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conditional for a mixeduse development with 212 hotel rooms and 328 multif family units at a density of 70 units per acre. This is 4.66 acres at 2771 Cumberland Boulevard. PEG Smyrna Property LLC. This is the property just north of the um you got the QT the storage unit and then it's the it's redoing it's proposed redoing that whole res hotel there. Any other background you want? All right, Joey. All right. Good evening. Joey Sabs, planner 2 with community development. This is reszoning KC25-008. The applicant is Peg Smyrna Property LLC. They're also the property owner. The planning board heard this in July and they recommended approval 50. The subject property is 2771 Cland Boulevard 4.66 acres. As uh we mentioned it is a existing residence in with 130 rooms. The proposal is for mixeduse development with 328 multif family units and 200 up to 212 hotel rooms. The existing zoning is tourist services. This would require a reszoning to MU mixeduse conditional. The future land use for the property and the surrounding property is regional activity center. So that is appropriate land use category for the mixed use zoning. I'll just go over the site plan that was submitted. There's basically two components, a hotel and a multif family. The um first component is a hotel. It will be eight stories with 212 rooms. The first floor will have restaurant, retail, lobby, and the eighth floor as a fitness center. The multif family is um 12 stories with 328 units. 56 will be studio, 110 will be one bedroom, 142 will be two bedroom and 20 will be threebedroom. First floor has a leasing office and the third floor has amend and courtyard pool area and that will be wrapped around the parking deck which I'll go over. The two you two units are combined with the courtyard with hardskate materials that connect the two uses.

They are installing a 10-ft sidewalk with two foot grass strip along Cumberland Boulevard and they're adding an additional entrance um with a del lane to the north of the property. Storm water detention will be um contained on the site and there will be a four-level parking deck that's within the multif family development, 675 parking spaces. So they'll be broken down for the multif family and the hotel use. There's five variances requested to allow an increase in the maximum 20 foot side setback of the hotel building. Two, to allow an increase in rental units exceeding 15% of the total number of residential units. Three, allow an increase in res residential density from 25 units to 70 units per acre. for to allow an increase in building height from 66 to 150 ft and five a reduction in the minimum front setback from 50 feet to 15 ft. Staff supports all those variances. These are some rending renderings just to provide scale of the property. And um some renderings of the property and then these are the elevations they've submitted with the application from all sides. These are pictures of the subject property as it currently is. and some adjacent properties along Cumberland Boulevard. Staff is recommending approval of the reszoning from tourist services to mixed use for the mixeduse development with 212 hotel rooms and 328 multif family units. We believe it's in line with the Spring Road LCI study that was adopted by council. I'll summarize these conditions because there's 32 of them, but 1 through 12 are standard conditions regarding the architectural components and tree plantings, um, decorative street lights. 11 is are the special conditions regarding the setbacks for the buildings. 12 through 15. They will have to meet fire, water, and sewer uh sew storm water and traffic improvements. They'll be um at the developer's expense. As mentioned, they will install a diesel lane.

The average square footage of the multif family units will be no less than 900 square ft. They will be class Amenized units. These are the interior finishes that are required for the multif family. 21 is the mixture of unit types that I've discussed. 22 is the maximum building heights. 23 they will have to screen any condensers um transformers or other utilities. Dumpsters will be um screened. 25 is the 10-ft sidewalk. 26 is rightway dedication that's needed for the installation of the sidewalk. 27, the parking deck will have a decorative brick exterior. 28 will have a minimum of 675 parking spaces. 29 and 30 tie this to the site plan and the elevation submitted with the application. And I'll be happy to answer any questions. questions of Joey should mention this is in councilman Pickkins ward one he is unable to be here Travis Lindley is going to be there any questions Councilman Pickkins has voice what are the conditions uh you had read or mentioned um mentioned condominiums because I don't there's no condominiums in this development is there no there not We usually require that they're built to condominium standards, but so in the future if they were converted to condos, they could, but that's pretty standard across the city when we do this. Apartments could be converted. Yes, sir. Okay. Thank you, Mr. Welch. Um, can you pull back up that last drawing? I guess the question is though, is there a dedicated space yet for trash? There would be factors for the two units. The applicant will talk about that, how they're planning on handling that. Hear from the applicant on that in just a minute. Is there any other questions for Joey? Mr. Gold. Uh Joey, thanks for the presentation. What still you have math on the parking spots per unit? I know it's a little bit different, right?

Because you got the hotel and then kind of how's that? Yeah, 328. It's usually 1.5, but it's probably closer to 1.25. I haven't done the math. Then whatever 1.25 and then plus the hotel spots, correct? I think it was 494 for the multif family and 149 for the hotel. Any other questions? I didn't get an answer to my question. What was the answer on the I don't I know they're using compactors, but the applicant will answer that question for you. Good enough. All right. I'd like to invite the applicant up now. Thank you, Joe. Good evening, mayor and council. Uh Kevin Moore here on behalf of uh the applicant and owner uh which we generally call PEG companies uh is the applicant owner and you'll hear a good deal about them uh in this presentation and from representatives of PEG uh who are here and can provide some additional detail uh not only what they do and do so successfully uh but also a little bit more about their vision on this specific project as well. the um project itself uh give you kind of an overview uh of its location, it proximity uh to the battery. Uh as you can see from uh this slide, this does give you some idea of perspective uh and massing of what this project will be. The combination of a hotel, multif family. Uh it also includes retail and restaurant space and we'll show you where that is specifically momentarily. But you can see this is uh in the area I generally call the triangle that's formed by Kyle Parkway, Spring Road and Cumberland Boulevard. And you can see how well this is positioned uh in terms of overall where it is uh how that will begin to appear uh and how that is consistent and will be consistent with what the city's vision is uh in the future for this very specific area.

Uh the plan itself uh Mr. Stabs was able to do a couple of uh some good job of reviewing some of those details. Again, uh this plan a little bit easier to follow. Uh here uh this plan again shows a maximum of 328 multif family units and a 12story building. That's the building on the right. Uh this kind of highlighted in the pink and that has a wrap where it's wrapped around uh the uh parking deck. Again, it's fully amenitized with courtyards and amenities uh for and dedicated for the multif family residents and their guests. On the left in the blue is the positioning for uh the uh proposed hotels, eightstory hotel, maximum 212 rooms. Again, a fully amenitized hotel with courtyard and amenities also dedicated for the hotel. Uh we've also uh designed this specifically so that you have a welcoming plaza uh that is shared by both uses uh as well as for the ability to have hotel drop off as well as guests and so forth for both dedicated parking for both hotel and residents and guests in the parking uh garage itself. In terms of uh just to hit on it because I think this is a good slide to see it for Councilman Welch's question. Uh yes. So the uh there will be dumpster locations, one for the hotel use and one for the uh multif family resident use. Uh most likely you can kind of see if you come in from the top where it says service loading in that area will be then uh placement of uh where that dumpster will be when it's final design and then somewhere uh on that northern side as well for the uh where you'll come in and have the compactor and dumpster area uh for uh the residents at that location.

Again, also important, I've mentioned it, is the retail and restaurant opportunities that are here that are part of this plan. We think it's an integral part of the plan to be able to engage Cumberland Boulevard, engage both, uh, pedestrians, uh, passing by traffic, and more importantly, the hotel guests and the residents by having, uh, retail and restaurant opportunities, and those are also a part of this plan. I think a very important part of this plan. uh we see a great opportunity for food and beverage here uh as well. Those will be located on the first floor with appropriate outdoor patio space and so forth. Uh that'll be a part of that plan. The uh future comprehensive plan as mentioned by Mr. Sts does show this property as being within a regional activity center. And as a result, this proposed project is consistent with your future land use and comprehensive plan, which is always nice to have. We're proposing a plan uh that is in fact consistent uh with those plans. But more importantly for this specific area, I think this is extremely important. Uh this city uh spent some some good deal of money and time and resources in developing and attaining the Spring Road LCI study, the Liverpool centers initiative study uh for Spring Road. Uh and it's a pretty detailed study. Uh what it said and is that this particular area off of Spring Road is the area that was designated for the higher intensity and density of development. This is where given what's occurred with the battery and the development there, given where this is positioned with those three roads that I I was talking about earlier, this is where some height, some intensity and density is needed to include this just these types of uses. Importantly, uh that LCI study identified uses just like this hotel, multif family, uh new restaurant and retail opportunities which this one development is providing.

The comprehensive plan goals that are met uh by this proposed development include your comprehensive plan goals for providing housing and a variety of housing types for the city, economic development, certainly the complete redevelopment of this existing residence in location. Uh it will be a tear down and rebuild. Uh provides for a tremendous economic development opportunity. Also a land use uh that future development is consistent uh with your uh land use plans including things just like the Spring Road LCI study and also quality of life. What's being brought forth as a proposal by Peg Companies for uh this project and this property no doubt uh creates a quality of life opportunity not only for the residents that will be here uh but also for those that will be visiting Smyrna and staying in the hotel. No doubt about it. Also uh one of your uh comprehensive plan goals and specifically is mentioned over and over in the LCI study is pedestrian connectivity and engagement. In this instance, uh, as part of working, uh, with, uh, city staff, uh, working with comments and requests that we had received, one of which was to, uh, enhance the sidewalk along, uh, Cumberland Boulevard as opposed to a typical 5-ft sidewalk section, what was being requested, or could we do it? And that is, uh, could PEG uh, include within its plans the provision for a 10- foot wide sidewalk along Cumberland Boulevard. That's part of your plans, part of your LCI studies to create a much more engaging and robust sidewalk along Cumberland Boulevard for pedestrian connectivity. If you out there today and put it, yes, there's there's no sections of 10-ft sidewalk going down Cumberland Boulevard boulevard, but you have to start somewhere with the redevelopment of that triangle, as I call it. Uh and fortunately, uh Peg Companies is able to incorporate that segment into uh their plans.

And you can really now see the positioning with this more detailed look, including the 10-ft sidewalk, how the hotel, retail, restaurant, and plaza, multif family components of this mixeduse really operate uh and rely on each other and work very very well uh together. In that regard, um, your planning zoning board uh held its public hearing and recommended approval to you unanimously. Uh, staff uh has supported this application with its recommendation and conditions. All of the conditions are agreeable uh to Peg. I do want to give a shout out so to speak uh to the applicant owner here as well as uh your city staff. We began working on this project many many months ago uh well before the application was even submitted so that we could make sure uh that we were in tune with uh the sensitivities of the city city staff about how this needed to be put together and designed and I think that that relationship has worn itself out and an excellent plan uh one that's well thought out uh and one that uh includes all of the elements uh that you would want included in a project such as this at this particular location. At this point, I'm going to turn it over to Tyler Phelps with Peg Companies. I really think it's important for you to hear uh from the gentleman who will be executing and building this project. Uh to hear about Peg number one, who owns this property already. Uh and also, you can see their vision and some more detail on some of the renderings about how they think they believe uh this project can be beneficial to the community at large. Tyler, come on up. I I will say while you're coming up, I agree with Kevin on the way that y'all have done this.

And I I submit you all as an example that others should follow to come to me and the staff and the council member and really get a a flavor for what is wanted, what is needed, what's possible. Y'all did all that. So, I really appreciate the work on the front end from your team. Yeah, absolutely. It's been a tremendous pleasure working with you all and with Joey and planning as well. Oh, yes, sir. Yes. So, thank you, Kevin, and thank you, uh, mayor and city council members, uh, for considering our application in this proposed project. As Kevin mentioned, my name is Tyler Phelps. I'm a director of development at Peg. I'm primarily responsible for our multifamily development um, strategies. Every once in a while, they'll let me uh, do a hotel when we throw it in like this. I'm joined by our uh founder and executive chairman of our board uh Cameron Gunter. He founded Peg Companies 20 years, a little over 20 years ago. And in that time, um we've uh developed, owned, and managed properties coast to coast and uh and um in Canada as well. Um I'd like to just give you a quick overview. Um, Joey and Kevin have both given a a tremendous overview of of the site, uh, the proposed project overall, and I really want to dive into our design thesis, some of the goals that we had in putting this proposal together, um, and and how we see it, uh, adding value to, uh, your community. Um, you've seen these renderings already. Uh, Joey stole my thunder a little bit and, um, gave you a sneak peek of these these renderings. Uh we partnered with where Malcolm and Kimley Horn uh who both have lo local offices here. Uh they're both extremely active design consultants within uh this market and they know how to put together a great project.

In fact, Kimy Horn was the civil engineer of record at the battery. Uh and so again very familiar with this market and they they know what it takes to to make this project happen. Um when we signed them up we we gave them a couple of objectives. We wanted to just reimagine this site um to make way for a vibrant, thoughtfully designed and exciting new community. Um and we we tked them with coming up with a design that felt familiar that was uh both timeless uh traditional um that aligns with the existing fabric of your community. Um while sim simultaneously looking forward, we really want this project to be the anchor of this triangle neighborhood to set the standards of developers that will come and follow us. Uh and I think they they really hit it out of the park uh with with this project, pun intended, being just outside the battery, right? Um from this southwest view, you can see the amenity deck, the pool deck on top of the hotel. Um and then off to the the northeast uh we we'll have our amenity decks as well. Um, our civil design team did a great job designing this the site with while prioritizing scale and they accomplished this by use utilizing the existing grade of the property putting the tallest portion of the multifamily towers at the lowest grade furthest away from Cumberland so you don't have this uh massive massing right along um the Cumberland um boulevard. We also really wanted to prioritize pedestrian connectivity. Um, and Kevin already touched on that, so I won't belabor the point anymore. Uh, but we we we will have public facing retail, restaurant, and plaza that, um, citizens can enjoy and visitors can enjoy. Um, this is a closeup from the south of the hotel on the left and the multifamily uh, one of the multif family towers on the right.

Um both will both both of which will offer an extremely high-end experience. Uh class A amenity package for both the hotel and the multif family. Uh we wanted the apartments to be attractive to young professionals and family who want to make Smyrna home. Both of these projects we anticipate will be managed by PEG's in-house multifamily and hospitality management team uh which are very experienced in ma managing properties across the US. Um, and I think with these uh renderings, it's clear to say that our um our design teams really came together and met the objectives that we had set out to them uh set out for them um in developing proposing a a project that I think we can all feel extremely proud of when this will be delivered. Um just again quick overview of PEG. Um been around 20 years um coast to coast developer, real estate investment um firm, but most importantly we're vertically integrated. So, what that means for you is um we have a long time commitment to the project. We've owned this site for multiple years and managed as a as a hotel. Now that it's um realizing its operational obsolescence in its current form, uh we're going to be the ones that reimagine and redevelop the site and then we will um manage it and lease it up and get it stabilized. Um from that end to end vertically integrated experience um we feel that we can best manage the value proposition that comes with these types of projects and really manage the quality uh of that delivery um to your community. Um the next couple of slides I'll go through uh fairly briefly. Um they're just examples of some of the projects that we've done that are similar in nature.

um either their multif family hospitality or um like this project mixed use um in an effort to show that not only can we we make pretty buildings um but we we have what it takes to actually execute and bring these projects and these ideas to market um uh project team we already went over that briefly so I won't belabor that point again um this is a project that we completed in in Salt Lake it was a Marriott hotel and apartment complex that we put together. Um when I say we add value to the communities that we enter, um the numbers speak for themselves. When we disposed of the hotel piece of this uh project, uh it sold for record numbers, dollar per hotel key uh in that market and we really uh set the bar um for value added in that market. Uh this is a a fun uh boutique uh hotel, still a Marriott branded uh hotel. um and our City View Apartments in St. George, Utah. Um project that we're very proud of. It's really a crown jewel of of St. George and one that we continue to own and manage today. Um another project uh in Salt Lake. This is multifamily. You can see some the amenity decks here. Um we pay very careful attention to every detail and making sure that we have a project at the end of the day that uh like we like I said earlier that the both the community and PE can be proud of. Um this is a similar size hotel in Nimo uh British Columbia had its own challenges. We worked with the local uh community and the indigenous tribe uh indigenous people tribe there um Nimo Island uh to uh put together a project that many thought was not possible. Uh and another example of a um a redeveloped uh office building into a hotel concept of Moxy of downtown Phoenix.