The Planning Commission had a full agenda on Dec. 10, and part of that agenda spilled over into the following week.
Sonya Horn outlined plans for a Planned Unit Development at the Land O’ Nod motel, located at the junction of U.S. Hwy. 62 and Arkansas Hwy. 23 South.
Commissioner Mike Welch immediately requested a delay for a site visit. “I have a lot of questions,” he said, specifically mentioning the impending construction project to create a roundabout at that intersection.
Horn explained the reasoning behind creating a PUD. One of the buildings will continue to offer motel service, while the rest of the 2.3-acre property will be converted to rental units. Variances would be needed for individual aspects of the project. By creating a PUD, the owners would have overall approval at one time.
In response to a question, Horn said she has seen two versions of the plans for the highway project, and neither version would pose challenges for her plans.
Horn described intentions to create affordable residences, while maintaining the feel of separate spaces. She said she hoped to begin construction as soon as the sale of the property is complete, and permits are in place.
The property is currently under contract, and Horn said the owner has been patient, but she would like to complete the purchase as soon as possible. Commissioners agreed to make time for a site visit and a special meeting, which was later scheduled for Dec. 18.
More Planning items
The commission has made a concerted effort in recent months to check businesses operating under Conditional Use Permits to make sure they comply with the conditions of their permits. Businesses operating before ordinances regulated the field are grandfathered, and they operate with Legally Non-Conforming status, but they must still meet some requirements.
- Rob Strauss, owner of Redbud Manor at 7 Kingshighway, had appeared before the commission in September, and explained that he had purchased the property in February, and major renovations would be completed within a couple of months. Last week, he showed the commission that he had completed upgrades, and he had a certificate of occupancy. His LNC status was continued. Strauss asked that the record show that he was never out of compliance with city regulations for bed-and-breakfasts.
- Mary Howze had received a show-cause order regarding the Mary Margaret House at 6 Douglas St. The order alleged that she had failed to advertise as a B&B. She pledged to comply with those regulations, and the commission voted to continue the CUP and LNC status.
- Damon Henke has three B&B units at 19 Thomas Dr. He said a management company handles his advertising and argued that the typical Eureka Springs visitor is not looking for “the social aspect of a communal table.” He asked if the requirement to advertise breakfast is part of city code, and was told that the newly revised B&B ordinance includes such language, although it would not take effect for 90 days. Henke said he would comply with city codes, and his CUP will continue.
- The Crescent Hotel had already received approval from the Historic District Commission for a commercial kitchen addition. Jack Moyer spoke on behalf of the hotel, and explained that the Crescent had already checked with state officials to ensure that the addition would not threaten the property’s historic status. He said the project will provide more space as well as upgraded range hoods. All approved the addition.
- Sara and Rodney Bechdoldt applied to add seven nightly rental units at 58 N. Main St., the site of the old Landacre Hotel. The application showed how the units would be placed to save as many trees as possible. The property includes original stonework, which will also be preserved. Montgomery Street will provide access to the project, and a turnaround will be added to help cars navigate the narrow street. A question arose regarding a sidewalk, but the property is elevated above street level, and commissioners waived the sidewalk requirement.
All approved the project, and commissioners also approved cutting 19 trees. Those trees will be replaced. Construction is expected to begin in March, with an expected completion date in October.
Board of Zoning Adjustment
Sitting as BOZA, the commissioners approved a request for a setback variance at 7 Kirk St. Owners Doug and Laura Borg asked to remove a decaying garage and replace it with a building using the same footprint. The project required a setback variance, and no objections were heard during a public hearing.
- Dan Morris, at 21 Bridge St., asked to remove two hazardous hackberry trees. Commissioner Mike Welch said the leaning trees could cause collapse of a retaining wall. He also noted that the trees “did not look healthy anyway.” All approved the request.
In other business:
- Commissioner Ann Tandy-Sallee has taken the lead in preparing a revised ordinance regulating B&Bs. She said that city council had passed the ordinance, and it will take effect in 90 days. Tandy-Sallee suggested sending notices to affected businesses before the ordinance takes effect. She said the ordinance will help protect neighborhoods from an excess of tourist lodging.
- The commissioners have discussed the possibility of extending city services up to a mile beyond city limits, with an eye toward eventual annexation. Workshops will be held an hour before the January and February commission meetings to explore the topic in more depth.
- A new slate of commission officers will be elected at the Jan. 14 meeting. Chair Susan Harman said the commission will have to select a new chairman, because she has served for two years.
- Welch had planned to leave the commission after being elected to city council but announced his decision to stay on the commission. “I really want to do this job better,” he said. The commission still has one vacancy.