AGENDA #9

 

MEMORANDUM

 

TO:                  Mayor and Town Council

 

FROM:            W. Calvin Horton, Town Manager

 

SUBJECT:       Report of the Second Pritchard Park Art Garden Committee

 

DATE:             November 22, 2004

 

This memorandum discusses the Report of the Second Pritchard Park Art Garden Committee and recommendations of various Boards and Commissions. (Please see attached Report and advisory board recommendations.)

 

The attached Resolution A would adopt the report and authorize the Manager to take a number of actions to begin implementation of the plan.

 

Resolution B would authorize the Manager and Attorney to investigate the process that would be required to allow the Town to sell land to the Siena Hotel with conditions, including the possibility of seeking local enabling legislation from the State legislature.

 

Resolution C would indicate the Council’s intent to use parking lot lease payments for Pritchard Park beginning in July 2005. If the Council adopts Resolution C we would address this as a capital budget item for FY 2005-06. The Manager does not recommend adoption of Resolution C.

 

BACKGROUND

 

In 1996 the Town began the planning process to develop the Pritchard Park program.  The process was halted in April 1996 when the owner of the Siena Hotel petitioned the Council to consider leasing or selling a portion of the park property to the Hotel. In 1997, the Council decided to postpone a decision until after completion of a concept plan for the park.

 

A Pritchard Park Conceptual Plan Committee was formed. On November 27, 2000, the Council adopted the Report of the Pritchard Park Conceptual Plan Committee. At that time the Council authorized the Manager to complete a plan for development of an art garden and to involve the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission.

 

On November 25, 2002, the Council adopted the Report of the Pritchard Park Art Garden Committee. The Pritchard Park Art Garden Committee consisted of 2 members each of the Public Arts Commission, the Library Board, and the Parks and Recreation Commission. The Committee investigated a variety of options for designing the proposed art garden including options that would involve a partnership with the Siena Hotel and options that did not involve the hotel. The Committee voted unanimously (6-0) to recommend that the Town partner with the Siena Hotel in a manner that would allow a seamless transition between the designs of the two properties, provide funding for the Town’s park and art project, and allow the Siena Hotel to address its parking needs.

 

On March 22, 2004, the manager of the Siena Hotel petitioned the Council requesting further discussions concerning a proposed public-private partnership for development of Pritchard Park and the Siena Hotel. On April 14, 2004, the Council responded by authorizing the Manager to enter into further discussions with the management of the Siena Hotel and formed a new Pritchard Park Art Garden Committee consisting of 2 members each of the Public Arts Commission, the Library Board, and the Parks and Recreation Commission.

 

On September 7, 2004, the Council accepted the Report of the Second Pritchard Park Art Garden Committee and referred the report to the Manager, the Bicycle and Pedestrian Advisory Board, the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission for comments and recommendations.

 

DISCUSSION

 

The Siena Hotel has proposed to purchase about 1.1 acres of land from the Town in order to allow expansion of the hotel, construction of a parking deck, and creation of a formal garden. The Committee believes that the proposed sale of land could be done in a manner that would serve both the hotel and the Town. The Committee’s report contains a number of specific recommendations that if fully implemented could result in a transfer of land, an expanded hotel, and a new art garden in Pritchard Park.

 

In addition to the proposed purchase of Town land the owner of the Siena Hotel has offered to make a gift of $85,000 to be used for the Pritchard Park art garden.

 

The Town property is subject to a Special Use Permit that was approved for the development of the Chapel Hill Public Library. Any significant changes to the site, including a transfer of ownership of land, would require modification of this Special Use Permit.  The Siena Hotel is currently the subject of a site plan approval. However, under current regulations a Special Use Permit would be required if the hotel were to accomplish its proposed building program.    

 

The Town currently leases 25 parking spaces located on Pritchard Park to the Siena Hotel on a month-to-month basis.

 

KEY ISSUES

 

We have identified the following as key issues discussed in the Report and raised by advisory boards:

 

1.      Public/Private Partnership

The Committee recommends that the Town work with the Siena Hotel to develop a mutually beneficial partnership that would enable the Town to build an Art Garden in Pritchard Park and allow the Siena Hotel to meet its parking and building program needs on a long-term basis.

 

Comment: We agree that this project has the potential to provide a mutually beneficial relationship between the Town and the Siena Hotel. Resolution A contains language that supports the pursuit of a public-private partnership involving the joint design of Pritchard Park and portions of the Siena Hotel property.

 

2.      Cooperative Design and Joint Use of Artist Services

The Committee recommends that the Town and the Siena Hotel jointly design a space that merges the uses of the two properties in a coordinated and sensible manner with parking, pedestrian travel, landscaping, and other issues planned as a single project rather than as two separate projects with different objectives.

 

The Committee recommends that the Siena Hotel join with the Town to hire an artist who could work with both the hotel and park design teams. The Committee stated that this cooperative approach should be a condition of the sale of land. The artist could help the Town and the Siena Hotel develop adjoining garden areas that would be seamless in nature. The Committee stated that the cost of any such artist could be paid in a proportional manner that could be based on the amount of work performed for each property owner.

 

The Chapel Hill Public Arts Commission specifically endorsed its support of the concept of a shared artist that would assist in the design of both properties.

 

Comment: We believe that cooperative design should be a goal if the Council decides to sell land to the Siena Hotel. We agree that a condition of a land sale to the Siena Hotel should include a provision that the Hotel cooperate fully with the Town, in the Town’s role as owner of Pritchard Park, in the design of any Siena Hotel facilities adjacent to the park property. We also believe that as a condition of the land sale the Town should require that the Siena Hotel hire an artist that would work as a consultant with both the Town’s Landscape Architect and the Siena Hotel’s design team. We believe that the Siena Hotel should pay for the design services for the Town’s art garden and Special Use Permit modification.  The attached Resolution B contains language that would authorize the Manager to negotiate with the Siena Hotel to resolve this issue.

 

3.      Design Objectives

The Committee recommends that development of the Siena Hotel, Pritchard Park, and the art garden area meet with objectives found on page 8 of the attached report.

 

Comment: We agree that the design objectives are desirable. We would recommend the use of these objectives in any future planning efforts if the Council adopts the report.

 

 

 

 

4.      Sale of Land

The Committee recommends that the Town sell the Siena Hotel approximately 1.117 acres of property contingent upon the Siena Hotel working with the Town to develop a building and garden program that would benefit both the overall community and the Town’s Pritchard Park.

 

Comment: We believe that a land sale to the Siena Hotel could enhance the Town’s proposed art garden if the hotel and art garden projects are designed at the same time and with compatible goals in mind. Resolution B would authorize the Manager and Attorney to investigate the process that would be required to allow the Town to sell land to the Siena Hotel. In a normal situation any land sale would have to follow the requirements of North Carolina Statute § 160A-269, which states that a city may receive, solicit, or negotiate an offer to purchase property and advertise it for upset bids or one of the other statutorily available procedures that allow sale of Town property to the highest bidder.

 

In this situation the Town would not sell the property to divest itself of surplus land. Rather the Town would act to serve public purposes including economic development, joint design of public and private spaces in order to coordinate parking, pedestrian travel, landscaping, and other issues; and promotion of public art. In this situation, which would involve unusual conditions, we would have to investigate the best way to implement the proposed land sale. One possibility would be to seek local enabling legislation from the State Legislature that would allow the Town to make a negotiated sale of the property within the schedule these projects require and with the significant number of conditions and restrictions required of both parties.

 

If allowed by State law we believe that the Council could make sale of the property contingent upon the following:

·      Evidence of cooperative design including a joint contract with an artist paid by the Siena Hotel.

·      Provision of all buffers on the Siena Hotel side of the property line or a guarantee that the Siena Hotel will pay for the costs of the Town’s buffer requirements on the Pritchard Park/Siena Hotel boundary as the Town develops Pritchard Park.

·      The option would expire if the Siena Hotel fails to secure a Special Use Permit by December 31, 2007.

 

5.      Use of Funds Provided by the Siena Hotel

The Committee identified the following sources of funds to the Town that have already been generated as well as potential future sources of funds:

·        Funds from any land sale.

·        The Siena Hotel’s offered $85,000 contribution and any other potential gifts contributed for the development of the art garden.

·        All past and future lease payments for the current surface parking lot should be allocated to the Pritchard Park project.

 

The Committee and the Chapel Hill Public Arts Commission specifically recommends that all funds generated through a public/private partnership arrangement with the Siena Hotel be earmarked for the proposed Pritchard Park.

 

The Parks and Recreation Commission recommends that 50% of all land sale funds be allocated to Pritchard Park and 50% allocated for system-wide improvements to the Town’s park system.

 

Comment: We believe that if the sale eventually takes place the funds from the land sale should first be used to reimburse the parks bond fund for the acreage sold. The remainder of the funds should be used for some parks related capital purposes. Those purposes could include Pritchard Park as recommended by the Committee and the Public Arts Commission or some other combination of park projects as recommended by the Parks and Recreation Commission. However, the gift and land sale would likely not occur for at least several years. Language in Resolution A would postpone decisions related to use of land sale and gift funds until such time as the Siena Hotel is ready to purchase the property and make the offered gift.

 

We believe that the only source of funds that the Council should address at this time is the Committee’s recommendation that all parking lot lease revenues, including revenues collected in prior years, be used for Pritchard Park. We do not believe that, as a general rule, revenue should be designated for specific purposes and do not recommend it in this case.  If the Council desires to do so in this instance, the Council could indicate its intent to use lease payments beginning in July 2005 for the park. The annual lease payment is $19,500. If the Council desires we would address this as a capital budget item for FY 2005-06. Such language is included in Resolution C.

 

6.      Siena Hotel Improvements

The Report made the following recommendations related to the project proposed by the hotel:

·        The parking deck should be compact and involve as little tree loss as possible. Landscaping should be used to minimize the visual impact from both Estes Drive and Pritchard Park.

·        The Hotel should use bio-retention in their design.

·        The Siena Hotel should own the garden area directly behind the hotel.

·        The Siena Hotel should be responsible for all buffer requirements. The Committee recommends that the Siena Hotel incorporate all buffers on the Hotel’s side of the new property line. If that is not possible there should be an agreement that would require the Siena Hotel to be responsible for the costs of providing the buffer on the Town side of the line.

 

The Bicycle and Pedestrian Advisory Board recommends that the Siena Hotel provide bicycle parking; paths to connect Franklin Street, Estes Drive, Library Drive, and the nature trail; and sidewalks. Please see the attached recommendation.

 

The Library Board noted its concern that the proposed automobile access from Estes Drive to the proposed parking deck would create traffic problems.

 

Comment: Resolution A would authorize the Manager to communicate these issues to the owner of the Siena Hotel so that consideration could be made during the design process of any future hotel expansion. The Council would then have opportunities to review these items and their proposed solutions if the Siena Hotel proceeds with Special Use Permit and rezoning applications.

 

7.      Pritchard Park Design Issues

The Committee recommends that the Town build a parking lot with about 5 spaces off of Library Drive. This parking lot, in conjunction with the Library’s parking lot, would provide adequate parking for most users including handicap access. The Bicycle and Pedestrian Advisory Board and the Library Board recommend minimizing the number of parking spaces.

 

The Bicycle and Pedestrian Advisory Board recommends that paths and sidewalks connect adjacent streets and properties and that bicycle parking be provided.

 

Comment: We believe that these design elements would be important for a successful art garden. Resolution A would authorize the Manager to address these issues in the Town’s design of the art garden and any future application for a Special Use Permit Modification for Pritchard Park.

 

8.      Art in Pritchard Park

The Committee recommends that art be integral throughout Pritchard Park. They also recommend that an artist should be included on the team that eventually designs Pritchard Park and the art garden.

 

The Chapel Hill Public Arts Commission’s response to the Report includes support for the concept of an art garden. The Commission also stated that the art garden should be used for both permanent and temporary works of art. The Report suggests that the site would be used only for temporary works of art.

 

The Library Board recommends that the Library expansion funds not be used for art in Pritchard Park and we concur.

 

Comment: The 2000 Report of the Pritchard Park Conceptual Plan Committee recommended that art be included throughout Pritchard Park and should be included in all park elements. The first and second art garden committees agreed with this approach. Resolution A contains language authorizing the Manager and the Chapel Hill Public Arts Commission to include art in all aspects of Pritchard Park. The resolution also authorizes the Chapel Hill Public Arts Commission to work with the Library Board, Parks and Recreation Commission, and Siena Hotel in its selection process to find a consulting artist for Pritchard Park.

 

The Committee’s report does not contain a recommendation to use Library expansion funds for this project.

 

9.      Schedule

The Committee recommends that the Town pursue design of the Town’s art garden at the same time the Siena Hotel begins work on their Special Use Permit. The Committee believes that design and construction of the art garden need not be integral to the rest of Pritchard Park and should be built before the remainder of the Pritchard Park project.

 

The Committee also noted that decisions related to the library expansion could affect the design and schedule of the park.

 

Comment: Scheduling issues are complicated by a number of factors including:

 

 

The Committee’s recommendation related to design and construction sequencing was made at a time when State law allowed the Town to exempt itself from zoning regulations not associated with construction of buildings. At the time the Committee made its recommendation it would have been possible to build the art garden without a Special Use Permit modification. Since October 1, 2004 that option no longer is possible.

 

We recommend the following process for consideration, assuming that the Council desires to proceed with a partnership with the Siena Hotel, the 1.117 acres is rezoned, and that both projects receive Special Use Permits:

1.      Council adopts Resolutions A and B this evening authorizing the Manager to proceed with the initial steps required to implement the Committee’s recommendations.

2.      The Council authorizes sale of land to the Siena Hotel with conditions based on the best legal approach. The Council authorizes the Manager to execute an agreement with the Siena Hotel based on the terms and conditions that the Council desires.

3.      The Town executes an agreement with the Siena Hotel and accepts a $50,000 deposit.

4.      Work begins concurrently on the Siena Hotel’s Special Use Permit and the Town’s modification of the Chapel Hill Library’s Special Use Permit.

5.      Both the Siena Hotel’s Special Use Permit and the Town’s Special Use Permit modification are submitted at the same time. Both projects are scheduled so that they are reviewed concurrently at all stages of the regulatory process.

6.      The Council rezones the 1.117 acres of property from R-1 to Community Commercial.

7.      Both projects receive Special Use Permits. The option would expire if the Siena Hotel fails to secure a Special Use Permit by December 31, 2007.

8.      The Town completes the land sale to the Siena Hotel.

9.      Both projects are constructed.

 

NEXT STEPS

 

If the Council adopts resolutions A and B we would research the best method for implementing the proposed land sale so that it could be accomplished with the terms and conditions that the Council desires. We anticipate that we could return to the Council in early 2005 with a recommendation on how to proceed with a potential land sale. It is possible that we may have to seek local enabling legislation from the North Carolina legislature in order to make this transaction possible.

 

Once an agreement has been executed we would select a design firm and an artist with landscape architectural background to design the art garden portion of Pritchard Park at the same time the Siena Hotel is working on its design. We would work closely with the Siena Hotel so that the two projects are designed in a logical and unified manner.

 

RECOMMENDATION

 

Chapel Hill Public Arts Commission’s Recommendation: The Commission voted unanimously (9-0) to recommend that the Council adopt the Report of the Second Pritchard Park Art Garden Committee. The Commission specifically mentioned its support of the concept of an art garden at Pritchard Park, the idea of collaboration between the Town and the Siena Hotel, and the inclusion of a buffer between the two properties. The Commission also noted that the Report mentions the use of the art garden for temporary art displays. The Commission recommends that the art garden could also be a place to display permanent works of art.

 

Library Board’s Recommendation: The Board reviewed the Report of the Second Pritchard Park Art Garden Committee. The Board agreed with the Report’s findings but expressed concern about traffic issues and recommends that library expansion funds not be used for art in Pritchard Park. Please see the attached memorandum from the Library Board.

 

Bicycle and Pedestrian Advisory Board’s Recommendation: The Board voted unanimously (7-0) to make specific recommendations related to possible bicycle and pedestrian related improvements. Please see the attached memorandum from the Bicycle and Pedestrian Advisory Board.

 

Parks and Recreation Commission’s Recommendation: The Commission voted unanimously (10-0) to forward a number of recommendations related to Report of the Second Pritchard Park Art Garden Committee. The Commission supports the concept of a public/private partnership between the Town and Siena Hotel. However, the Commission disagrees with the specific recommendation of the Report that 100% of any land sale funds be allocated to Pritchard Park. The Commission recommends that 50% of all land sale funds be allocated to Pritchard Park with 50% allocated for system-wide improvements to the Town’s park system. Please see the attached memorandum from the Parks and Recreation Commission.

 

Manager’s Recommendation: That the Council adopt the attached Resolution A that would adopt the Report of the Second Pritchard Park Art Garden Committee and authorize the Manager to take a number of actions to begin implementation of the plan.

 

If the Council adopts Resolution A the Manager recommends that the Council also adopt Resolution B, which would authorize the Manager to begin the process required to sell land to the Siena Hotel.

 

The Council should adopt Resolution C if the Council desires to allocate future parking lot lease payments to the Pritchard Park project. The Manager does not recommend adoption of Resolution C.

 

 

ATTACHMENTS

 

1.      Report of the Second Pritchard Park Art Garden Committee (p. 13).

2.      Chapel Hill Public Arts Commission’s Recommendations (p. 23).

3.      Library Board’s Recommendations (p. 24).

4.      Bicycle and Pedestrian Advisory Board’s Recommendations (p. 25).

5.      Parks and Recreation Commission’s Recommendations (p. 26).

 

 

 

 

 

RESOLUTION A

 

A RESOLUTION ACCEPTING THE REPORT OF THE SECOND PRITCHARD PARK ART GARDEN COMMITTEE AND AUTHORIZING THE MANAGER TO TAKE STEPS NECESSARY TO IMPLEMENT THE RECOMMENDATIONS OF THE COMMITTEE AND OTHER ADVISORY BOARDS (2004-11-22/R-13a)

 

WHEREAS, on September 7, 2004, the Council accepted the Report of the Second Pritchard Park Art Garden Committee and referred the report to the Manager, the Bicycle and Pedestrian Advisory Board, the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission for comments and recommendations; and

 

WHEREAS, the Bicycle and Pedestrian Advisory Board, the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission have supported the findings in the Report of the Second Pritchard Park Art Garden Committee and have made additional recommendations;

 

NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council adopts the Report of the Second Pritchard Park Art Garden Committee and authorizes the Manager to take the following steps to implement the recommendations found in the Report:

 

·        Work to provide a mutually beneficial relationship between the Town and the Siena Hotel during the design process for Pritchard Park and the Siena Hotel property.

·        Provide the Council with a report containing recommendations for use of funds generated by any land sale and offered gifts at such time as the Siena Hotel is ready to purchase the property and make the offered gift.

·        Communicate design issues raised by the Committee and other Boards and Commissions to the owner of the Siena Hotel.

·        Consider design issues for the art garden and Pritchard Park raised by the Committee and other Boards and Commissions once work begins on the art garden design.

 

BE IT FURTHER RESOLVED that the Chapel Hill Public Arts Commission is authorized to work with the Library Board, Parks and Recreation Commission, and Siena Hotel in its selection process to select a consulting artist for the Pritchard Park design and Special Use Permit modification.

 

This the 22nd day of November, 2004.

 

 

RESOLUTION B

 

A RESOLUTION AUTHORIZING THE MANAGER AND ATTORNEY TO INVESTIGATE THE PROCESS THAT WOULD BE REQUIRED TO SELL LAND TO THE SIENA HOTEL WITH CONDITIONS (2004-11-22/R-13b)

 

WHEREAS, on September 7, 2004, the Council accepted the Report of the Second Pritchard Park Art Garden Committee and referred the report to the Manager, the Bicycle and Pedestrian Advisory Board, the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission for comments and recommendations; and

 

WHEREAS, the Report of the Second Pritchard Park Art Garden Committee recommends selling approximately 1.117 acres of Town property to the owners of the Siena Hotel; and

 

WHEREAS, the provisions of North Carolina Statute § 160A-269, which describe the normal steps necessary for a city to receive, solicit, or negotiate an offer to sell property to a private entity may not be suitable in this case;

 

NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council authorizes the Manager and Attorney to investigate the process required to eventually sell a portion of the Pritchard Park property to the Siena Hotel under the following potential conditions:

 

 

This the 22nd day of November, 2004.

 

RESOLUTION C

 

A RESOLUTION INDICATING THE COUNCIL’S INTENT TO ALLOCATE FUTURE PARKING LOT LEASE PAYMENTS FROM THE LEASE OF PARKING SPACES AT PRITCHARD PARK TO THE PRITCHARD PARK PROJECT (2004-11-22/R-13c)

 

WHEREAS, on September 7, 2004, the Council accepted the Report of the Second Pritchard Park Art Garden Committee and referred the report to the Manager, the Bicycle and Pedestrian Advisory Board, the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission for comments and recommendations; and

 

WHEREAS, the Bicycle and Pedestrian Advisory Board, the Chapel Hill Public Arts Commission, the Library Board, and the Parks and Recreation Commission have supported the findings in the Report of the Second Pritchard Park Art Garden Committee; and

 

WHEREAS, the Report of the Second Pritchard Park Art Garden Committee recommends that lease payments from the lease of parking spaces at Pritchard Park be allocated to the Pritchard Park project; and

 

WHEREAS, parking lease revenues through the end of FY 2004-05 have already been allocated for other uses;

 

NOW, THEREFORE, BE IT RESOLVED by the Council of the Town of Chapel Hill that the Council indicates its intent to use future lease payments from the lease of parking spaces at Pritchard Park for the Pritchard Park project and authorizes the Manager to present a proposal for allocation of these funds to Pritchard Park as part of the FY 2005-06 Capital budget.

 

This the 22nd day of November, 2004.

 

ATTACHMENT 1

 

 

REPORT OF THE SECOND

 

PRITCHARD PARK

 

ART GARDEN COMMITTEE

 

 

 

 

 

 

 

 

SEPTEMBER 7, 2004

 

 

 

 

 

 

 

Prepared for the

CHAPEL HILL TOWN COUNCIL

 

Kevin Foy, Mayor

Edith M. Wiggins, Mayor Pro Tem

Sally Greene

Ed Harrison

Cam Hill

Mark Kleinschmidt

Bill Strom

Dorothy Verkerk

Jim Ward

 

 

 

 

 

 

 

By the SECOND PRITCHARD PARK ART GARDEN COMMITTEE

 

Jimmie Haynes              (Chapel Hill Public Arts Commission)

Colleen Black-Semelka            (Chapel Hill Public Arts Commission)

Bill Holton                                (Library Board)

Margaret Siefert                       (Library Board)

Robert Broad                         (Parks & Recreation Commission)

Faith Nager                            (Parks & Recreation Commission)

 

 

 

 

 

 

 

 

 

 

 

 

HISTORY

In 1996 the Town began the planning process to develop the Pritchard Park program.  The process was halted in April 1996 when the owner of the Siena Hotel petitioned the Council to consider leasing or selling a portion of the park property to the Hotel. In 1997, the Council decided to postpone a decision until after completion of a concept plan for the park.

 

In 1999 the Council authorized the formation of a Pritchard Park Conceptual Plan Committee.  The Committee was formed and first met on November 29, 1999. On November 27, 2000 the Town Council adopted the Report of the Pritchard Park Conceptual Plan Committee. At the same time the Council adopted a resolution authorizing the Manager to investigate:

 

·        Terms of a short-term lease of Town land being used by the Siena Hotel

·        Present use of Town property by the Siena Hotel

·        Financial terms of the lease

·        Size of the leased area

·        Potential art garden

·        Security issues

·        Maintenance issues

·        Planning process

·        Stormwater management issues

·        Other relevant issues.

 

The Council also included in its resolution a condition that prior to submittal of any plan to the Council that the Manager should seek input from the Parks and Recreation Commission, Library Board, and Public Arts Commission.

 

On November 25, 2002, the Council adopted the Report of the Pritchard Park Art Garden Committee. The Pritchard Park Art Garden Committee consisted of 2 members each of the Public Arts Commission, the Library Board, and the Parks and Recreation Commission. The Committee investigated a variety of options for designing the proposed art garden including options that involved a partnership with the Siena Hotel and options that did not involve the hotel. The Committee voted unanimously (6-0) to recommend that the Town partner with the Siena Hotel in a manner that would allow a seamless transition between the designs of the two properties, provide funding for the Town’s park and art project, and allow the Siena Hotel to address its parking needs.

 

On March 22, 2004 the Council received a petition from the manager of the Siena Hotel requesting further discussions concerning a proposed public-private partnership for development of Pritchard Park and the Siena Hotel. On April 14, 2004 the Council authorized the Manager to enter into further discussions with the management of the Siena Hotel and formed a new Pritchard Park Art Garden Committee. The Committee started work on June 9, 2004 and met three times. The Committee voted unanimously (4-0) to recommend that the Council adopt this Report.

 

 

 

                                          

DESCRIPTION OF THE ART GARDEN AREA

The proposed Art Garden area is located in Pritchard Park and is bounded by the Siena Hotel to the east, Library Drive to the west, Sherwood Colony Condominiums to the northeast, and a wet area adjacent to a low point near Estes Drive to the southwest of the site.  The property is wooded with mixed hardwoods and pines.  There is a one-half acre open space near Estes Drive that is currently being leased by the Siena Hotel for employee parking.

 

SIENA HOTEL’S DESIRED PROGRAM

The Siena Hotel proposes to make several significant changes to the current plan. Although the Hotel’s plans are still in an early phase of design we know that, at this time, they would like to make the following improvements:

 

1)      To acquire 1.117 acres of land from the Town  in order to adequately expand the Siena Hotel’s facilities to stay competitive in the marketplace and to meet their guests needs/ requirements. (See Map A).

 

2)      Expand the current facility to include the following (See Map B):

·        Outdoor garden areas

·        A one story 250-300 person capacity Ballroom

·        A two-three level parking deck would be built adjacent to Estes Drive. The intent of the Siena Hotel would be to have as much of the deck underground as possible. The parking deck would have about 186 spaces. This would amount to 132 more spaces than are currently on the site.

·        Expansion and reconfiguration of employee work areas.

·        Two wings of guestrooms. The wings would be four stories in height and would add 30 additional guestrooms.

 

3)      To create a public-private partnership with the Town for a seamless transition between the Siena Hotel’s gardens and the Town’s art sculpture garden.

 

4)      To enhance a locally owned and operated business in a manner that would increase the number of employees, payrolls, occupancy taxes, state taxes, and local taxes.

 

JOINT DESIGN OF THE PROPOSED ART GARDEN AND HOTEL PROJECTS

We agree with the findings of the first Art Garden Committee that it would be desirable to work closely with the management of the Siena Hotel to plan and build an art garden that would serve the needs of both entities. In order for these plans to succeed the Town would have to sell the Siena Hotel about 1.117 acres of land from Pritchard Park.

 

The preliminary plans reviewed by the Committee show the Hotel’s proposed improvements and a rough conceptual plan for the Town’s art garden. Please see attached sketch. It’s important to realize that the plans showing the Hotel’s plans and the Town’s art garden are conceptual in nature and are likely to change as plans mature.

 

 

 

 

 

There are actually two open space/garden areas. The first is immediately behind the Hotel and would be used by the Hotel for events. We believe that the Hotel’s garden would likely be more formal than the Town’s. The two spaces would be separated by an arching vegetative buffer or some other way of defining the boundary in an aesthetic manner. An opening would be provided between the two spaces so that visitors could freely walk back and forth between the properties and experience the different art forms. This freedom of movement would likely be restricted during times at which the Hotel would host events on its property.

 

The Town’s portion of the art garden would be served by an approximately 5 car parking lot off of Library Drive. This small lot would likely have both handicap and regular parking spaces. It would serve the general needs of the art garden on most days. For special events we would use the Library parking lot. The Siena Hotel parking might be available on a case-by-case basis.

 

The Town’s art garden would likely consist of a series of paths linking various sites. Part of the plan would include the addition of slabs for installation of sculptures and driveways suitable for servicing the sculptures. This would include the ability to access most of the site with trucks and a small crane to install and de-install pieces of art.

 

COORDINATION WITH THE LIBRARY EXPANSION

The Committee understands that planning for most of Pritchard Park should wait until after construction of the library. However, the Committee believes that it is not necessary to wait for library construction to build the art garden area. The major potential conflict would be the possibility that the art garden area might be used as a construction staging area or used for temporary parking. We believe that construction of the art garden should begin as soon it has been determined that the area is not needed for the library expansion. A recommendation to that effect is listed below.

 

RECOMMENDATIONS

We have the following recommendations related to the Hotel expansion, Pritchard Park and the proposed Art Garden:

 

10.  Public/Private Partnership

The Committee strongly recommends that the Town work with the Siena Hotel to develop a mutually beneficial partnership that would enable the Town to build an Art Garden in Pritchard Park and allow the Siena Hotel to meet its parking and building program needs on a long-term basis.

 

11.  Cooperative Design

The Town and the Siena Hotel should jointly design a space that merges the uses of the two properties in a coordinated and sensible manner. Parking, pedestrian travel, landscaping, and other issues should be planned as a single project rather than as two separate projects with different objectives. We recommend that a condition of the sale of land be that the Siena Hotel join with the Town to hire an artist who would work with both the hotel and park design teams. The artist would help the Town and the Siena develop adjoining gardens that would be seamless in nature. The cost of any such artist should be paid in a fair and proportional manner that would be based on the amount of work performed for each property owner.

 

  1. Design Objectives

The Committee recommends that development of the Siena Hotel, Pritchard Park, and the art garden area meet the following objectives:

·        Blend art and nature

·        Protect the environmental assets of the property

·        Create visual refreshment through the park’s design

·        Create a park that provides for mental stimulation

·        Encourage community pride and ownership of the park

·        Create a positive and mutually beneficial relationship between neighboring properties

·        Create a sense of discovery and adventure

·        Use plants for design purposes and to trigger sensory experiences

·        Provide for efficient vehicle and pedestrian circulation

·        Provide for adequate parking

 

13.  Sale of Land

The Committee recommends that the Town sell the Siena Hotel approximately 1.117 acres of property contingent upon the Siena Hotel working with the Town to develop a building and garden program that would benefit both the overall community and the Town’s Pritchard Park.

 

14.  Use of Funds Provided by the Siena Hotel

The Committee recommends that any funds generated through a public/private partnership arrangement with the Siena Hotel be earmarked for the proposed Pritchard Park including:

·        Funds from any land sale.

·        The Siena Hotel’s offered contribution and any other potential gifts contributed for the development of the art garden.

·        All past and future lease payments for the current surface parking lot should be allocated to the Pritchard Park project.

 

15.  Siena Hotel Improvements

The following recommendations relate to the project proposed by the hotel:

·        The parking deck should be compact and involve as little tree loss as possible. Landscaping should be used to minimize the visual impact from both Estes Drive and Pritchard Park.

·        The Hotel should use bio-retention in their design.

·        The Siena Hotel should own the garden area directly behind the hotel. This would require the sale of about 1.117 acres of land to the Siena Hotel.

·        The Siena Hotel should invite the Town staff and Chapel Hill Public Arts Commission to work with them in the development of any Special Use Permit to ensure that the Hotel’s plans would result in a seamless transition between the properties.

 

  1. Pritchard Park and the Art Garden

The following recommendations relate to development of the park:

·        A parking lot with about 5 spaces should be provided off of Library Drive primarily for park users. This parking lot in conjunction with the Library’s parking lot would provide adequate parking for most users. The small parking lot would also provide close-in handicap access. This parking area is shown on the attached sketch.

·        Art should be integral throughout Pritchard Park and should not be limited to the typical 1% designated by the Town for art in capital projects. This concept was recommended in the 2000 Report of the Pritchard Park Conceptual Plan Committee.

·        An artist should be included on the team that eventually designs Pritchard Park and the art garden.

 

  1. Buffers

We recommend that the Siena Hotel be responsible for all buffer requirements. We specifically recommend that the proposed land sale/trade with the Siena Hotel incorporate all buffers on the Hotel’s side of the new property line. If that is not possible there should be an agreement that would require the Siena Hotel to be responsible for the costs of providing the buffer on the Town side of the line.

 

  1. Schedule

We currently have enough funds to pay for design and to have an artist on the design team. We believe that the Town should pursue design of the Town’s art garden at the same time the Siena Hotel may desire to pursue a Special Use Permit based on the enclosed conceptual plan. From a design and development standpoint the art garden area need not be integral to the rest of Pritchard Park. If possible, the art garden should be built before the remainder of the Pritchard Park project.

 

NEXT STEPS

 

If the Council adopts the recommendations in this Report we could hire a design firm and an artist to begin work on the art garden area as soon as the Siena Hotel begins its work.

 

Prior to any construction of the Town’s art garden we must first determine if the space is needed for library construction staging or temporary parking. We believe that planning for the greater park should wait until after construction of the library expansion.