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Council denies new hotel zoning
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| The owner of Holiday Inn Express wants to build a new hotel on property next to present one, but the Rockport City Council turned down a rezoning request which would have enabled the owner to build it. Photo by MIKE PROBST |
By MIKE PROBST, Editor & Publisher
The council voted 3-2 to deny the request of LOKSEVA, Inc. (d.b.a. Holiday Inn Express) to rezone property located at 945 Lady Claire (adjacent to the current hotel) from R-7 (Residential and Office District) to R-6 (Hotel/Motel District). The request was made because the height restriction in R-7 zoning is 35 feet. The height restriction in R-6 zoning is 45 feet which will allow for a four-story building (such as the Laguna Reef hotel on Water Street).
Voting against the Planning and Zoning Commission's unanimous recommendation, as well as city staff's recommendation to approve the rezoning request, were Councilmen Leo Villa, Bill Fisher, and Herb Wisch. Voting against the motion to deny the request were Mayor Todd Pearson and Councilman Frank Reilly.
Four of the five members of the council had to approve the request because property owners representing more than 20 percent of the property within 200 feet of the affected property signed a petition requesting denial of the request.
Pearson invoked that rule even though it was not confirmed those signing the petition represented at least 20 percent of the property owners within 200 feet of the property.
Div Bhagat, the man behind LOKSEVA, Inc., said he needs the additional 10 feet in height to make his plans work.
He said he wants to build a new 65-unit Holiday Inn Express on the site which is located north of, and adjacent to the current Holiday Inn Express. Bhagat planned the entrance to the property for the east side, next to the Valero gas station, in order to keep traffic away from the residential area.
His plans called for tearing down 14 of the current rooms. At the request of neighbors, Bhagat said the new rooms would primarily face the south and east with views of the bay. A wall around three sides of the property was also planned.
He said he has to build a new hotel because his contract with Holiday Inn expires in 2009, and the hotel chain's new plans call for an indoor corridor design.
He would continue to own the current hotel, and operate it as a 36-room hotel under a different name.
“They will not allow us to expand the current hotel (to meet their requirements),” said Bhagat.
Councilman Herb Wisch asked if the hotel can be built in three stories instead of four.
Bhagat said he can't meet Holiday Inn's requirements in only three stories on the given property.
Councilman Bill Fisher said he talked with Holiday Inn officials and they told him the hotel chain's requirements could be negotiated if warranted (i.e. - zoning issues, etc.)
Bhagat said reducing the number of rooms and providing the parking spaces required makes his plans unfeasible.
Pearson asked if the price structure of the two hotels will be different. Bhagat said they will be different.
Jackie Shaw spoke first in opposition to the rezoning and Bhagat's plans to build a four-story building. She said the approach to the historic area of Rockport will be unappealing if there is a four-story masonry building constructed at that site.
She asked why the council is even considering allowing the construction of another hotel when current ones are operating at 50 percent occupancy.
“We don't need any more empty buildings,” said Shaw.
Sandy Swanson said the first impression a person has when looking at Rockport is the low landscape, beautiful trees and beautiful water.
“These folks are so charmed they move here,” she said. “Allowing this 45-foot wall of concrete is opening the door (for similar construction) up and down Highway 35.”
Swanson also sees no need for a 100-room hotel with the current 50 percent occupancy rate.
“We can have three stories, but not four,” she said.
Bill Moore said he and his wife enjoy the view of the bay and the sky, and adding 75 cars and up to 300 people will ruin the serenity of the neighborhood.
Fisher said Bhagat did an excellent job of addressing the concerns of adjacent property owners, but added the city needs to look at its zoning laws as they relate to buffer areas between commercial and residential zones.
“I realize everything around them is zoned B-1 and (structures can be built) to 45 feet,” said Fisher.
Wisch said he can't see why the hotel can't be a three-story one like the Hampton Inn in Fulton.
Pearson noted the requested R-6 zoning is actually more restrictive than the current R-7 zoning, except for height limitations.
“(The property) will be developed (in the future),” said Pearson. “We can approve the zoning change or roll the dice on what we get (in the future).”
Addressing the 50 percent occupancy issue brought up by some of those opposed to the rezoning, Pearson said, “Occupancy doesn't really apply (to this decision). There is always a need for good, quality rooms.”
Councilman Leo Villa said, “I've always been against height.”
Councilman Frank Reilly noted the current hotel is on property which allows for buildings up to 45 feet.
“Half of the block is already (zoned to allow) 45 feet,” said Reilly. “It's hard to say no when one half of the property is already (zoned to allow for 45-foot buildings).”
Villa made the motion to deny the rezoning request. Wisch seconded the motion, and the denial was approved 3-2.
Voting against the Planning and Zoning Commission's unanimous recommendation, as well as city staff's recommendation to approve the rezoning request, were Councilmen Leo Villa, Bill Fisher, and Herb Wisch. Voting against the motion to deny the request were Mayor Todd Pearson and Councilman Frank Reilly.
Four of the five members of the council had to approve the request because property owners representing more than 20 percent of the property within 200 feet of the affected property signed a petition requesting denial of the request.
Pearson invoked that rule even though it was not confirmed those signing the petition represented at least 20 percent of the property owners within 200 feet of the property.
Div Bhagat, the man behind LOKSEVA, Inc., said he needs the additional 10 feet in height to make his plans work.
He said he wants to build a new 65-unit Holiday Inn Express on the site which is located north of, and adjacent to the current Holiday Inn Express. Bhagat planned the entrance to the property for the east side, next to the Valero gas station, in order to keep traffic away from the residential area.
His plans called for tearing down 14 of the current rooms. At the request of neighbors, Bhagat said the new rooms would primarily face the south and east with views of the bay. A wall around three sides of the property was also planned.
He said he has to build a new hotel because his contract with Holiday Inn expires in 2009, and the hotel chain's new plans call for an indoor corridor design.
He would continue to own the current hotel, and operate it as a 36-room hotel under a different name.
“They will not allow us to expand the current hotel (to meet their requirements),” said Bhagat.
Councilman Herb Wisch asked if the hotel can be built in three stories instead of four.
Bhagat said he can't meet Holiday Inn's requirements in only three stories on the given property.
Councilman Bill Fisher said he talked with Holiday Inn officials and they told him the hotel chain's requirements could be negotiated if warranted (i.e. - zoning issues, etc.)
Bhagat said reducing the number of rooms and providing the parking spaces required makes his plans unfeasible.
Pearson asked if the price structure of the two hotels will be different. Bhagat said they will be different.
Jackie Shaw spoke first in opposition to the rezoning and Bhagat's plans to build a four-story building. She said the approach to the historic area of Rockport will be unappealing if there is a four-story masonry building constructed at that site.
She asked why the council is even considering allowing the construction of another hotel when current ones are operating at 50 percent occupancy.
“We don't need any more empty buildings,” said Shaw.
Sandy Swanson said the first impression a person has when looking at Rockport is the low landscape, beautiful trees and beautiful water.
“These folks are so charmed they move here,” she said. “Allowing this 45-foot wall of concrete is opening the door (for similar construction) up and down Highway 35.”
Swanson also sees no need for a 100-room hotel with the current 50 percent occupancy rate.
“We can have three stories, but not four,” she said.
Bill Moore said he and his wife enjoy the view of the bay and the sky, and adding 75 cars and up to 300 people will ruin the serenity of the neighborhood.
Fisher said Bhagat did an excellent job of addressing the concerns of adjacent property owners, but added the city needs to look at its zoning laws as they relate to buffer areas between commercial and residential zones.
“I realize everything around them is zoned B-1 and (structures can be built) to 45 feet,” said Fisher.
Wisch said he can't see why the hotel can't be a three-story one like the Hampton Inn in Fulton.
Pearson noted the requested R-6 zoning is actually more restrictive than the current R-7 zoning, except for height limitations.
“(The property) will be developed (in the future),” said Pearson. “We can approve the zoning change or roll the dice on what we get (in the future).”
Addressing the 50 percent occupancy issue brought up by some of those opposed to the rezoning, Pearson said, “Occupancy doesn't really apply (to this decision). There is always a need for good, quality rooms.”
Councilman Leo Villa said, “I've always been against height.”
Councilman Frank Reilly noted the current hotel is on property which allows for buildings up to 45 feet.
“Half of the block is already (zoned to allow) 45 feet,” said Reilly. “It's hard to say no when one half of the property is already (zoned to allow for 45-foot buildings).”
Villa made the motion to deny the rezoning request. Wisch seconded the motion, and the denial was approved 3-2.
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cheri palmer wrote on Mar 15, 2009 10:38 PM: