A recent trend of property owners converting hotels and motels into apartment complexes has caught the attention of Branson City Council members.
City Council members met in a study session on Tuesday, February 13, to examine the city's housing needs and the desire of some hotel and motel operators to convert their facilities into small apartment complexes in the entertainment district.
Acting Director of Planning Amanda Ross presented the results of an investigation by city staff into efforts by several hotel owners to convert their buildings into long-term housing to exempt them from the city's regulations regarding hotels and motels. Presented to members of Congress.Â
“Proposals to convert hotels into apartment complexes are gaining traction,” Ross said. “Our objective today is to identify effective strategies for obtaining mixed-use housing solutions and develop opportunities to drive economic growth.”
Staff investigated the intent of the entertainment district and the impact that hotel/motel renovations would have on the city's entertainment district.
Regarding the city's safe housing initiative, Ross noted that some hotel and motel owners who have had issues with the city are trying to convert their properties.
“Most inquiries are about unlicensed and non-compliant accommodation conversions,” she said.Â
Ross said the investigation found that property owners who violate the regulations may want to have their properties declared as something other than a hotel or motel.
No annual lodging inspection
City accommodation permit is not required
There are no county health inspections.
No lodging tax collected
The city's current conversion regulations include restricting conversions to specific use zones and limiting the number of homes per acre of land. Existing city ordinances do not have dimensional standards or density requirements for entertainment districts.Â
Ross reminded councilors of Branson City Ordinance Sections 94-45. This article defines an entertainment district as follows: The aim is to protect and enhance the City's major entertainment corridor as a major tourist destination, a major economic driver, and an important gateway to the community. Entertainment districts include a wide range of entertainment uses, such as theaters, museums, rides, and other attractions. Lodging and retail use are also major components of the entertainment district. Entertainment district standards focus on improving the visitor experience and hallway functionality. The Entertainment District supports high-quality development and public realm improvements that enhance the visitor experience and corridor functionality. The Entertainment District is also tailored specifically to support the eclectic character and dynamic creativity that characterizes Branson's entertainment.
She said what the violating property owners wanted to do was inconsistent with the city's stated desires for the entertainment district.
“The conversion to multifamily housing doesn't seem to be consistent with the purpose of the entertainment district,” Ross said.
City officials will conduct further research into Branson's housing market, as previous surveys conducted on Taney County have overwhelmingly received responses from northern Taney County, with very few responses from the southern part of the county, which includes Branson. He recommended that.
Ross then spoke about density requirements affecting neighborhoods within the city, starting with properties southwest of 76 Country Boulevard. The property is located in a high-density residential district, which allows 12 to 24 residential units per acre, with 15 units per acre on the subject property and 156 units within the complex. In 2023, he received 88 computer-assisted dispatch calls, 49 of which were for police and 33 for fire.Â
It was later determined that Penley, just north of 76 Country Blvd., exceeded the city's density requirements. The complex is located within a community commercial district and has a permitted density of 12 to 24 units per acre, although the actual complex has 46.76 units per acre.Â
In 2023, there were 776 computer-assisted calls for service, of which 531 were from police and 174 from fire departments.
Comparing the city to other tourist destinations, Wisconsin Dells' main tourist corridor does not allow multifamily stays, and Pigeon Forge, Tennessee, uses dormitory housing on business property for its employees. , Gatlinburg, Tennessee, does not allow multifamily stays. The main corridor of the city.
Officials said that instead of providing multifamily housing in the entertainment district, the city could offer density bonuses for conversions outside the entertainment district or encourage the development of mixed-use developments with commercial and retail on the lower floors of residential buildings. He said it was possible.
During the presentation, councilors were shown survey results showing that residents want the city to strengthen its property management regulations, with three out of four residents surveyed saying they would like to see more use of public funds. He was in favor of removing dilapidated housing from the city.
Options given to councilors as next steps include pausing conversions within the entertainment district and allowing staff and councilors to consult with stakeholders and citizens about the best direction for the city's entertainment district. was included. The suspension only applies to the Red Light District area and could be introduced as soon as the City Council meeting on Tuesday, February 27th.
Another option would require anyone wishing to convert to obtain a special use permit from the city. Property owners must go to the Planning Commission for approval before it can be voted on by the City Council. The measure would require changes to the city code and cannot take effect until April 2024.
Ward 1 Alderman Cody Fenton asked City Administrator Kathy Stepp about the long-term stay. If you are converting to an apartment complex or are looking to take advantage of loopholes to avoid your property being covered by the Accommodation Health and Safety Regulations.
“They see this as a loophole to get around the problems they are currently facing because they are not complying with current regulations and licensing requirements,” Stepp said.Â
Ward 1 Alderman Clay Cooper said the number one thing people talk about at the theater after performances is what the city plans to do with the city's older, vacant buildings.
Ward 3 Alderman Ralph LeBlanc said health and safety issues are a top priority for him and the fact that people are trying to take advantage of loopholes to circumvent health and safety requirements is a big deal for the city. said it was a problem. He said some business owners have said they are working to resolve the issue, but LeBlanc is not satisfied.
“They tell me, 'I'm trying to do the right thing,' but are you really?” LeBlanc said. Additionally, he said city inspectors came back with photos from these same businesses showing multiple code violations.Â
Stepp said the city respects property rights and wants to emphasize that employees recognize that property is someone else's property, but the city does not care about the housing needs of workers and the health of the community. He said he is also trying to strike a balance between safety and security.
She also said let's not forget that some of these property owners are exploiting the neediest people in our communities.
“These are predatory operators,” Stepp said. “For lack of a kinder word, these people are preying on the less fortunate in our community, and they can't really afford it. Meanwhile. [renters] There is no need to think about down payments or credit checks. That's the way. [operators] Attract people to your facility and then [the operators] Evict people after 3 days and find a way for renters to get their money back. This creates confusion for the city, police, fire department, or whoever they are talking to.
“We must stop allowing unscrupulous operators to continue preying on Branson residents.”
Mayor Larry Milton said health and safety issues are not areas where councilors are willing to compromise. He said he supports a moratorium to give staff time to consider the issue.
Because the meeting was a study session, no formal action was taken by councilors.