Despite opposition from a number of local hotel operators, the Town’s planning committee is recommending exemptions to the height restriction and parking bylaw for a new hotel development at Commerce Park.
The developer is proposing a 92-room hotel be built behind Wendy’s restaurant for Home2 Suites by Hilton. According to planning documents, the lot has 160 metres of frontage on Highway 60 and 40 metres of frontage on Centre Street North.
The planning committee agreed to recommend a zoning amendment that would permit an increase in the height of the building from 11 metres to 15.65 metres, a reduction in the number of parking spaces required from 94 to 85, a reduction in the number of loading spaces from five to one, and a reduction in the width of the drive aisle from seven metres to six.
The exemptions don’t sit well with a number of area hotel operators who feel strongly that given the need for exemptions on height and parking for the proposed hotel, the building is too big for the lot.
Matthew Phillips, Executive Director of Operations for the Aurora Hotel Group (Holiday Inn Express), echoed the concerns of the hoteliers in a letter to council saying that the building “will act as a visual distraction, being five times as tall as its neighbouring building (Wendy’s) and also right along the most picturesque entrance into the town of Huntsville”. Phillips suggested that council look at the impact of the height of the five-storey hotel from various vantage points.
Also of concern to the hoteliers is the reduction in the number of parking spaces required.
They are trying to fit a building into a space that is not large enough. If we were to stick to the bylaws, the bylaws clearly state that you have to have x amount of parking. The reason for that is on those nights when the hotels are full, 35 times a year, they would be short 14 parking spaces. Where are those 14 cars going to go? So they are anticipating that they are going to use overflow parking. My question to that would be, what happens when they want to develop that site?Matthew Phillips, Executive Director of Operations for the Aurora Hotel Group (Holiday Inn Express)
The Town’s Manager of Development Process, Kirstin Maxwell, does not share those concerns. In her report to council she wrote, “Upon review of the architectural renderings and attending the site, it would appear that the visual impacts of the building would be minimal, as it will be nestled at the bottom of the substantial hill adjacent to Centre St N and Highway 60, and no breaks in the naturally treed skyline will occur … the reduction in provision of loading spaces, as the hotel is not proposing any food or banquet services and a small amount of meeting space does not seem unreasonable … As to the reduction in parking spaces for hotel units, the applicant has provided a letter from the owner of the lands noting that overflow parking could be accommodated on the vacant lands to the south, with a formally documented agreement.”
In the end, members of the planning committee voted to recommend the zoning amendment bylaw as presented by staff.
Somewhat germane to this particular file, it’s high time we actually had a good healthy discussion about height restrictions in this community. It seems odd to me that we have a hard and fast number that’s a height restriction in a community that’s all hills and valleys. If you look at the development of Commerce Park as it is so far and you look at the Holiday Inn. It’s five storeys, slightly over 15 metres, and yet it doesn’t have a huge negative visual impact on the tree line. But Home Depot at the top of the hill, which is 10 or 11 meters tall, you can see it from outer space… We need to think a little more carefully about what our goal was with the height restriction. If we want the trees to be the predominant visual sight line in our community then that’s the litmus test. And so I think that’s the way we have to look at this particular project. If in fact the hill and the trees in behind it are what’s predominately going to hit the skyline then I think we have the answer. … I’m not fussed about the parking either because frankly I think our parking is a little bit overblown too. I think some of our requirements force us to pave way more than we need to.Mayor Scott Aitchison
Home2 Suites by Hilton presently has Canadian locations in Milton, Fort St. John and West Edmonton.
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Sandy Kelso Jennings says
Thank you Doppler! for keeping people informed on the development of Huntsville. I look forward to reading your article from the same planning meeting regarding Halmont Properties’ bid for zoning changes for it’s new development project at Grandview.
As a current owner at Grandview I have heard from many others owners and Fairly Lake Residents that they have not been able to obtain or review consistent and accurate information as to what is happening with the process. With the decline in community news outlets, many are ill informed and have missed their chance to come to town meetings because of it.
As a result of last week’s meeting, it is important for the public to know that these will be voted on at next Monday’s council meeting.
Thank you!
Sandy Kelso Jennings
Craig Nakamoto says
Why do we have height restrictions and parking bylaws? Why do we have heritage building rules? If they are constantly being ignored by the planning committee. Someone please enlighten me. Why can’t we plan for seven generations and start making some wise decisions? We still have an opportunity to build a great town in which generations to follow can thank us. Time and again municipal planning fails because the planners are looking at short term gain and they are not thinking about the big picture and the future. I don’t understand this failure. There are countless examples of cities and towns which are rampant with urban sprawl, lack of green space, poor public transportation planning, terrible road and pathway design, etc. There must be more to it than I understand.
Maxime Riviere-Anderson says
Question: who here would prefer staying at a hotel next to a noisy, characterless highway that overlooks a generic greasy spoon instead of staying at a hotel that is only steps away from the vibrant attractions, restaurants and nightlife of a town or city core? I’m guessing most people would pick the latter.
Given this assumed consensus, it seems logical to me that our downtown restaurant and shop owners would benefit greatly from a strategically placed downtown hotel designed to lure travellers in to spend some money and enjoy themselves rather than pushing those potential customers out to the periphery.
Now where could we place such a building… Wait! isn’t there an empty, former hotel/apartment lot available in the town’s centre?! I am of course referring to the unsightly old Empire Hotel lot. How fitting it would be to fill such a space with a building designed to complement the character of Huntsville’s historic main street, all the while being only steps away from all our local businesses and waterfront, as well as being close to a train station begging to be reactivated?
Alan Perry says
Let the town grow. It’s good for the community for jobs and some revenue for our town. Anyway maybe if we show we are growing it will help us keep our hospital in this town.
Brian Tapley says
The previous writers all make good points. I wonder if the developers could somehow be enticed into building in the old Empire lot. A decent hotel in that location would need more space than just the previous Empire portion of this lot however and parking would, or at least should be, enhanced to a greater amount than normal in the downtown as parking is already an issue there. To accomplish this goal I could see some variances to existing zoning being appropriate at this location.
I thought the height limitations were somewhat imposed by the ability of the fire department to reach to that height with their equipment.
Regardless of all this, to be somewhat fair, a new hotel should follow the same rules as relatively new existing hotels in the same area, (Motel 6, Holiday Inn and others. Especially if those rules are still current.
As for Home Depot, yes they make a great “beacon” for people flying over…. you can’t miss them but I am always disapointed that they have these two big flag poles and never bother to fly even a single Canadian Flag. At least Walmart flies a big enthusiastic Canadian Flag and they are a USA company!
Personally, a site next to a steep hill with a stop light at the bottom and some heavy truck traffic, overlooking Wendy’s…. well that would be pretty low on my list of places to stay in the area if I was a tourist.
Teresa Child says
Ok…here’s my 2 cents worth. I don’t think we need any more hotels..and motels. Why can’t we concentrate on the residences we have in Huntsville. If you all would get your heads out of your pockets you would realize what is NEEDED here. And what is missing. Housing for the Seniors ..Seniors that’s people over 60 ….60 years and older … not younger …,not families… not the undisciplined . . Seniors. Yes I’m a 73 y o have been living here for 12 years.. I’m not politically involved with any parties. I just see what we need. The empty space at the Empire …very valuable property. The university property is available. Yes I know. ..heads in your pockets. lots of families in Huntsville are working two some three jobs and they need affordable day care. Think ,… make a list ..must be other ideas than another hotel…how can we make our Huntsville council keep our values, and stop sliding through common sense.
Teresa Child says
After thought …… we need affordable senior residential apartments and they must, must be adults over 60. Tkc
Dave Kealey says
Ms. Childs; you are stating examples of public spending, good ideas all but not something that this hotel would address or even be concerned about. I am more apt to side with the suggestions of Tapley, Nakamoto and Anderson where they suggest the use of the Empire lot. While using that lot why not expand the idea and use the entire block of underutilised space(former A&P, and offices) and put up a multiuse building that follows existing guidelines pertaining to height and parking stipulations. Expropriation would not, nor should not be ruled out just because it is against someones idea of economic fair play.
Dave Kealey says
How about the proposed housing units along hwy 60?
Sue Corson says
Maxime makes an excellent point! I am also wondering how many more hotels Huntsville needs. There appear to be an abundance already. Also is this the norm now? Ignore the bylaws? Seems to be happening alot. Just saying…