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CITY OF SEWARD,ALASKA
PLANNING AND ZONING COMMISSION
RESOLUTION 2013-15
A RESOLUTION OF THE SEWARD PLANNING AND ZONING
COMMISSION OF THE CITY OF SEWARD, ALASKA, GRANTING A
CONDITIONAL USE PERMIT (CUP) AMENDMENT, REDUCING THE
NUMBER OF PARKING SPACES REQUIRED BY CUP 2003-02 ISSUED
TO SALTWATER SAFARI TO CONSTRUCT AND OPERATE A 12-UNIT
HOTEL IN THE HARBOR COMMERCIAL ZONING DISTRICT,AT 1210
FOURTH AVENUE, LOT 12, BLOCK 6, SEWARD SMALL BOAT
HARBOR SUBDIVISION
WHEREAS, Robert Candopoulos, owner of Saltwater Safari Co. has applied for an
amendment to condition 2 of Conditional Use Permit (CUP) 2003-02 issued by the Seward
Planning and Zoning Commission to construct and operate a 12-unit hotel/lodge located at 1210
Fourth Avenue; and
WHEREAS, condition 2 of CUP 2003-02 required one (1) off-site parking space per
guest unit be provided for a total of twelve (12) spaces; and
WHEREAS, the original building plans and the CUP issued for the Saltwater Safari
Lodge were based on a 12-unit hotel/lodge; however, during construction the plans were changed
and a 9-unit lodge was built; and
WHEREAS, the Saltwater Safari Lodge is located on Lot 12, Block 6, Seward Small
Boat Harbor Replat, within the Harbor Commercial Zoning District; and
WHEREAS, the applicant has provided the 12 off-site parking spaces on Lot 7, Block 2,
Oceanview Subdivision, located at the corner of Van Buren Street and Fourth Avenue for the
past 10 years; and
WHEREAS,the applicant has applied for an amendment to condition 2 of CUP 2003-02
requesting the Commission reduce the off-site parking requirement from one (1) space per guest
unit to one (1) space per two (2) guest units; this would require five (5) spaces based on the nine
(9) unit lodge; and
WHEREAS, the applicant is currently requesting a reduction in the number of required
spaces due to the lack of utilization of these spaces which would allow Lot 7 to be commercially
developed; and
I.. WHEREAS, having complied with the public notification process, on October 3, 2013,
Seward Planning and Zoning Commission
Resolution No. 2013-15
Page 2
013
the Seward Planning and Zoning Commission held the required public hearing on the
Conditional Use Permit application.
NOW, THEREFORE, BE IT RESOLVED by the Seward Planning and Zoning
Commission that:
Section 1. In accordance with SCC§15.10.320(D), the Planning and Zoning Commission has
reviewed the applicant's request to amend condition 2 of CUP 2003-02 reducing the number of
required off-site parking spaces from one (1) space per guest unit to one (1) space per two (2)
guest units and declared the following Findings of Fact:
A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and
the purposes of the zoning districts.
Finding: This condition has been met. The Saltwater Safari Lodge property is
within the Harbor Commercial (HC) Zoning District. The Harbor Commercial Zoning
District provides an area for water-dependent or water-related uses with particular
emphasis on transportation, tourist, recreational, commercial or industrial enterprises
which derive major economic or social benefit from a harbor location (SCC 15.05.025.
(b) (7). Operating a hotel/lodge is consistent with the other uses in the Harbor
Commercial Zoning District and is allowed by Conditional Use Permit. No off street
parking is required within the Harbor Commercial Zoning District.
B. The value of adjoining property will not be significantly impaired
Finding: This condition has been met. This property is located in a portion of the
harbor which has many businesses providing services similar to and compatible with the
Saltwater Safari Lodge. There is a large public parking lot directly to the west of the
lodge. There is no indication that the proposed reduction of off-site parking spaces
would negatively impact the value of the adjoining properties.
C. The proposed use is in harmony with the Seward Comprehensive Plan.
Finding: The proposed reduction in off-site parking is not specifically mentioned in
the Seward 2020 Comprehensive Plan or in the Strategic Plan (1999). However, both
plans encourage growth and development within the Small Boat Harbor and Uplands,
including public parking.
D. Public Services and facilities are adequate to serve the proposed use.
Finding: All public services are available to these parcels; however, no additional
public services are needed for the proposed reduction in off-site parking.
E. The proposed use will not be harmful to the public safety, health or welfare.
Finding: Public parking is available closer to the Saltwater Safari Lodge in addition
Seward Planning and Zoning Commission
Resolution No. 2013-15
Page 3
the applicant has proposed five (5) additional offsite parking spaces. No harm to public
safety, health or welfare is expected.
F. Any and all specific conditions deemed necessary by the commission to fulfill the
above-mentioned conditions shall be met by the applicant These may include but are
not limited to 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 amendment shall
be subject to the following conditions:
1. This Conditional Use Permit amendment authorizes the reduction of the required
off-site parking spaces from one (1) space per guest unit to one (1) off-site space
per two (2) guest units.
2. All other conditions of the original Conditional Use Permit 2003-02 remain in
place for the life of the Saltwater Safari Lodge
Section 2. The Planning and Zoning Commission finds that the proposed use, subject to the
�.. above conditions satisfies the criteria for granting a Conditional Use Permit Amendment
provided the conditions listed on Section 1, Subsection F. are met by the applicant, and
authorizes the administration to issue a Conditional Use Permit Amendment reducing the
required off-site parking for the Saltwater Safari Lodge.
Section 3. The Planning and Zoning Commission finds that adherence to the conditions of
this permit is paramount in maintaining the intent of Seward City Code Section 15.10.320;
Conditional Use Permits, and authorizes the administration to issue a Conditional Use Permit
Amendment. Additionally, the administration shall periodically confirm the use conforms to the
standards of its approval.
Section 4. This resolution shall take effect 10 days following its adoption.
PASSED AND APPROVED by the Seward Planning and Zoning Commission this 3rd day of
October 2013.
t..
Seward Planning and Zoning Commission
Resolution No. 2013-15
Page 4
THE CITY OF SEWARD
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Sandie Roach', Ch. r
AYES: Butts, Shaffer, Fleming, Ecklund, Roach'
NOES: None
ABSENT: McClure
ABSTAIN: None
VACANT: One
ATTEST:
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J o hanna Kinney, CMC
ity Clerk
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(City Seal)
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