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HomeMy WebLinkAbout09112024 Planning & Zoning LAYDOWN_Findings in Opposition to Res24-017Findings in Opposition to Resolution 2024-017: Presented by the Planning and Zoning Commission Chair at the September 3rd Regular Meeting A. The use is consistent with the purpose of this chapter (the Seward Zoning Code) and the purposes of the zoning district. A hotel is a large business with many transient guests who want to park by their rooms, served by many employees who also need parking spaces, preferably close to work, and serviced by daily delivery and passenger vehicles that need an off- street loading/unloading zone. The reasons a hotel are not allowed outright in the CB district include concerns about the negative impacts of so many additional vehicles on the already limited parking in the CB zone, especially near the hotels; increased traffic and congestion for pedestrians and vehicles; challenges for delivery vehicles, passenger buses, fuel delivery trucks, and emergency responders where no drop-off zones are provided on -site causing blockage of the alley or street access for other businesses and users; limited or no on -site space for dumpsters, equipment and storage that may cause illegal use of the alleys, ROWs, and adjacent properties; incompatible architecture in the Historic District downtown; and loss of or lack of landscaping on a large property where 100% lot coverage occurs. This use is not compatible with the purposes of Title 15 to promote public health, safety, and general welfare, to provide for orderly development of the community, promote public safety and public order, and protect the public health and general welfare of the citizens of the community. B. The value of the adjoining property will not be significantly impaired A three-story hotel will negatively impact the residential home across the alley with loss of view and privacy, increased noise, activity, lights, and traffic. The adjacent homeowner, and two other property owners submitted letters expressing concerns about additional traffic, congestion, and safety risks. C. The proposed use is in harmony with the Seward Comprehensive Plan This legislation is not consistent with: Vol 1, Chapter 1-3 "Preserve and enhance the town's best features." Vol 1, Chapter 2.2.1 Community Values- "We value the `small town feel; and friendly atmosphere..." A dynamic historic downtown...pedestrian-friendly downtown...pride in our historic downtown district and historical surrounding areas..." Vol 1, Chapter 3.2.1.1 "Manage land use to facilitate economic development while maintaining the historic, small-town character of Seward." Vol 2, Chapter 2.2.3 Community Appearance —"Continue to require landscaping plans for conditional use permits as feasible." D. Public services and facilities are adequate to serve the proposed use the Commission finds that this is already a very congested location with many pedestrians walking between the Rez Art across Church Street and downtown. No parking is allowed on Church Street or along the fire department property on the other side of Fourth Avenue. Fourth Avenue is closed during the Fourth of July holiday. The alley is very narrow and if blocked by delivery services or the shuttle bus, will impede access for other properties. A 42-unit hotel with no on -site parking for guests or employees, no on -site delivery access, no on -site dumpster, and no on - site snow storage will cause unacceptable congestion and hazards in an already busy area of downtown. E. The proposed use will not be harmful to the public safety, health, or welfare Based on another hotel CUP downtown, guests do not use even a convenient off - site parking lot within 600'. Hotel guests want to park right by the hotel. The applicant suggested an off -site parking lot out of town on property they own, but this and other off -site parking more than a block away is not practical or feasible. The additional vehicles of guests not willing to use a remote parking lot, of staff, delivery and service vehicles, and the alley shuttle/valet service will impair the value of the adjoining properties, will create congestion and parking issues along Fourth Ave, Church St, and the alley. Backing out of the shuttle bus loading site into the narrow alley may be challenging year-round and more so in the winter. Church St is one-way going west, which will create congestion at a busy intersection for pedestrians and traffic at Third Ave. Ingress/egress to the alley via Adams Street to the south is also a challenging and congested area for pedestrians and vehicles, as are the intersections at Adams and Third and Adams and Fourth. The indicated location on the site plan of the one dumpster on the neighboring property to the south is a negative impact that is not allowed. F. Any and all specific conditions deemed necessary by the commission to fulfill the above -mentioned conditions shall be met by the applicant. (see substitute Resolution 2024-017 for required conditions) Even if all the required conditions are met, the use is still not compatible with the purposes of Title 15 to promote public health, safety, and general welfare, to provide for orderly development of the community, promote public safety and public order, and protect the public health and general welfare of the citizens of the community.