David Ronquillo, Senior Planner, gave the staff report. Additional comment letters were distributed to the Commissioners.
Discussion followed on:
- Compatibility with the Oracle Road Scenic Corridor.
- Incompatibility with residential in immediate area.
- The impact of the two hotels side by side
- Landscape buffer, screen wall on east side.
- Traffic count for hotel vs. retail/office.
Paul Keesler presented a traffic count and stated this proposal reduces traffic by over 20%.
Applicant Don Culbertson, Sunway Hotel Group, stated the hotel will be suites averaging 500 square feet per room, and catering to a business class cliental at a cost of $100-105 per night. The combination of the Hilton and Marriott hotels will be approximately 240 room, which is no bigger than a mid-size hotel.
Nick Schoenfeldt, Thalden, Boyd, Emery Architects, spoke regarding the courtyard and creating a good experience around the pool. The hotel will have a residential feel.
Mr. Culbertson said the new hotels would not drive other hotels in the area out of business, but the Hilton and Marriot would be first choice. Higher demand for hotels will come as the community grows. Customers will be business travelers, wedding parties and vacationers.
Ross Rulney, owner, sold a section of his property to Sunway Hotel Group. They have had meetings with the neighbors to alleviate concerns. If the hotel CUP is not successful tonight, they will move forward with retail use of the property, with 80,000 to 90,000 square feet of entitled retail use. Concerns of the residents have been mitigated with the hotel use as opposed to retail.
PUBLIC HEARING opened at 7:05 p.m.
Edwin Van Woert, Oro Valley (OV) resident, is satisfied from standpoint of impact of the hotel on the community and will be happy if the CUP is granted.
Keith Alrick, OV resident and President of Pusch Ridge Estates HOA. A hotel has less impact than retail. Sunway has listened to the neighbors and been cooperative. Still concerned that traffic on Linda Vista will be heavy because it is lit. The wall should be built early to reduce noise in the construction phase. He is in favor of the CUP.
Joe Barr, OV resident, said the hotel is a good compromise and a preferable use. Sunway listened to and has been cooperative NH concerns. He urged approval of the CUP.
PUBLIC HEARING closed at 7:15 p.m.
Commissioner’s comments:
Commissioner Hornat asked if the submission was for any hotel. How tied in is the conceptual drawing?
Ms. More said it could be any hotel. Architectural plans have to be reviewed by the Development Review Board (DRB) and if not consistent with theme presented, DRB would be asked to hold a public hearing.
Commissioner Merry asked if before going to Town Council (TC) for approval, can something be put in place on this agreement for assurances on concessions the developers have made?
Ms. More said those conditions are enumerated in Attachment 1. The 130 foot building setback and the 50 foot landscape buffer on the east side need to be added to the conditions.
Commissioner Adler is satisfied the neighbors feel the hotel is compatible. However, he is in opposition to the CUP because of the lack of compatibility with uses in the surrounding area, the lack of compatibility with the Oracle Road Scenic Corridor overlay, and the lack of consistency with C-1 that requires satisfaction of the needs of the nearby residents. Regional uses are supported by C-2.
Commissioner McKee complimented the developer and hotel people for working with the residents. He will support approval of the CUP.
Commissioner Hornat was concerned about the wall being built first and if we were acting on the basis it is a Marriott?
Chair Bergman said we can control use of land and how developed, but not what ownership it is going to be. The Commission’s concern now is land use only.
Commissioner Merry wanted the residents to know the 8’ wall will help alleviate noise to immediate neighbors, but further away it won’t do a lot of good. He had no problems with the wall being built first.
MOTION: Commissioner Merry MOVED to approve OV8-08-03, Sunway Hotel Group Inc., represented by Manning Construction, the conditional use permit for a second hotel, located within the El Corredor Development at the northeast corner of Oracle Road and Linda Vista Boulevard subject to the conditions of Attachment 1, labeled Conditions of Approval, with the added requirement of a 50 foot landscape buffer on the east side of the lot and a 130 foot setback, and the 8 foot high screen wall be built as early as construction will allow. Commissioner McKee seconded the motion.
Comments:
Commissioner Hornat said the community would rather have a hotel than retail, which is a driving force for his support.
Chair Bergman added that the ordinance does provide that this is a conditional use in this zone, and Ms. More’s explanation that we can look at the details of the project in terms of compatibility, size, etc., satisfys her concerns.
Motion carried 4:1, with Commissioner Adler voting no for reasons stated above.