busi- in the small boat harbor and its immediate vicinity. The ness district along Fourth and Fifth Avenues,in midtown third area extends along the Seward Highway from Port blocks along First, Second, Third, and Fourth Avenues, Avenue to the northern city limits. As with residential in the boat harbor on the eastern side of Fourth Avenue, growth, commercial growth north of city limits relies in the industrial area bounded by the highway and Port on highway access. Avenue, and near SMIC. Availability of land not subject to City sales and property In 2014, the city updated the Municipal Lands Manage- taxes may encourage continued development outside the ment Plan. city, although limited or lack of services such as sewer, water, fire protection, and emergency service could be 6.2.6 Resource Management a deterrent. The City of Seward and the State of Alaska own a large 6.2.3 Marine Industrial amount of undeveloped land and tidelands within city Marine industrial use is associated with fish processing limits. These lands are concentrated on the east side of boat repair and storage, marine fuel storage, transship- Resurrection Bay, along the Resurrection River,and the ment,commodity and passenger transfer,and staging for steep slopes on the western city limits.Much of this land marine research vessels and projects. These uses occur is zoned under Resource Management, which allows a in four general areas: on the south edge of downtown wide variety of uses. It may be more appropriate to use Seward, partway out to Lowell Point; in the vicinity of the district as a holding zone that requires rezoning before the boat harbor; in the area at the head of Resurrection development or sale. Bay between the boat harbor and the mouth of the Resur- rection River; and at SMIC.There is currently additional 6.2.7 Open Space/Recreation land available for this type of use at SMIC. Additional A certain amount of land in Seward functions as open railroad-owned lands may also be available. space and recreational use land, including much of the area zoned as Resource Management. Waterfront Park, 6.2.4 Upland Industrial a shore side park with developed campsites for both RVs and tents, stretches from the south of the boat harbor to Upland industrial uses are located adjacent to marine the ASLC on the west side of Resurrection Bay. There industrial uses, and generally have some relationship to are also small municipal parks at various locations. marine access. The same areas described in marine in- dustrial apply to upland industrial use. T�dSTRUCT Page 45 of 47 II - 17 2030 Comprehensive Plan Update, Volume II 6.3 Zoning and Subdivision . Ordinances Zoning Provide for water-dependent or water-re- 6.3.1 Zoning Districts lated uses with particular emphasis on Harbor COm- transportation,tourist,recreational,com- mercial mercial or industrial enterprises that derive Table 5 presents the existing zoning districts. The num- ber and specific intent of zoning districts need to be major economic or social benefit from a reviewed and revised. The current zones do not reflect harbor location. existing land uses in many areas, leading to requests Provide areas to accommodate high- for rezoning, conditional uses, and variances before the way-oriented commercial activities such Planning and Zoning Commission when owners wish to Auto Com- as offices,certain institutional uses,and improve their property. As a result, some districts have mercial limited personal services and retail uses a broad range of uses. requiring substantial outdoor activity, Table 5-Zoning Districts traffic and parking. Zoning Intent Public and private educational, admin- istrative, government and health care Institutional uses,including public land reserved for Rural Resi- Provide stable,quiet,low-density detached District future public development.The develop- dential single-family residential development. ment standards are high to assure that Single-family Provide stable and quiet,low to medium the activities provide visual amenity to Residential density detached single-family residential the surrounding area. development. Designate park,recreation and commem- Provide medium density traditional Parks District orative property owned by the city,state Two-family housing area with a mix of single and or federal governments for recreation and residential two-family units. other compatible public purposes. Provide opportunities for a higher density residential setting with a mix of housing Lands that are generally undeveloped and Multi-family units,which are predominantly multi-fam- cannot be precisely zoned due to inadequate Residential ily housing units close to concentrations Resource information on the extension of public of public services, employment, and/or Management services and utilities; the suitability of recreation. the land to support commercial,residen- tial, industrial or public uses; and other Allow an area of higher density mixed possible environmental consideration. residential uses from detached single-fam- Urban Resi- ily housing to multi-family apartments in Established as a district in which the dential conjunction with compatible low impact principal use of land is business,manu- rofessional office uses in the surrounding facturing,processing,fabricating,repair, p g Industrial downtown business district. assembly, storage,wholesaling and dis- District tributing operations; which may create Provide for a medium density residential, some nuisance and are neither properly commercial and office development de- associated nor compatible with residential Office/Resi- signed to act as a transition zone between land uses. dential the high density central business district and surrounding medium-high density residential districts. FW1101 Page 46 of*7° ---­- Land Use 1 6.3.2 Subdivision Ordinance Responsibility for platting is shared by the City of Seward sMi and the Kenai Peninsula Borough; each has a subdivi- sion ordinance. The party subdividing a parcel of land within city limits must conform to the city ordinance �� ■ and requirements. Preliminary plats are first submitted to the Seward Planning and Zoning Commission. Once approved,the city prepares and submits written comments t� with the plat to the Borough Planning Department.Final plats submitted to the Borough Planning Commission 1� •,�I that deviate from the preliminary plat, in a manner not � approved by the city,are sent back to the city for review. a 6.3.3 Road Standards The City of Seward currently has no adopted road stan- dards,which becomes an issue when land is subdivided. "�- The developer builds roads within a subdivision, and ■ '_ those roads are turned over to the city for maintenance. ' Roads that are not built to proper standards can create I w 11 safety and maintenance problems.In some cases,the city may elect not to take responsibility for road maintenance, '• ! ' which leaves that responsibility to homeowners.The city _ should evaluate and adopt road construction standardsas part of the subdivision ordinances. 6.3.4 Infill Development ■_" There is a need to concentrate and enhance existing devel- opment in conformance with the Land Use Plan. There is also a need to limit unguided expansion of land uses throughout the community. 6.3.5 Vacant Residential Land Vacant,developable,privately-owned residential land in the City of Seward is limited to about 120 acres. Seven- ty-three acres are in parcels less than 5 acres in area. In total,there are over 301 vacant, developable residential parcels in the city. Together, these parcels equal over $11.5 million in taxable land value. Figure 12-Map with vacant private residential parcels valued over$10,000 per acre. M �STRUCT Page 47 of 47