Planning commission postpones two Eastern Shore Center hotel site plans over parking-count dispute

The Spanish Fort Planning Commission postponed action on two hotel site plans at Eastern Shore Center after staff and commissioners said outstanding questions about required parking counts, shared-easement use and loading areas remain unresolved.

Planning staff said the first proposed 98-room, four-story hotel would require 98 parking spaces under the city zoning rules but the applicant proposed to construct only 28 new spaces while relying on 72 existing spaces in a shared lot; a second proposed hotel would require 104 spaces but the applicant proposed 56 new spaces and to use 72 existing spaces. "It would require 98 parking spaces. They're proposing to use 72 existing spaces in this area and only construct 28 new spaces," David said during the discussion.

The zoning status of the Eastern Shore Center, prior relaxations of parking requirements and a non-exclusive use agreement for portions of the center's parking prompted commissioners to seek more documentation from the applicant. Commissioners and staff said past approvals for the shopping center had included reduced parking requirements or other accommodations; staff asked the applicants to demonstrate that existing counts at the center meet current ordinance requirements or to submit revised site plans that provide additional spaces.

Commissioners agreed to hold both items—agenda item 250,303 (proposed 98-room hotel) and 250,304 (second hotel/townplace proposal)—so the applicants can clarify whether existing shared parking legally and quantitatively covers the hotels' required spaces or whether each hotel must add on-site parking. Planning staff also noted outstanding landscape-count issues (tree species and counting method) and that some landscaping waivers have been granted in the broader Eastern Shore Center in prior approvals.

The commission went into an executive session to discuss legal ramifications related to the parking/easement questions; the motion to convene the executive session referenced state law by citation during the meeting. After the executive-session break, the commission reconvened and announced the postponement. Staff said it will contact the applicants to request either (a) documentation showing that the Eastern Shore Center currently provides more spaces than required, (b) a site-plan revision adding parking for the hotel parcels, or (c) a proposed zoning amendment—each option would affect timing and would require applicant input.

No vote on final approval was taken; the items were postponed and staff was directed to follow up with the applicants about parking, loading/unloading plans and landscaping counts.

The commission indicated it supports the overall development concept at Eastern Shore Center but emphasized that applicants must meet the city's parking, loading and site-plan requirements or seek formal amendments.

Staff said it would contact the applicants the next business day to outline the city’s concerns and next steps.