HomeMy WebLinkAboutFebruary 7, 2005 Agenda
AGENDA
CITY OF DENTON CITY COUNCIL
February 7,2005
After determining that a quorum is present, the City Council of the City of Denton, Texas will
convene in a Special Called Meeting on Monday, February 7,2005 at 11 :30 a.m. in the Council
Work: Session Room, 215 E. McKinney, Denton, Texas at which the following items will be
considered:
1.
Receive a report, hold a discussion and give staff direction regarding re-development and
enhancement of neighborhoods.
2.
Receive a report, hold a discussion and give staff direction concerning regulating
extended stay facilities.
NOTE: The City Council reserves the right to adjourn into a Closed Meeting on any item on its
Open Meeting agenda consistent with Chapter 551 of the Texas Government Code, as amended,
including without limitation, Sections 551.071-551.086 of the Texas Open Meetings Act.
CERTIFICATE
I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the
City of Denton, Texas, on the day of , 2005 at o'clock:
(a.m.) (p.m.)
CITY SECRETARY
NOTE: THE CITY OF DENTON COUNCIL WORK SESSION ROOM IS
ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT.
THE CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING
IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED
MEETING. PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349-8309 OR USE
TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING 1-800-
RELA Y - TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED
THROUGH THE CITY SECRETARY'S OFFICE.
AGENDA INFORMATION SHEET
AGENDA DATE:
D EP AR TMENT:
February 7,2005
Economic Development
Mike Conduff, City Manager ~
ACM:
SUBJECT
Receive a report, hold a discussion and give staff direction regarding redevelopment and
enhancement of neighborhoods.
BACKGROUND
Darlene Mullenweg, a local realtor, recently visited with Mayor Brock: and Mayor Pro-
Tern McNeill regarding neighborhood improvements in the City of Richardson. Ms.
Mullenweg is a former resident of Richardson where she was involved in the
neighborhood programs coordinated through the city.
Mayor Brock: has ask:ed Ms. Mullenweg to share with the City Council her experience
regarding the advantages of active neighborhood groups. She also will talk: about a
program in Richardson to redevelop older neighborhoods, resulting in increased valuation
and attractiveness of the area. In addition, a representative from the City of Richardson
will be available for questions regarding Richardson's neighborhood programs.
EXHIBITS
Pages from City of Richardson Neighborhood Services Website
Pages from City of Denton Neighborhood Services Website
Respectfully submitted:
x~ ~ i!a¡ A ir
Linda Ratliff, Director
Economic Development Department
- 1 -
Cityof -~ - - - -. Senña5
,..- Neighborhood Integrity
NEIGHBORHOOD INTEGRITY
The Neighborhood Integrity Program was created to help maintain property values and
neighborhood desirability and to encourage revitalization. This takes a concerted effort
from all of Richardson's owners and residents. By working together, we can keep
Richardson an attractive, healthy, and safe place to live and work.
Over the years, minimum property maintenance standards have been established to help
realize this goal:
ADDRESS NUMBERS
To enable the Police and Fire Departments to respond quickly to emergency calls, address
numbers must be posted so that they are plainly visible from the street and alley. Numbers
must be posted on the curb or curbside mailbox. Street numbers are also required on the
... . .... . . . . .. . ... .. . . . . . .... .
.¡
On July 26,2004, City Council
adopted Ordinance No. 3473,
amending the Code of Ordinances by
amending Chapter 13, Section 13-1 to
regulate the parking of certain
recreational vehicles in residential
areas. Click here to view the ordinance.
View a list of recommended plants for
creating a screen.
must be posted on the curb or curbside mailbox. Street numbers are also required on the
front of the residence and at the rear of the residence on the house, garage, fence, or other
structure between 3 and 10 feet from the ground. Numbers must be a minimum of 3 inches
high.
FENCES
Property owners or residents are responsible for maintaining the condition of the fence
around their property. Fences which are leaning severely or which are missing slats or
sections are in violation of the City's code.
New fences or significant replacement of existing fences require a building permit. Call the
Building Inspection Department at 972-744-4180 for more information.
YARD PARKING
Vehicles may not be parked on the grass between the front building line and the street, or
between the side building line and the street on corner lots. In addition, vehicles may not
be parked on the grass on vacant or unimproved lots.
VEHICLES
Junked or inoperative vehicles may not be stored in public view. Trucks with a rated
capacity of more than 1.5 tons and construction trailers greater than 8 feet in length may
not be stored in a residential district.
OPEN STORAGE
Storage is prohibited in the front yard, carport, and front porch. All items stored outside
must be screened from adjacent properties, streets, and alleys by a 6-foot, solid wooden
fence. Outside storage is limited to 1 percent of a residential lot. This ordinance does not
pertain to operable vehicles with a valid state license and registration.
HOME OCCUPATION/GARAGE SALES
If you want to operate a business from your home, please contact us to ensure that your
business does not violate the home occupation ordinance.
Each residence may conduct no more than three garage sales per year, lasting no longer
than three consecutive days.
TRASH & DEBRIS
Property owners or residents are responsible for ensuring that their property is free of any
litter or debris. In an effort to control litter, residential trash must be contained in approved
plastic bags and placed out only on your collection days.
If you wish to dispose of (rather than recycle) small bundles of branches, they should be
cut to 3-foot lengths and placed out on your regular collection day. Call 972-744-4111 or
click here to collect brush and bulky items placed at the curb on your special collection
day. Branches of any length can be collected from your curb and will be converted to
mulch, which is available to all Richardson residents for free!
Richardson has convenient curbside recycling known as the Blue Bag Recycling Program.
For detailed information, call the Recycling Information Line at 972-744-4231.
HIGH GRASS AND WEEDS
Property owners or residents are responsible for maintaining the grass and weeds at their
property. Grass and weeds are in violation when they reach a height of 12 inches. Owners
or residents are also responsible for maintaining the alley easement adjacent to their
property.
VEGETATION
Trees, bushes, shrubs, vines, etc. must be kept trimmed 7 feet above sidewalks, 14 feet
above streets and alleys, and 1 foot back from the alley pavement. Vegetation should be
maintained so that it does not obstruct the view of persons using public streets and alleys.
MINIMUM PROPERTY STANDARDS
All buildings are required to be maintained by keeping all exterior materials (brick, wood,
siding, roofs, glass, windows, doors) free of holes and breaks. All wood surfaces are to be
painted, protected from the elements, and in good condition.
WE NEED YOUR HELP!
With the help and cooperation of Richardson owners and residents, we can maintain
attractive, healthy, and safe neighborhoods and ensure that Richardson remains a
city in which we are proud to live and work.
QUESTIONS
If you have any questions or comments, please contact Neighborhood Services at
972-744-4166, or the Neighborhood Services group email.
Regular office hours are Monday through Friday from 7 a.m. to 5 p.m.
Cityof -~ - - - -. Senña5
,..- Neighborhood Enhancement
NEIGHBORHOOD ENHANCEMENT
Every Richardson neighborhood is
unique, possessing certain assets and
eaknesses grounded in its history and
current standing. Our neighborhoods
exist in the context of a competitive
marketplace in which current residents
and regional newcomers make choices
about where to live. A healthy
neighborhood is a place where it makes
...... - ~economic sense for people to invest their
-'btime, money and energy.
Neighborhood enhancement strategies are proactive measures to encourage residents to
i r'Y"I r"U""'U'" fh" i r" h" r'Y"I" ,"u",,"" n" i,.... h h"r"h""rI h""" nrl r'Y"I i n i r'Y"Il I r'Y"I ~f,"" nrl '"" r"rI ~ en h,"" n """'r'Y"I" nf
QUESTIONS
If you have any questions or comments,
please contact Neighborhood Services at
972- 744-4166, or the Neighborhood
Services group email. Regular office hours
are Monday through Friday from 7 a.m. to 5
p.m.
improve their home and neighborhood beyond minimum standards. Enhancement
strategies should be fashioned to address the specific challenges faced by each individual
neighborhood.
Successful neighborhood enhancement strategies start with understanding a
neighborhood's assets and weaknesses. It grows out of a clear understanding of what's
going on in the neighborhood and results in strategies that reinforce what's working and
seek to improve what's not working. Once we understand what's working and what's not
working in a neighborhood, there are a number of strategies that can be customized to fit
the individual neighborhood.
Neighborhood Assessment Program
0 Guiding Principles
0 Components of the Process
Neighborhood Vitality Program
0 Entry Features, Screening
Walls, Bridge Aesthetics, and
Sidewalk Repair
Matching Fund Beautification Program
0 Landscaping improvements in \.
median areas of neighborhoods. ~ -
NIP Volunteer Program -'--""---. ".-.
0 Home improvement projects to address code violations that cannot be
abated by the resident.
Existinq Neiqhborhood Enhancement Strate~:
.
.
.
.
New Neiqhborhood Enhancement Strateq1!2§.:
... -
There are many strategies used throughout the country to enhance neighborhoods. City
staff is in process of drawing upon these strategies to develop customized
recommendations for future City Council consideration.
Cityof -~ - - - -. Senña5
,..- Neighborhood Relations
NEIGHBORHOOD RELATIONS
Neighborhood relations strategies are a crucial ingredient in a healthy neighborhood.
Neighborhood relations strategies can only be successful if neighborhoods successfully
self-manage themselves. What is neighborhood self-management? Neighborhood self-
management happens when:
.
Residents manage the day-to-day activities on their block,
Residents feel comfortable being "neighborly,"
Residents get together to work on problems,
Residents take action to reinforce positive standards,
Residents maintain effective partnerships with City leadership to develop policies
that foster attractive and healthy neighborhoods.
.
.
.
.
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QUESTIONS
If you have any questions or
comments, please contact
Neighborhood Services at 972-744-
4166, or the Neighborhood Services
group email. Regular office hours
are Monday through Friday from 7
a.m. to 5 p.m.
Neiqhborhood Relations Strate~:
.
Neighborhood Association / Leadership Sueport
0 The New Neiqhborhood Association Development Proqram
0 Neighborhood Services Articles
0 Assist associations to increase resident participation.
0 Provide leadership training for associations
0 Provide a clearinghouse of "best practices" for leadership to use as a
resource in managing their associations
0 Monthly City Council / Neiqhborhood Association Presidents Meetinq.§..:.
.
Neighborhood Awareness
0 E-Mail Update Proqram
0 Request a speaker
.
Neighborhood Promotion
0 Promote the success of Richardson neighborhoods within the
neighborhood and to potential homebuyers.
0 Create publications focused on the promotion of neighborhoods.
Staff continues to draw upon these strategies to develop new
recommendations for City Council consideration. If you have any questions
or comments, please contact Neighborhood Services at 972-744-4166 or
the Neighborhood Services group email. Regular office hours are Monday
through Friday from 7 a.m. to 5 p.m.
Cityof -~ - - - -. Senña5
,...- Homeowners Association
HOMEOWNERS ASSOCIATION
This page is dedicated to the homeowner's associations in Richardson. All content is
strictly for informational purposes only. The map attached here has links to local
Homeowner Associations. We also have articles which you can include in your
association's publications.
Currently we have links for: View map
. Breckinridge Farms . Marlborough Square
. Breckinridge Park Estates . Reservation
. Canyon Creek . Richardson Heights
. Clear Sprinas Place . R if"h I ~ nrl I\Aa~rlt""\\AIC
. Breckinridge Farms . Marlborough Square
. Breckinridge Park Estates . Reservation
. Canyon Creek . Richardson Heights
. Clear Springs Place . Richland Meadows
-: . I I I . Creek Hollow Estates
. Richland Park
. College Park Saddlebrook
.
. Duck Creek
--- - -r--..¡¡ - - - - - L"- -- .- I . Sharp's Farm
. Fairways of Sherrill Park
.. I South West Richardson
.
. Greenwood Hills Community
. Spring Park
. Heather Ridge Estates
. The Reserve
. Highland Terrace
. University Estates North
. J. J. Pearce
Knights Bridge Estates . Woods of Springcreek
.
. Knolls at Breckinridge . Wyndsor Estates
. MacKenzie Meadows . Yale Park
To learn how to start a neighborhood association in your area please click here
City Council
Cityof -~ - - - -. Senña5
,..- Express a Concern I Make a Comment
COMPLAINTS
If you would like to express a concern or make a comment or suggestion about any of the
following issues, please click on the topic. Your email will be automatically directed to the
appropriate people.
1. Barki ng Dog
2. Stray / Wild Animals
3. Too Many Animals
4. Illegal Dumping
5. Unsanitary Pool
6. Draining Pool into Alley
19. Street / Alley in Need of Repair
20. Bright Light Shining on Residential
Property
21. Address Numbering
22. Yard Parking
23. Oversized Vehicles
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.
Early Morning / Late Evening
Noise
Junk or Abandoned Vehicle
parked on the street
Oversized Vehicle or Trailer
parked on the street overnight
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6. Draining Pool into Alley
7. Draining Oil into the Street /
Sewer
8. Mosquitoes
9. Overgrown Trees / Vegetation in
Utility Lines
10. Utility Box in need of Repair
11. Work bei ng performed in a
Right-of-Way / Easement
12. Parks Maintenance
13. Creek / Natural Area
Maintenance
14. Traffic Signal Out
15. Street Light Out
16. Street Signs are down / missing
17. Sign Posted in the median / on
light post
18. Sidewalk in Need of Repair
24. Construction Trailers
25. Open Storage
26. Home Businesses
27. Home Occupancy
28. Accumulation of Trash, Debris, etc.
29. Dumping
30. Garbage Receptacles
31. Garbage Collection
32. Disposal of Brush, Shrub, Trees, Etc.
33. Sight Obstructions
34. High Grass / Weeds
35. Overhanging of Trees / Vegetation
36. Minimum Property Standards
(Paint; Wood and Siding; Roofs;
Foundations; Doors and Windows;
Garages / Accessory Buildings;
Gutters and Downspouts)
37. Other
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C IT'l OF DE\TO N ~ TEXAS
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Cítizen Participation
;-h? ~ 0 f~..l {1,.,1 CCL"'n q } n fo ti n a t"-o n
Cou nci I M eeti ng S
When
Ci LV Co U Iì[ I~ lììeeti rH}S [j r~ heJd
- ~ t t - ...¡-
e\/ery I LH~"StÚ.lY.' c~xce pt .I~~ '). ,
Tuesd ~y I of eG\.J~ rrlo n~h ~t 6 ~ :1D
pm I-I""'¡ the Co',)nci I Ch~~m bers,
\,Vo ~k ~css ions 9 er:.e r(-) I' y beg In at
..;: 30 Dnl in lh~ \.~"'crk Sessicil
,
Roan-I, :'Jut f11ay bcq i rl ~,J rl ¡er
(J epe~1:{J i ny u po.!, tl"'lfi. :ìl...=-t te ria 1
iJcd ressed, x~cl.1tiv£. Sessions.
{C=oscd rv¡ e.e.r.n,;s) or Lhc Cou nc;i
~)(:. gin a L 5: J 0 P rìl,
The Cau nci 1 rna y '~_h~~iç í1 ~tE the ~eL.cnd Tu csd dY Gf each lìlon th
fro n I 4; 3 0 pm L Q 6 ~ ] n ) rì1 d 5 d PI ¿¡ n n ; rJ 9 S es s ~ 0 n i r I L h ë \"10 :-f<
Sc-ss iO il ~[)(}rn.
Schedule
."(OlJ c.a Iì .'-'.1 "~...I UH..: :~c~: c:J d .I:-! () 11 111~; or "yOU rnðv cð II the C:lty
See ¡-et,l i-V 's c:ff~cc a L 349 -S3G9,
. .
Wh ere
60th U.I e Cou ncil Cha nìber5 ~nd \"¡oík Session ROO!"T1 a re lac.] tee
,":) t ~.:tlC rrð I PI Cii. Y H a I;.' .2 ~ S [. r~.i r..:<i n ney Stïee:'i Dt n~..o;'"~..' ~X
lóJC1 -
Agendas
1,\ IJ t~ ;"' cL-.:. S .:J rt". :1'./ ¡: . i ¡: :-;.1.. .;. rd. . ~ =~.' 0 i è- ~
Ci t 1" Hi] II at 2 1 S l - r~(.. (i n nev.
Haw to be placed an an
agenda
To ~res~ IlT a c~ri2ell K e ;)()ít,
cnntFJct 'lhè (~I t'l See ret?_iyls o~fi(e
Q
I, :11"';. \ \.\ \.\ \ . (' ! t} -~) fd ~ Iì ll) I ~ . c n nl' l)~} ~~ è:-; "I~." r rÇ ~ r-~~ i ~~ ~1 b\.) rho;...... de ~ 1 P ~ l n hè I r n1:..' ~ llll ~ i ~1 ~ '0. L l.l!l
~ ."'~:; . i n ~ :' ~
c i ~): (I f(~ C J L Ll..~ I ~. L ~ ~ tl1: J )....~ J ~~ r'l J I \ j ~ e L i 11 ~~ J ~1 fÇll'111¿~ l i (} J 1
at ]llg-8309, The deadline to be all tl1e agend~ Lt:; s: GO pm o~
~t1e \J~"'e.j r:fl.sÖav prior tc tile Co U i:cil IJleeti ng.
Speaking on an agenda item
Req ue~t ~o ~;~)~d k 0 n ù 11 ag end a it~llì CeJ Ids a r~ ']v~JI ~~)Ie prior to
t~-::f'.. ~ta rL of tJ"',P. (~ou ncll !"ìleeting a L 6; 30 pill.
Te ~ev ised & Videota perl
~:OlJ nci I ~"'1l't tl ng S I no: Fx~cutive Sessions a nG Pia Iì n~n~~ Se.,::;slcn~:
:1 íe re~e\i.':)~(j or: p L; ~)I ic C~1~~ n ne I 2. E. \,ji(COla ped (0 pi es of the
,.:..:aun cd Ilìee UriC; ~ ~l~ V [)f'- (:h~:.:ockC:.)d out f,on1 th~ p..;:J": 11 3r;::: ,~:: : I
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: 1._.1:':: J ...J. '.~ . I v L..i.-:J\.~
Questions
COl1tncL LI H~ Office or II H~ City ~ecrp.tM ry ""'.1 ho provld es ci Lrze IìS
vy'i t~ i nforrnd tion an fQtïììð I ð( lions of t~le C it~. Cau nci: i n-:.ee.ti n~.j
(~ât~s and ':"i iìlf=S I~ ~u 01 ic Info lïìl(-'. tio n rcq ucsts ~ boa rds ð nu
co m Ilìl.:;sic I r=:: el ec::-ion (J at~; ~ Did i nð nce:=-~( CQJ~ t."(3cLs I deeds ( a no
oL !.H~ r aff!cia I Ci L Y dcclJ nle Il~S.
'~~i tv St~(TCLò ry
2. 1 ~ F. r< c 1< ¡ n n e y
n i ~ ..." L '"' ...... i" LI""'" ;.. L-' 7 6 -- 0 1
... r_.. :"""".11 .ç....o;,...' L
[g4Q'" 349-EJ ~.p.-:¡. tC1X i g4Î1 \,
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349- 8 596
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I_L."(.:r.::.I:.':.I:: "'."...'-!'.r.".,.. '..'.il,..'....'~..
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P~annin9 & Zoning Meetings
When
TtH.: P: i3 nn i rig & Za nin.q
Co r.l rì1 i'S::..::.ion m eett; t,l"}f). seCOr 1(;
and foll rth '1.IVeu ncsc av~ of each
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Where
Th(~ Cúu nc i I Ch¿¡ Iì~b¿r::, lala Led at
c: i ty ~-L~ II I 2 1 5 E I ~i c:.< i Iì 1-'. fI. Y .
Agendas
þ,.: : (I i II.: I~.I:~ :.i r:..1 ;.~ '..1 rj I ;;J :..i i:"" :) .-'.1 i I': 1:' 0 r d t C .I'L V H ã : I ~~¡ e s. t [) i 221 N. E ~ tYI .
Speakíng on an agenda itenl
i~eq uest tn :~pP'ÇJ k on an agc nLla i te:ïl ca rds .] re 3 \/a iL~ b~p. rrior to
the sLJ rt" of thE? Pia n n In n & Zen i~~q r:lc~ti ng at 6 ~ 3û p n' .
.... .
Questj 0 ns
PI eö$e co n:¡:; ct th e p~[jr~n i 1"'19 [Ie ~)a:tlìlent ()f 349- 83 ~CJ I
Denton County Tax Assessor
""fa x aSSèssor- Thc Tax As$~ssor/CoIIGCLO r is loed tecJ [jt 300 E.
J ~ L! ~ ~ : ,: \, \ \ \ \ .l' i ~ Y u ¿ d (: L j i.1.) n I (: U J 1 ì::pa.~ ~ .:i.: ':'.1) r rl~~] lè ~ gl ~ hurt) 0 od l' i t r~ r l J h.: ~ pnl~)~ ì. ~ 11 ~ j nl Ö. c 1-"n 1
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c it \ I) t"(1 ~ HI p J L i..' l ) 111: ~ l ~~ j¡., l.l~ 1 \.f eel] n ~~ [n T~: I ; ~ 1 ~ll i 0 ]]
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îv1.:: Kill n e y - Tr 1 G Lei e ph a"~ r:. n u m be r .. s :{4 9 - 3 500 I
My property appraisal
T h ~ 1 -. ...::. .-1.. (. I. ..-.. r ~ ~ - - r\ _I-. r - I L -I 1 ..... L....- .. ~ n r-" ra .1 S I,:~ ..::- :-", r...... P '"" t+y
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~rçlpcíty c.~~~1 ne¡-'::ih i p i n¡:n1e! ndd leSs cha nge) (] lìd exe m pt[O ns I
FInd is loc~ted at 3911 Mor5e. -:-he t~l~ p ho Ile ~~u rnb~í 15 3'19
j ~~) 0 I
Denton County Commissioners Court
VV lìèlì ~
The C'e ~-'Iton Cc U :lty Co 1"':1 tìì :$':) io nr~ rs CO:_I rt rìlêet~ eve r:y Tuesd ~y
?-. t 9; O:J a n"' .
'1./lìðt~"":.1
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Tr_e (~~J~--l n '~St;iG nc rs Co LJft"roon1 ~s !ocated ~t the Cou n:house .on-
Itl e-Sq ua rei 1: D \:V - H icko ~-y Stíee~1
COil t C) c~. ~
T::e Co Illlì :5siOl1e i~ C curt c,J n he reached ët 34Y ) e ~30.
Denton Independent School District (DISD) Board of
Tru ste es
~...... h fI. Ii ~
The I.; 1 Sf) F1GartJ cf T rustees 1ì1ee~5 !.t1C :::r.:.)ccnd a:'""".d tau rth
Tu (!sCcr~/s of t"h~ rì10n Lh I
I
'.11/ 11C íC;
r'.:eetl ~~gs ~~r~ co n,j ucte.d ~t DrS~ Ce ntr(j 1
l:Joa rd rconl ~ t 1307 r\', ~QCi~st Street I
Cc ntacL:
D ~ S I) Cer I t ía 1 Services L:.1T 369-0000 0:- ùr
Services Off¡ :":f.~S
'.'L--I."..~,- I-J""'r"I~...).'I...'I.)t.l
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CITY OF DENTON, TEXAS
-
"'" r:.'-'~"""I"'I"II"".'~
I';, 'oJ....-,.-'... ,. "",~,L
For::;'::""!!-"; i d!'J fl t:::
r (:or :::'h-',3,' . t:'I".::5i! 5
Erlji):jll)n D'~rlt~'.:1
o~: ~:.; Í'. ~ C' r¥ !":'t: ~
~ I.: :.1 i.': ::-0 ¡"'.:-: r R~::::: i:j ~., ts :.:- '\; (' 9 i-.:.:; ~' 1-'(; ~d :.:;:: r..¡ ICP":; ~:- City C (",n t3 CIS e.:. S::: C.:2J kL': ~:-=.;I H LJ r(-::a~: t~r Î\ C ~g h:.o ~ I':ú'..::.d~
Neighborhood Services
City Con ta c ts & S pe a k e rs I au rea U tor ~"J e/g h borho ods.
You r org~ 11 iz.~tion n"'!ay I,ave an 1r1 lc rC$l ä bout a n~ig hbo rhOOd
issue ~u{h ê"S cri me preventron~ mosq U ¡to aba terlîent~
be a ut~Fic3~ion) tla rnc Or sim i~a r topics. lhe foHowi ng c~ry contacls
are prepa red to assi5t you í ne igh borhood orga n i7ation ,,"vLt h
qu estioJì.s re~ated to the i r department Drag rams a nd sen.¡~ces- If
you arc u ncerta i n a bout \.vhom to ca Il, the N eig hbo rhood
SerVices co lìtact '..~J iH be hd ppy to gujde VOtE to the correct ci LV
staff Derso n,
..
..
..
TO SChëd';.~~c a speaker to cover you r ¿¡ rea of ~n te rest, your
org~ n i7a tio ¡-¡'s preside nt may çOf!ita cr the follo~yi ng ind ividu[] Is at
least tvvo \oveeks a head of you r meet~ng date. Every effort 'A'iH be
mad e to arcon~rnodâ l~ you r request,
..
...
VVe I~o k forVo/àrd to aSS~5~i ng yo l.J!
Com rnu nity Deve~ 0 pm ent
Bãrbara Rossr Menager of Co rn nltJ nity Deveiopnlent
(940) 349- 7726
h 1 L P ::."", \\" \\- \v -~ i ty lì fd I.;.:n ro n - ¡,,:-o [11.1 page s/ fn TTe ~Il (:] g h b('l rh 0 OdL 0 1"1 t~c ~ s- t: fn1
1/2 Ú/2 U() S
Neighborhood Servjces
~..., ichelle Cu n ning ha rrl t Corn mu n it V
Refations Coordinator
(940} 349-S308
City M a nag er~s Office
Setty \"'J i I~i.[)mst DI rectoí of
~1 an ðg ement & Pu bHc I nforn1atFo n
(940) 349 - 8 302
Pan1cld Ra rnbo-Esti~1 I Assista nt to
the C~ty Counci I
(940) 349" 8 554
Housing Assistancp.. Prograr!7
C] LY(Jfd~nton~(OrH; c-.] l}" (' o[j~acts & SpeÐ kct's' BlL[~all tDr ;\t.-:-i~llborhooùs
L\.~~sa Rodrig uez G[] rci¿) r Cotnm u n ii:y [Jeve loprrl;cr. t CDQr~~nator
(940) 349- 7238
rJonJe fn7provement & Lead Abaterncnt Progran7s
~\Ja ncy ßa kef) Housi ng Prog ram Ma na ger
{940} 349- 7237
5 Deja f 5 erv ice 5
V'Ienc.y Na liSt Socia I Se~l/ Jces (eoru i nàtor
(940) 349- ì 234
E C Q n 0 rtJj$;. De \J e 1 a p men t
L~n da Ratiiffr Di rector of ëconom ic Dcvc!o p ment
(940) 349-8303
Fac~ li ti es Ma nag em ent
Bruce He t1ni ng ton t Drrector of Faci]~li~5 Ma nagenle nt
(91Q) 349-8134
Fire
Ross Chadwi ckl ¡;re Ch=cf
(940) 349-3830
Con7nJunlty En?ergency Responsc Team
Johr1 -~UdSOí\ E n1e rgency Ma nagemen L Progra m Ma nager
(940) 349-8836
F ~sca I Operations
D~anõ Ortiz( DI rector of Fisc[)J Operations
(940) 349-8224
H u ma n Resou rces
(:ar~a Rom i ne, Director of H II rTla n Rcsou rces
{940) 349.. R344
Leg a~
~d Snyder t De pu ty Assista nt Atlou rney
{9¿~O} 349 -. H336
Li b ra Þ""i es
Eva poo1e r Dãrectorl Denton Pu b I~c LFbrã rie$
{940 ~ 349" 77 35
A Q'U It 5 e rv ices
Li nda Tourainel Ad u It Services Coord i nator
{940) 349-8762
to u th 5 el'¿ic€s
i'-1arth.J ~d m l.1:ldson I You~h Ser./Eccs Coord i nator
i 940 \, 349-6774
I.. ~
Parks & Recreation
Parks 8.. Recreat~on j.JrD9rarTJ~ & Services
h Î t p: ;'..\ V\ V\ \" - (' i l Y (~ Cd ~n [On - ~ 0 I] 1 /pJ g~~ s./tor rc $] lei g h bar h~.Jo de U 11 U.L cis, c1 ITl
l)a~~~ ~ {) f 4
....
l/'l Ú/ìO{)5
Cjly{~ 1([t"Jl[On_Cnnl~ Ci{y C. Or~~ac Ls & Sp~akçrs' ßUre~l~ l~Jr Ne j ~~h ho['hooJs
'-
Janet Sjm pson r Di rector, Dento n Pa rks & Recrea Lron
(940) 349-8274
Keep Denton Beautiful
)\relg/~bDrhood Organi2ation & Exp.cvtfon
~[1~1cjn r.= Bentiey) Prog ra m Ma nâger
(g/irG) 349- 7 770
t. e/surc. 5erv/{:es 8: Programs
Water Park
]a mes ~Vh Italorc.. Leisu rt' Se I""V ices Su per\hsor
(940) 349-8268
Park Açr;u¡s,~ti(Jn! Oevelopmen( Construction
Bob Ttchner I PL:Jnn i ng & Co nstructro n S uperinte nd ent
(940) 349- 8 27 5
Pa~.k Operations,- Scr.¡/ces) Maintenance
Emerso n Vorel I Pa r k$ Su pe rin te nd Cn t
{940} 3.-+ 9 - 7135
Special Events & Block Parlies
J an~e M cLead I Com m U njty Eve nts Coordi na lor
(940) 349-8272
P~an nj n g &. Develop ment
Sui~d i ng I nspect:on~
(940) 349 - 8360
Oed rrJ Rag~and t Con1prehensive Plan n i ng & Rcsaa rch Manager
(940) 349-8378
Don na 8a!ema n I Develop rT' Cn t Revrew Manage r
(940) 349-8372
Po~ ice
Pau I Abbottt C~pta i n~ Dente n Pol ice Dc:pa rtmen t
(940) 349- 7942
C"""'d... Erl ~or"'--~míJIÍ.L
i..J c.: ..) - L..~ (J.¡,: I L
DGbb ie Branl1an1 ~ Sen ior Code ~n forre ment Off[cer
( 9,'~ 0) 34 9 - 7818
Public Information
Kicístcn D1ctcrlc I Pu bhc I nförrnation Ma n8 ~er
.~940) 349-8171
Joh n c~ bra leSr Pu bric I nro rmation Officer
{940) 349- 8509
Ton va Den1 erso 11, Reprog ra p hies Manager
(940) 349-8129
hit p:;'/ \ \"\)" \" - (: i L Y ~) fd ~ n l on - (: unl/pag L~/ 1"0 rn..: ~Il ~] g h bo [') \00 d LO n tac ts - L fn1
Pag~ -; 0 t' 4
1 /2Ö/') no 5
c i ry ù i ûen1(1 n . CO Ill: C~ it Y l-'ü nl ac f S & S J ea k Ç' rs ~ ß u r~ (111 t"O r i\. e f L~h bor h no d s
r)(i Œ(~ 4 of 4
'-'
Pu bl ic Tra nspo rtat r.o n
Pub I it Tra Ilsportation (Ll N K)
(940) 566- LIN K
Sqlrd Waste
5i lIy S pr{"] be a ry I Collection Services Manager
(940) 349-8004
Technofogy Services
Alex ~ettil, Oi rector of Technology Se;-vices
(940) J49-8595
Traffic
Kevrn Arndtt Traffic rr1 ~ nag er
(940) 349-8462
Ke Ith Gabba rd r Su peri ntendcnl of Streets. Tr.[)ff~c & Dra(nagë
(940) 349 -1144
Uti I ities
A drn Ù1 is tr v t/on
K¿Jtheii ne 8a rnettr Speci~.1
(940) 349-8202
Projects Coo~d i na ~Oï
t"/ c c tric
Gl~n n :~~s lìe r, Ass]stan t Oi rector of EI ectrict
F.lectric
(94 0) 349 - 7 121
Denton Municipal
Bjjl 8u nsel meyeLI r~a rketi ng 5erv~CC$ Ma nage r
(940) 3~9- 7328
Jess ica James) f'.1 â rketi ng S pecialjst
(940) 349-7142
;Natet
D~v jd V.¡ acha~t ~V ate í Uti I ities Caord i nator
(940) 71.07
Su bmit rJ B~Jg R"¡PQ rt
C(I 11~(:1 li Ð
P:r ¡."'rJ c:y Pol ¡ c:y
L~n kifl g Po I ¡c~
De-p.:~ In~ n~ I n de>:
i::: -ffla;~ ~ h B
(::;. ~ 005 Ciiy {If Dc-nton. T ex.as
~1 t ~ P ~ /!\v \ \:,~ \- - ~] L Y ~) J èl~ n ion .L"O!11/p jj g (: silo [[I::; nl~ ~ gl ~ b 0 rt) (1 ode 0 nt ac \$. C fnl
1/'6/:Ü(J5
tit \ Uld~'L11lJ~1.~~1..In1; l 'I as~e:-; fn r ~. (~i ~hburs
I .....
CITY ()F DEt\T()N~ TEX/\S
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Neighborhood Community
(- / :-:- L- -.=.3":- $"j"" '\} ,- 1 c¡,I-, r...-. r 5
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The Cd_V of De nIon offers a
11 u r:l cet (~r [I d$~(::"s to citi7ens Oil
Sli bjects r.J ng i nq rrOill s(] fety
[0 p :c~~ Lo Icvver -COSL ~ö r,dsca r-i ng-
C lä~SC~ a rt='. .Jfh?'~ cd free of cha t"ee
....
.)r ,,~r CJ '.jl: ry no r.ll na I COSL,
Citizen S Po lice Aca d emy
Ccntact the P(.\~ ice De pa rtnìfl.lì~ at
349-i'9/H
Citizen 5 FI r-e Acad e n1Y
ContaC::L the I ~ n.:- f)( [;.::1 rLrr.~ ni
Pu b I~ c .... d l!C.J tio n OffiCt:.-:-r å L 349-
3 11 E ~j ~ ~.! II ....:- u ~ Ul~. r" 0::--:, '.:] I':. ~ ¡" (: ~. i (! n
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CPR Training
Cont~cr t !1P. :""'"¡ n.:. DCPd rtrne n': Pu 1")1 ic FeJ uCð lie n Officer [): ~49.
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H Ow to Sta rt/ Esta b ~ish a N e~ 9 h borhaod Assoc:i at~on
D~t~fm i n in 9 the orga n iZð L 0 r~ll$ bo u nda ries) by lal,.v5, strut:lur~ I
na !l1fJ... r cu es.. as .........ell as p;a nn i ng t~le ri rs t rnec Li rH)) .~romoi:i ng t:l i?
fI ;st meel¡~:~] n~ Iq h bo ~-noQd - \-'¡IGe I ;)Ia n n~ ng ~ Ie k -ú~-r
a c::lvit¡ES! eve. n ~s.1 p: a.'~ n i 1)9 êI n :n I tlal rrle~ll be r:~h ip G:~ve 1 etc,
.~on Li)cL Lan (I ne ße~~ tley a l 349- 77 7 0 I
How to Grow Your Ne ig h borhood Association
)\ssess i ng nei~ rl borho~d needs) erg ~ r:¡ li ng nel.'\.1 COIl:~ìl ittees r
pa rlne rstn p:::.. ru nd ra 1.51 ng I neig h bol'hood com rn U n icat;o Iì 1 r. C't..
rì1(-rnDQ r ~9 nd va;u ntee:- rp.r ru itn,er¡:::( \."¡Oík~ng '..".1 i:t1 COr rl rT~.lI rl i L Y
I eac e r~ d nd c;ty de ~[jrtlìl er::ts 1 etc. Contact La !lei ne Bent ley (:I t
349- 7770,
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¡:: 0 rei t I 7. ens of Ij II a 9 P. S ~ \/ i ê V...' ~ r d c~ 1,-')" n I, :.).-~ J L ""':€" : ,:OJ ~ ~~ ~~ r. '~:::.J H- d ~"I ¡ e \) r
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Xerisca pe Classes
"I~V alQ~ l)~11 i::ies offers free XeriscëI pe classes, To reg I:Jer fer d
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residential a:reaSr stll d I~S do nOl I nd ita te that thcs~ ~iq n~
red uce a ccieJen ts 0 r s 10\.\1' (I ilVGfS, l f S LJCh 5~g ns en co u râg e
PC) rents a rid ch i:d ren to be IJe\je Uu:::re IS 3rl ? ddeó deg lee of
prctection - the pu b I ic safety is net Dei ng se rvE.d, A~ a
practlca I Co nsid eratiorl ( ch~!d re n sir! auld not be erlcoliragecl
to pia Y III the '5lreet, The Ciry of De ntOrl does not i rlsta I!
, rJl i itl r en a t ~ I a y II ~ i 9 n s :~ In ce it is.] d ire c t d n d 0 pen
SL 9 geslio rl th.Jt tlìl5 t)ehavlor i$ ~~ fe,
~~--( a u~e af th est ~eriGus consitl ~fätion~: 5t-~ t~ an::l r-edera I
stand a rds proj"'.i b it" tt,c use of II Chik~ i~!ì ~t Play.' signs,
5 ~~cif![ I.^l() tïl i.:-' Os ror s(ho~~~;.' playg ro LJ n~51 ~a rks [] nd othc r
r€C'rea Lio na I ~¿~ci~i tje~ are .JVin Ie blc 'If/he re cle all y justifled-
Fo í ot.tler a'.,/ð IJ[] td? ~jetc:rents contact Lhc rr.Jffic ~i1 q i neer
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.. M issln 9 stop a nd street
name signs Or to add a
neighborhood stop sign
Con Lt)ct the Tlë ffic Co n~ rei
[J i\fi~ion ö l 349 .B46 2,
. Sign Ordinance
Fv~ q ue~t; n n~ req õrd i ng or ¿¡
co PV Gr. :.he De nton Si~n
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E nfc rCenlf. n: e. t 349- 7819.
Speed h urn ps
~treets ~.dcn II fied as pri rììd ry
ro .Jlcs fo~- .?I--lt'rgc r1cy veh Ic:les or lis leu on the Th 0 ~-oug rl farc PI¿j n
~ rc no L ¿~i 9 i ble (or s~êed r.u n-:p:;- YfJ.J n1u St flrsL obtrJ in ri re
[)epa rL r:l~~ t .] pp rova I t~v coi1lacti 119 3~1 q-S 11 0, If jj~p roved)
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tri,~:.~ 9 Ie Ild~JSLJ rCS ð J is'tr.:.;Jce of t'~J'i?llty-f. ve ~? S.~ .::"eet rronl U1C
co r.~.ef d ncl I nc!u at:::. c II pro perty '~~qth i r. t"he tri,j 119 Ie. If there is a
lo~õtio IÎ V.~I i :(~ :-e v is ibi I¡tv is obstructed ':~u e to p .:a nts VI Lrees d nd
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AGENDA INFORMATION SHEET
AGENDA DATE:
February 7,2005
CM/DCM/ ACM:
Planning and Development Department
Jon Fortune, Assistant City Manager ft
DEP ARTMENT:
SUBJECT: SI05-0003 (Extended Stay Hotel/Motel Facilities)
Receive a report, hold a discussion and give staff direction concerning regulating extended stay
hotel/motel facilities.
BACKGROUND
The City Council requested information concerning regulating extended stay hotels/motels. The
issues include land use and taxation. The City's Taxation, Police and Legal Departments as
well as Kim Phillips from the Convention Bureau assisted in the "think:ing " about this paper.
The following identifies the current and past regulations in Denton.
Development Code: Definitions
The Development Code does not differentiate between hotel/motel and extended stay facilities in
the use tables in Subchapter 5 even though it provides a definition of "extended stay facility."
Subchapter 23 - "Definitions" of the Denton Development Code provides the following:
Hotel: A facility offering transient lodging accommodations to the general public at a
daily rate for a period of time not to exceed thirty (30) days, and providing additional
services, such as restaurants, meeting rooms, and recreational facilities. Guest quarters
are accessible through a main entrance and by hallways.
Motel: A structure or group of structures on the same lot containing individual guest
units for rental to transients, with separate exterior entrances, and consisting of individual
sleeping quarters, detached or in connected rows, with or without cook:ing facilities.
Hotel/Motel, Extended Stay: A facility offering transient lodging rooms and/or suites to
the general public, including lodging quarters for corporation and businesses, intended to
be used, or which are used, rented, or hired out to be occupied or which are occupied for
sleeping purposes for guests, may contain up to two bedrooms, contain k:itchen facilities
for food preparation including, but not limited to, refrigerators, stoves, and ovens, and
which may also include living areas, and which are furnished to the public for periods of
one week: or more.
1
Development Code: Permitted Uses
In Subchapter 5 - "Zoning Districts and Limitations," hotels and motels are explicitly permitted
by right in the following zoning districts:
NRMU
DC-G
I CM-G
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RCC-N ../ ../
RCC-D ../
EC-C ../ ../
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Although allowed use tables in Subchapter 5 do not list "hotel/motel extended stay" facilities as
separate uses from hotels and motels, staff interpretation is that extended stay facilities are
permitted. The policy issue is whether the Council wants to treat extended stay facilities
differently from other hotels/motels and if not, then the definition "extended stay facility" is not
needed in the Development Code.
Old Code
There are several motels and hotels in Denton offering extended stay services. Many of these
facilities do not advertise as extended stay. Many of the older facilities were in place and
operating as extended stay facilities prior to the adoption of the Denton Development Code. The
zoning ordinance in effect prior to the Development Code did not distinguish between extended
stay hotels/motels and regular overnight stay hotels/motels. Under the old code, hotels/motels
were defined as follows:
Hotel or motel means a building or group of buildings designed and occupied as a
temporary abiding place of individuals. To be classified as a hotel or motel, an
establishment shall contain a minimum of six (6) individual guestrooms or units and shall
furnish customary hotel services such as linen, maid service, telephone, use and upk:eep
0 f furniture.
Even if certificates of occupancy were issued specifically for a hotel/motel use, there is no
evidence indicating that facilities that offered extended stay services were singled out as separate
or inappropriate uses, since they would have been covered under the above definition. Hotel or
motel uses were permitted in multiple- family 2, office, general retail service, commercial, central
business, light industrial and planned development districts.
Development Code: Legal Nonconforming Uses and Expansions
Pursuant to Subchapter 11.3 "Nonconforming Uses, Special Exceptions", the adoption of the
Development Code did not cause any existing, legal use of property to become nonconforming.
Under this provision, properties with legal extended stay facilities in place on February 20, 2002,
automatically have a Special Exception designation.
2
An existing extended stay hotel/motel can be expanded up to 1,000 square feet or 25% of the
existing floor area; whichever is greater according to the expansion applicability table in
Subchapter 13 - Site Design Standards. A site plan, traffic impact analysis, landscaping and tree
canopy, building design standards, park:ing lot landscaping and street trees are also required.
Any new extended stay hotel/motel must meet the site design standards in Subchapter 13.
Survey Data:
A brief survey of hotels and motels operating in Denton, Lewisville and Fort Worth indicates
that the maj ority of these facilities offer extended stay services at a discounted or reduced rate.
Based on the survey, users of extended stay services could include the following:
. Business travelers
. Displaced homeowners
. Vacationers
. Families awaiting new homes
. Short-term job assignment employees
. Military personnel
. Construction companies
. Consultants
. Health care work:ers
. Sales Representatives
Other observations about extended stay facilities users include: agencies mark:eting to
vacationers do not mark:et extended stay facilities, and high end corporate users often opt for
other types of short term housing. Crime data are not reported to be higher for hotel/motels than
in surrounding neighborhoods in Denton, but national data indicate that extended stay motels
may be associated with or be located in neighborhoods with higher crime rates.
International Building Code
Under the International Building Code (IBC) requirements, there is no real difference between
the occupancies for regular overnight stay hotels/motels and extended stay hotels/motels. The
only major difference is transience. The IBC may actually be less restrictive in the regulation of
extended stay facilities than that of regular overnight stay facilities. The basis for the building
code requirements is life safety. Occupants of an extended stay establishment are less transient
(the stay usually exceeds more than a few nights) and as such, would be more familiar with their
surroundings in the event of an emergency, thus possibly reducing some of the requirements for
exiting, fire alarms and other life safety requirements depending upon the classification and size
of the structure.
DISCUSSION
A. If the Council decides to mak:e "extended stay facilities" a distinct use and regulate it, the
following steps could be tak:en to regulate extended stay facilities from a land use
perspective:
1. The Development Code could be amended to mak:e a distinction between hotels/motels
and extended stay hotels/motels.
2. Regulation of extended stay facilities would also impact bed and break:fast facilities. Bed
and break:fast facilities are defined in the Denton Code as a detached dwelling in which
3
rooms are rented and meals may be served to transient guests on an overnight basis.
Many of these facilities also allow guests to lodge for periods greater than a week:. This
could be handled by defining the minimum number of rooms in an extended stay facility.
3. A possible alternative definition: A facility consisting of four (4) or more guest rooms
offering transient lodging accommodations, including inns, residence or extended stay
hotels, other similar facilities, that offer rental accommodations for periods of generally
less than 30 days at a time. Such establishments may provide cook:ing facilities as well as
room service for food and beverages and shall provide maid service and laundering of
linens. Additionally, these establishments may contain a restaurant within the building,
which may also contain meeting space. Associated uses may include additional services
such as meeting rooms, restaurants, health spas, retail shops and beauty shops.
4. A possible amendment to the hotel and motel definitions that addresses the possibility of
hotels and motels being converted into permanent apartments: Up to 10 percent of the
total number of rooms in an establishment can provide a place for people requiring a
longer stay of up to nine consecutive months.
5. Future Extended Stay facilities could be addressed by requiring a specific use permit.
B. Enforcement Issues
Track:ing and enforcement of extended stay services could be a challenge. Additional
building and/or code enforcement officers would be needed to ensure that extended stay and
non-extended stay facilities aren't in violation of the regulations. Unless hotel and motel
operations were observed directly and on a frequent basis or complaints were registered that
non-extended stay facilities were allowing extended stay services, track:ing would be a
challenge. Arlington includes its extended stay facilities in its multifamily housing
inspection program, which is conducted on an annual basis. Were the Council to proceed
with a rental housing inspection program, "extended stay facilities" could be included.
C. Taxation Issues
The State of Texas taxes hotels. It defines Hotel as "Any building or buildings in which
members of the public obtain sleeping accommodations for a consideration. The term
includes, in addition to the buildings listed in Tax Code, § 156.001, manufactured homes, sk:id
mounted bunk: houses, residency inns, condominiums, cabins, and cottages." The State
further defines a permanent resident as a " person who has the right to use or occupy a room
or space in a hotel for at least 30 consecutive days without interruption. A person may be an
individual, organization, or entity." The state provides for exemptions from the state hotel
occupancy tax as follows:
" (6) Permanent residents are exempt from payment of hotel occupancy tax.
(A) A permanent resident is exempt beginning on:
(i) the first day for which the resident has entered into a written agreement with the
hotel or has given a written notice to the hotel of the resident's intent to use or
occupy a room or space in the hotel for the next 30 or more consecutive days
and the resident actually stays for at least the next 30 consecutive days; or
(ii) the first day after the 30th consecutive day of the stay, if the resident neither
gave written notice of intent to stay, nor entered into any written agreement with
the hotel. For example, if a person does not notify the hotel that he intends to
stay for at least 30 days, but stays 35 days, then the person is exempt from hotel
tax from the 31st day through the 35th day, but tax is due on the first 30
consecutive days of the occupancy.
4
(B) The permanent resident exemption ends when an interruption in the right to use or
occupy the room or space occurs.
(C) Permanent residents are not required to physically occupy a room or space.
(D) Permanent residents may have the right to use or occupy different rooms in the same
hotel without loss of the permanent resident exemption.
(E) The permanent resident exemption applies to the lowest number of rooms in a
written notice, agreement, or contract for a range of rooms plus the number of rooms
that qualify for the permanent resident exemption under subparagraph (A)(ii) of this
paragraph. "
Thus, there appears to be the potential for local governments to lose hotel occupancy taxes in
cases where residents exceed 30 days in stay. The policy questions are whether the Council is
concerned about this potential revenue loss and whether land use regulation is an appropriate tool
to address this issue (by limiting stays, for example).
OPTIONS
1. Direct the staff the prepare amendments to the development code to specifically regulate
extended stay facilities.
2. Direct the staff to prepare amendments addressing the ratio of extended stay rooms to
short term rooms.
3. Direct the staff to identify the costs associated with adequate staffing of additional
monitoring and enforcement concerning extended stay facilities.
4. Leave the code as it is.
RECOMMEND A TION
Staff recommends Option 4.
ATTACHMENTS
1. American Planning Association, Zoning News Article: "Zoning for Extended-Stay
Lodgings"
Other Cities' Definitions and Regulations for Extended Stay Facilities (Arlington,
Frisco, and Lewisville)
2.
Prepared by:
~~~
Dedra Denée Ragland, AI CP
Comprehensive Planning and Research Manager
Respectfully submitted:
4
Kelly Carpenter, AICP
Director of Planning and Development
5
JAN~25.2ØØS
""
AMERICAN PLANNING AS
lØ:Ø4AM
1
,
~
lot J
=: ~
If
~ ~ ~ ~U H! ~ ~ ~ ~ -
-~ :...-
Zoning for
Extend.d -Slay Lodgings
By ftJseph j. Cimu and Richard ~ RednissÞ AlCP
E xtcnded..stay fåcilicies are neither hotels nOl
apartments. Palling curio1.1S1y in betWeen, they
become a unique land use 'Worthy of more
undcrsmnding. While .suçh lodgings ba.ve existed.
for tn9..1\Y years. recent oppommity in the
marketplace bQS increased mek appeal.
Acœrding [0 me Highland Group, hotel
investment advisers, the cxttnded..stay øiclle market
has entered a nC\V phäSC! Þ ThJs .segment of th~ market
was a frtecion of the ov~rall hotel înd usuy. appc:21ing
primarily to upscale gues1S. but a mid-level and ~conomy
produCt began to emerge in the late 19805. This new .
produCt has a broader IUlge of cUStomers and 1, gaining
popularity an\On.g cotpo rate clientS I "
Hore! giantS Manor CaK and Marriot ha.ve taken notice.
According to thç Highland Group. Manor Care's extended-scay
brand, lvIainstaYJ j& expected to develop 500 properties
nationally over the next few YCU6t ranging in site from 60 to
100 unitS. Manio¡ 1& expected to ent:t!r the 1'I1uket with u\
av'~ge tate of $ 50 per night) well bdow me compa.ny's
csub 1ished extended~sœy Reside-nee Inn. Although upsc-alc
Ixten.ed SIc., vs. Hotels or Apartments
Jtc. .~~ G!5d C*,orrf
.
+ H~" .~.t~~ s~ . ~I
natty weakly 6-12 mafltÞ
YM yçs no
no yes yes
ycs Y'S no
GaUy VlGQ~ly 1\0
no ~s yes
.
no np .
'7 brs. 8 hn~
~ ...,
RWIt Ter.
f Irwithe d
1CftchRII
eat. , e Ip'o II
. "Ølsek~Qt*\J
~,r ~oøndry
.
~ os ..rut s
Frtt\' Desk
yes
24 krt.
facilities hOtve dominated the extended-stay market (0 thi5
point, growili in the niche market will be ilt the mid.. and
economy.level segmenu, and the competition docs nOt appear
to be overwhdmln;. }10m esteac:\ Vill age, an maended..m.y
lodgíns provider f estim"tes the present nadonal corporatc
demand alone to be in excess of 400,000 annual room nightS.
Smidt Travel Research and the Highlud Group have found
oompa.cable dcman.d figures in research condueted. on the
n urn ber 0 f fOoms in extencLed4stay facilities} representing abo~"
duee percent of the tOtal hotel niarkec~ In tOtat, the extended..
Stay ~ ¡che is expected to rnw up about 12 pertent of the
rOOms in die hotel i.nduscry~ Among extended-my rooms~ 46
NO.. 436
P..2/S
NOVEMB!R 1998
AMER1CAN
PLANNING
A$SOC,^ 1l0N
~ -~~
--
.-,- -~ ~ .
: .._-~~~~~ --
I:
~b.
'~~;J
The builtJing mrr~nr:t tð rhe S'tIlJnford, Connetti(Ut~ H omtJttaå
Vi!l4ge sit,- wir.h "- typictÚ guest rOom inrvior and fIOIJ,.Ia~fLt.
perçent ar~ ups~le facilities a.ppca1ing la.rßdy to the high-end
business traveler ~ The cconomy and mid.priœ rooms make up
3~ and 11 percent of the .market segment and Ate expeCted to
¡;ready outnumber upscale room$ more: than tWO to one DY
2002. This issue of Zoning News will focus on these segments of
the e~tendedøStaY market.
A Kitchen In Ivery Room
A cooking area (cookware included) in each guest rOom
düTerenciatcs an extended-suy facililj' £tom a hotel. Each one-
room unit also has a des~ telephone I cable and chairs,
tdcvision1 full bathroom, and bed. Maid service, reeeprionJ and
front desk services are limited. Laundry facilities wiU likely be
available within the building. A meeting Of gathering room and
a wotkou[ area. are usually fOUðd on th~ prelniscs.
Extended...sa.y facilities usually lack conf,=renœ fa.ciliticst
bus) rescau.rAntS. and retailtconvenience stOreR. They tend co be
purpose built, mcanil\@; that conversions from. an a.partl\1ent or
other hotel rypical1y will not work. N cw facilities .;an more
easily attend ",0 the modc:m business ttaveler's communication'
needs. Pax machines) personalized voíce míÚL =md mcctìn g
rooms are av9.ilab Ie CO nve nicnce!ì ~
Operating costS ue comparably lower for extcnded.su-y
facilities because of the lack of food prcpara.don1 ;rQorn delivçryJ
a daily m.ø.id) æld other gueSt services. Lower client tUrnover has
resulted in higher O(:cu pancy r:ares than 1pd.irion a1 ho[els.
-
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i
if
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JAN. 25. 2ØØS
10:0SAM
AMERICAN PLANNING AS
NO.436
P.3/5
,
\
According to J~C. Bnd£ord and CompanYJ the
average 0 ccupal\cy in 1996 was 80 percent for
cx"ended-stay facilities and 66 percent for
hotels ~ It b as been found that majntenanœ
COStS for c:teended...stay °p'cratÎon$ tend to be ~
lower beCAuse gucrn staying longer take better f
care of their tooms~ . ~
A 'CY'p¡cal ex.~nd.ed.stay facility js a. 1\\'0.
0 r three-story structure with itl'Cerior access
to the rOoms ~ In the mor~
tern pera1:e southern States,
bqildings with exterior access
have been built to help red ute
construc.dOD costS.. However ~
the rec:eru: trend hu been to
provide interior hallways for
the security and convenience of
guests. Gcnerous landscaping
often buffets against Aoise and
provide6 a more residential
"home away from homc» appearan,et
,
~
Typical building MJip of,h, Stamforti
Connecti&ur, Hom.~nead Villagt ne'~ left~
" r1e/UX6 guai ffJlJtn laYDU;.
.
,
.
Extcnded..stay lodging has also become a viable alternacive
for non-business gueStS~ Census data show that an increasing
~ number of American households are rcloc;a.ting, PIQmpring a
need for transitional accommodations. With upscale extended.
stay hotels an expensive option, mid- and eeonomy..leve]
legmen" of the niche ftul1'ket have illowed movers a reasonably
priced alternative. J ~C~ Bmdtord 11.1$ found that as ma.rty as 2S
percent of the suem of some extended-Stay facilities would
othenvisc have found rempofalY accommodatio.ns wi th family
or friends.
Prie~cons,íous military personnel and government workers
also find extCJ'lded-sray hotels finan(i:illy a~j vel as do
contraaotS placed in new marlcetS ,by governmen[ outsourcing
and fantî1ies requiring location-specifiç jnd specialized healt:h
carc~ & the mid-price and economy market segments brow J and
as roc 'targeted market! maruret a. better undel!randin g of all
usus -will become known~
WIth Dewnllslng C.... Opp.rtunitr
The effecl: of CorpOtäCe do~qizing and merging of (Om-panics
can be eteditcd with mu,h of the increased demand for
mended.stay lod.;íng- Downsizing has effeaivc:ly :educ;cd ,he
number ofbtanch officesJ driving up co~L"porate travel to yet
fewer locations.. \"Qbere
t
managers once made da..y uips; I J L
to several close locations. they . Th~ folløwin¡ table de¥Ì5Ø1, ."y
ate now n&vdins tUthe.r. th~ "iuhla~d GrQCIp halps
diBtancc$ for longer periods of ølSt¡ngu¡~h ømøl1glht differing
time. Business travelers have segml!lll5. of 1þe elCtMdad.stllY
found the convenience and . n'lD(ktll:
price of exu:nded.stay facilities Rm Tier
more suitable tha.n full-service -"" ..q
hOte.1g, apanmentS, or staying . UiM'la
with friends Ot relatiVC$4 . f4;~-Pr1'.
Such changes in the
business eevironment have EtaIlOfllY
caused. the mid- and economy- "'gal
level exrendcd-s tay market to
expAnd beyond the mditional three to five percent groWth ra~ of
the hotel indUStry. Downsizing, mergers. and GOrpOl'tltC
re1oœrions have forced corporations [0 reduce travel accountS
and. focus on me bottom line~ T echnclogy has placed new
demands on worlcers and ce:un-bas:d job strategies are on the
rise. Such changes require corporations to provide training that
will optimize prcduccivity. Training can last more than fivc
consec:u rive days) lepOIta the Higlùand. G,OU p~ with baJ1king and
telecommunication indu.&~ies otten requiring more m;m 10
colUecutive da.ys of Bnntülttaining. F unh.ermoret
commu.niarìons technology is ~ing quiek1y~ fueling the need
for corpora.tc rnlining prognut1.s~ Coupled with downsjzìngJ
c.ompanies arç ñnding mote economy in centrnlizing training
programs and bringing in. out-of..towft employee$. Providing a
more çomforœ.ble lo~,tion with the convcniel1.ce! of home may
intrcase produaivÎ1:Y and reduce the stress of being ¡way.
a.eras' Rltt
p., Day
""'-
$99
SSQ
531
S2Ð
Che.p Lanll
The exœndccl-stay.indumy tends to locate on land cheaper than
that occupied by m.clicional hotels. The sites rnay be
comparatively small~ aecommodating as few' as 60 units of
eXtcnded...stay ho\l$ing~ The Higbland Group has found rha[ the
typi~al projcCt is 100 to 150 unitS in $12e~
Land ava-Hable to this growing loQging usc has traditionally
been in "h.e suburbs.. As the mar1œt segment fþ.a.n.u'es and is
more wily idenQ£ietl by the indwUYI extended-nay property
ownerS may find rQore suitable urban loca.dons~
Extended.seay si~$ can rmge from one to three acres in size,
making tOC1rion near a major thoroughfare essential for
visibility aM convcnience~ B,c2\u.se the fncili ties typi~ly do not
contain reta.il amcnidc$, a varic:ty of leStaW'anQ or shopping
should be wid1ín a. ave.minute driV(;~ The lowtr-cnd extended4"
stay lodging Þcil.iries gcnera.œ most bwiness throucb dri v~-by
recognition and word..of.:.Mouth, says KPMG. advisers (0 the
leal es'Cate hospitality and construction índusuy, For this
segment, visib Uicy becomg a major faact for success.
Companies entering U1.e low-end .m.uket nrly aJso have an
upper hand in furore locacions widún rht: same macker R.f~a.
Only 18 percent of the suesrs in that stay in low-end hciliÚes
,are corporate dientSt while up to 48 percCI1t of the clientele are
constrUCtion employees and movers. With fcvver barriers to
entering this market, oversupply is prediCted.
~ .IIi:bt~...-.".----
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r -
Jostph J Cime, it il p/anntr and [(¡chard ~ R,dnist it the
pre;-i¡knr øf Reånús 6- Metd--P14nnt'J~ Engjntt,J, SttrveyDn~
EnvÎrðnmmtal Conmltanff, in SttJmford CDn'l1t~. '
2
JAN. 25. 2ØØS
10: 06AM
AMERICAN PLANNING AS
NO. 436
P.4/5
Opportunity Lost: A Conn.dicut Case 5 tully
When Hð m_d Villase wa.nred to (ocate in S wnfotd, from abu tti as neigh bon. Plans for the ,ite incIu ded a 123.un it
Con ntet\cut) which is borne to muy corporntc headqutrtelS and ~ndcd~.sta.y lodgiz1g facility ~
over 14 million square ~et, of office spaçcJ ¡bt extended.my Replacjng the nonconformins wes with. an extc:nded-suy hotel
proV'jder was sceking EYpiCtLlloç-aùon criteria: 8. parcel of 'and. tWO could nor b~ accompli.sh~ under exisring regul3.riolU~ St!mfotd
to wr" acres in si2c~ vis¡~ility 011 s major thorou¡hfare. 1 planning COtlSult41'\U Redrùss and Mead proposed an amcndrocn t
pa pulatioft of 200,000 within a ñve..JDil~ raditlSl add proxùnity to the regulations that wouJcJ permit t. new use within a $itn.itar
to rest8\u.rat1uJ services, í"lnd offices. The company bad diffi~ulfY "footprint" as the e'¿$tÍAg nonconform ing buildin.gs. The
findinG a suitably priced sire, but then loCiud .a .ð.onconforming t.me.ðdmeJ\t would also limit the height of the new we to that of
warehousing and resmunnt sit~ aloag t busy state route in a c:xistins buildinp.. As 10.l1g as the propoçed U$~ was det.rmin~d to
[C6idcntial neíghbQrhoo~ be less idtensivc, the.loCQ.t zoning board had the authority to gttnC
Initially, 11: wti uoJ.iIœ1y dut the ðXtel\ded~sÇLY t3cility wauld the new use~
be compatible with the residential ~rca. Howtvetl a closer look Although -abuning neighbor~ were in suppont surroundlng
revealed ncuby eorpomre 'ampt¡B~le offices and many home neighborhood assaciAtio1U wer~ oppo,~d m the precedent of 3.
oçc:u.paQons. noAconforming uses. and even iUcgsl uses sitUated commercial use in their ba~rd, and downtown bL1$iD~
aJonf; the arterial ro;d~ The reuse of the warehouse and rCSQu:cant objeCted to a hotel-type Uie outSide of th~ core area. Hnoußh
&ire would eliminate tro.ck noise and odat, & common ÇQß1pJain t discomfort was expressed to deny me pro posal.. .
blstlill Regulation
Within many zoning regulations, eXtended stay would fit
better within the definition of a horel [ban an apartment t
Yet the use falls so mcwhere betWeen) causing nuny
comm unities to develop sp ec:ific defl niti 0 ftS.. The zoning
regula.tions for the town of Windsor, ConncCticut) include a.
definition and $tandards for Re¡idencc Inn$. 'WiAdsorl s
ordinancc stipulatcs mat the bu.ilding be. "used for the
acco mm 0 d.1: ¡ on 0 f nan& ¡en t lodger sins l1i te s h.a vi n gone or
more roOMS exclusive- of 3. bacluoom) wacer..closet
comp at ttI\ en t, laundry) pantry, foyer; communicating
corridOtJ closetsJ or any dining alcoy! wirh less than 70..
sq lla.re.feet of ROOt space. A ki tc:b..:n area separate from the
Hving or sleeping areas shall be provided and çooldø.g may be
done only in the ki [chen area.. J'
In 1996) Norcross~ Georgia, adoprnt regu.larlons defining
extended.stay motcJs as U any building containing six or more
guest looms in~cnded or designed. w be usett or which. are used,
ren [ed, or hired aut to be o«up.ied) or: whidJ arC occupied fol'
sleeping pUlpOSes foe gu~ and COntMT1 kitehen facilities for
food preparation including but not Jimi red to such façilities as
reñigerarors. noves and ovens."
A more Iibew a.pproach in DeSoto, T eJw) permitS any rype .
of lodging facility p including extended-sra.y hotels) as a special
use (permit required) In planned development disuias- Some
ci ties) such as AnantaJ have a number of exrendcd~5'æY lodging
facilities, but have .dOt amended loal regulations to allow for
the usc.
Exxcndcd...my hotels are built for a spççific: funcåon, but
could be adapted for aparønenrs or senior housing if the ho tel
use ~nds~ For the ind \SStty and many c:ommunities J adaptive .
reuse would minimize me impact risJu because apamnenrs and
senior housing would be similu to extended-stay £a.ci1í ries~
However. tommunicies ue often unwilling to consider the
potential benefitS of ads-puye reuse options~
To help suppat"' excend.ed~stay uses, I.J1d limit the potential
for orner USCS~ Irving, CMifolnia, employs specific requirements
for extended-stay hotels within itS zoning ordinance.. Design
trj retia such as a min"¡m Urn lob by area, conference and meeting
spaceJ and a rcquiremep.t for rcscaurantS would eneounge hotel
rather than apuunent we in the fumre. The c rdin,411Cß in
Windaor I ÇonneCti~,. çalces the same: approach, allowing for
"resuurantSJ recrc~ltionl or o~cr facilities open to me general
public, other than lodger!. J)
Communities must con..~ider whether c:x[ended~Stây lodging
will dcuaa business from the existing hOtel base~ The problem
is minimized because rhe exr:endcd-stay marker segment appears
to fulfill a. Aew demand. The busine$s tr2veler on site ror weeks
at a. time may be more comfortable at an atended..,œy facility.
F amilics that arc reloeacing ma.y fmd extend.ed..sray lodging
more ~o.m.~odaüQ.g than staying. wlfh friends or rtlatives~ The
presence of extendro..suy £&c:illdes could also help to regulate
the use of aparttnentS for
sllOrt.rerm leases and bring an
equilibrium to local housing
markcu.
Extended 5 tay. Hot~rs I
~p," by s,.. TrowrKomrch ~u ot
~lÐmMf BO. 1 m .
lit ,rddfOtd ~ Cq~fI'f
".'ef
of "D1af~
UpScøJì
Resi4ÐfKe Inn
HDyncwoc¡I ~UnDS
sum", erfttld Suil ~
Haw~hOro Suf1øs
WÞ04fln
... -- - -- ~
roW
Mi~Pri(e .
Exfended S1ay Amerlfl
Hømøstcact v~rGGI
Sivdig Plut
lGJ in 9 ton
nomtQQ"
Westør
Sierra
Cðn d f CWðOð
. L
T ofal
239
49
24
'0
6
-., ~-
S32
~
lroømy
Wnagerlodgt 50
Su børbq n Lodg es 3 6
Crossland Eta"omy sru4ros 3
- ~ - pq- 17-" !¥<lIT ..
Total 19
total bfD~dø~ Sf" Hillels 647
-
- ",--,-..--""'---_llTlT....-- 'F]7
. b tIvrIe" frØIfIl'" WJs, 0fQ ~ 0W]Iftl
(rm1p,~U5l/,øl "" ." fr",JaÞ.,s ", frIP/o' choin
ptfffdm
99
SO
49
10
B
5
~
t
225
Final P...pectJve
The longer guests stay) the
more amenities they desire. In
mar kc cs w here exrende d -.rnt Y
fuciliues are frequented. by
&mllies, child play areas luve
been insmlIed or designed. into
du: site. Some jurisdictions
even require play areas as a
component of sire planning.
Fuwre desired amenities will
dct4:rmine whether the
caended...say marm MU
œnform. to the look and fee! of
apattmenrs) traditional no eels ~
or both. \"Qhere gue$t &milies
may desire 3. swimming pool or
gam~ 100m, business travelers
may require a small lounge for
e 11 r ena.inin g di en tS . In deed )
such chan ges ar e lilœ1 y to P U 6 h
CXtCIl de.d .. Stay fucilì tÍ cs in to th e
tfaditional hotel venue.
The rnarlcetplacc for
arc:nded..suy faciIiúc:'s will
çvcnt\1al1y stabilizcJ allcvlatitJ g
th~ u.neerc::a.intics associac~d
with an emerging use~ The
. srrong marke", demand is
ex.peacd to increase as tnrgc:t
audiences grow. Business will
3
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JAN.25.2ØØS
10: 07AM
AMERICAN PLANNING AS
.
undoubtedly continue itS savvy reach for the botwm line by
Ltcducin,g COStS for emplpyee travel, and the r;Ouft try) s aging
popuJacion will proceed southward to 'VaEmer climates, finding
temporary shdtcr in extended-stay mciliûes. This growing
lodGing alternative is all inevitable pare of [he landscape.
Communities need only determine where It rUB best.
(orrection
In. ClSÎllking Shopping Center to B~corne 3. W~dand" (JlÙY)t
Zoning N e'WS reponed Ù)a~ the idea for eOl\vtrting the aiœ back tC
wetlands came from University cEMinncsota gra.d.ua.tt Student
Sherr¡ A Bus&. Aeœtding to BUll, this is Íña.cc1.\.taœ. Trute2d, the
idea emerged (rom her wark in I. graduate =r:n semi.E1u in
Jandsapc: architeCtUtt developed by Professor Joan NasnuCl.
, ~ 1:1_1;1_-'- lilt.. _l1li I' -- ~
How Ma'ny Slst....
Make a Fa Inlay?
.
II was all a misunderStandinG- says Joliet. Ulinois, planning
direCtor Don Fisher. In the end, he saySt th3t it whir: caused
moSt of the 103 people who signed a p"hion opposing a
variation in usc for a croup of nuns to wish they had no!;, Of
those signers) only four opposed ",he. permit during the meering
at which (he elty council un.an.imously approved it On O~bet
6. VariatitJ'tI in us, is ~he ~ pf an: in the Joliet zoning
crdi~~ce fat the special-use permit mat now aUows the
F ranciscan Si~ret$ of the Sacred Heart 1:0 house up to seven
nuns in their home in a smgle..fa.mUy residential neigbborhoodt
Th~ zoning board ot appeals recommended ÇOw\cil ap provaI in
a 4-$ vote on ScptCIn bel 24. .
The J oliet ordin~n.ce allows up to three unrelated
individuaJs to Hv-e in the same home in a single-family
district. Three nqns already occ:up icd the howeJ but they
wan red [0 bring in a founh sister a.ø.d also allow up 'Co three
visitors a~ any rime. The variatio1'\, says 11 ishcr1 lastS o~ly
w hi ie the Duns occupy tb e 3 J OOO-sq u2.re~foot house. The
a.tu.ched conditions State ilia.I the vnrj aden will cease
whenever me F tan cis can sisters leave me prop eny, and ms"C
if the ho me tea.ses to function as a U nunnery) a ano~h~r term
defined in the ordin aIlee, it would revert co sin~e.family
residential usc:~ Any other proposed use) Fisber says. *must
go before the tonitt g b oudit and would require approval by
the city cou.ncll~
Fisher ad.d6 that ifl at any time~ me use becoma a nuiS1.nce,
the: ordinançe $pecínes that the permit "shall be recalled tOr a
possible revceacion M by the zoning board and city counciL
Bcause of cÀefe provisíons~ he u.YSJ the planning naff assumed
that the va.riation would not pose a problem,
.Þfd1.
.. .J.. r
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~
~ ~ - ----"""-
Z(JnÛl,£ NtJIIJ Î' II mDnm~ ,¡8Wólmer pubti4hcd by me; AtnerlCftn Pbnllin¡ Assoclac¡on.
S....b~r1p'flo~f ar. a.~il.b\o for .", (U.S.) -nd '75 (~m¡n). Pmølc S. So. J!'J(ean.8vI DircctOtJ
W11Jt:tm 1L KJcJ.n, DT(faQl' ofIWeudi.
LDine Nf1IJJ~S Ølðdu.œd If APA. Jim Smw;.b Md MI~ D,v¡dso'1, EW"n~. Sh~I\nO4
A"ruc,ClJ'I J. Buty St\.Îni JeroMe Oe~l.rtd, PAY :Oo\nick. S:al'lJ:í1 Jeet. Me:C't' Lewis~ Møl)'3. Mortu,
!c,k¡ kGm~". RepQfUU~ CytÍ1nia ChtBki. Auln!\ll-1: I!diCDr¡ Lift &rcan~ Dctlt,\ 3nd
1"tDG ,,«ion..
Car;r'¡o.h, 01991 b, Amcd~,,:PJ~~n.i"ß. Ancciw~ 12.2 $. MtcM~n Ave.. Su.¡u. ! 6O0L
Ch,cço. n. 60609. T~~ Ñ'f1eT;al1 P~nDiDS' NN.;bdon þu he-uiquuœnI officø àt l"ð
M'flSS4cftU4.e!1n: Ave., N. 'WI.. WMM~gtOR. DC 2003&.
An tl;h.u tøerved. No pare or mi, p'u.bn~cio" ""y be (cprodu.œd Or MdUud In ""1 to~ or by
eny mc:uu'! clccU'Onk: 01 tJ'IKh..,.~œ1. ~J\dwltn¡ ph.oloec.pyh,ß. recora.il'8t 01 by uy inf'arm::..lti.on
Itðro1~ w(i rwtCYI-1 qste""~ y¡ri'Cho1¡ f pamtt.JJcn in wris:¡n, &0l1li me Am~ Pl.u",ln.g
Aßodni~ .
'PtJ"~td en. œ~'ed p:,pC!r. jnd.u(\¡ns 50-7°" rccyded 6*
Ul.d 10% ponønfu '!WI" ~e.
*
4
NO. 436
P.5/5
Butt says Fisher, the misinformation that drove the
petitions included the impression that the convent would
become" bo1rding house and íI did not exa,dy reflect what
the ptoposa.1 was." Many people. he says~ t4didn't know what
the t.C'tual use was ~ Ð Jim Sthwllh. AlCP
-
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The Plan lor Solro
Chrisrint Keyljng~ City PrlltJ Publishing, Inc.) .209 10rh Ave. S. ~
Sui" 2221 Nasb,dllt, TN 37202. ]g97. 48 pp. Free by t:alb~1tg
615-244~ 7989.
South of BroadW3Y (SoBro) has been a negleCted uland of
promise" in N ashvifle in the words of this report on a charrene
for the area sponsored laôt year by a loetd alternative nevlspapcr,
the Nashuille Scent. Many of the ueaJs problems \vjJl sound
fan\iliu: issues of surface putdng) a POtcnriQj, 'split resuJtinß
fro111 a proposed new highway eonidor J and the need 10 rebuild
a :¡¡ense of urban neighborhood characa;[ wh:h the ap ptopriatc
mixture of WCð~ Yet SoBtO also has the unique opponunities of
an area that includes me Tennessee Stite Cäpitol and Jife in the
s~adoW$ of downtown skyscrapers. The res\l1ting guidc:lines are
both insuuctive and reasonably creative, including the emphasis
on me need for a tlboulevudt not a ~rdd.or. ~ ;. ,~
ll...m PII-
-
Siting Criteria 'or
P...ona' Wlreles.
Sewl.. Facilitl..
Prepared by Kreiner and Kreines. l"ç~þ in (Oopøraeion wirh the
Cape Cod c,mmisrian, 3225 Main St. t P. O. Box 22~ Barnrtablt,
MA 02630. ¡unl 19~7. 50 Pl. Fr~t with $5 shipping charg, jðr
out-øfttatt (J,d¡rs.. ,
,DiniUing lessons and ide3& (com. dozens of other
communities, the Cape Cod Commission manAged [0 craft
rrcnd...scni ng stat1duds in one of plannittG's evolving new
dilemmas, the siting of wireless telecommunicaùonô facili ties~
This do cument is me reqwc of s. projeCt the øl)1JXlissíon pursued
with funding from the Massachusetts Dtps.runenl of Housing
and Community Development~ Rc:adea with Intcrnet access
can suppIe.men [ thls useful hmdbook by fl11d.ing the
commissiont$ ¡no del bylavvs for such fa.ciJicißS on its web si ce~
www.. cap e codconunission. org ~
~
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CltySp.C8 :
A.. Ope. Space Plan
for Chicago
City øf Chi'ago, Dtparmzen'Ç of Planning and DeveIDpmrntþ
Srrattgic Plann;n: Divisio72J 121 Non:h LaSalle Strttt, Room
1 003~. Chicagol IL 60602.
The CjtySp;zc~ pllln is the result of an intetgoveJ:nmcntaJ
initiativc created. to expand open spate 1n. Chicago. The Ch:y5p~
Projece WAS iN ciated by a pnrmaship that included the City of
ChiagoJ Chiago Park DistriCt~ Forest Preserve DistriCt of Cook
Co\U\tyJ and the Chicago Bo?trd of Educa.rion. The plan setS fonh
development goals~ prioncies.. and implementation Strattgie9,
urgetlng land along inland waterwa.Ylh vacant loIS. and land
$Uttounding public ~ools~
JAN~25.2ØØS
""
AMERICAN PLANNING AS
lØ:Ø4AM
1
,
~
lot J
=: ~
If
~ ~ ~ ~U H! ~ ~ ~ ~ -
-~ :...-
Zoning for
Extend.d -Slay Lodgings
By ftJseph j. Cimu and Richard ~ RednissÞ AlCP
E xtcnded..stay fåcilicies are neither hotels nOl
apartments. Palling curio1.1S1y in betWeen, they
become a unique land use 'Worthy of more
undcrsmnding. While .suçh lodgings ba.ve existed.
for tn9..1\Y years. recent oppommity in the
marketplace bQS increased mek appeal.
Acœrding [0 me Highland Group, hotel
investment advisers, the cxttnded..stay øiclle market
has entered a nC\V phäSC! Þ ThJs .segment of th~ market
was a frtecion of the ov~rall hotel înd usuy. appc:21ing
primarily to upscale gues1S. but a mid-level and ~conomy
produCt began to emerge in the late 19805. This new .
produCt has a broader IUlge of cUStomers and 1, gaining
popularity an\On.g cotpo rate clientS I "
Hore! giantS Manor CaK and Marriot ha.ve taken notice.
According to thç Highland Group. Manor Care's extended-scay
brand, lvIainstaYJ j& expected to develop 500 properties
nationally over the next few YCU6t ranging in site from 60 to
100 unitS. Manio¡ 1& expected to ent:t!r the 1'I1uket with u\
av'~ge tate of $ 50 per night) well bdow me compa.ny's
csub 1ished extended~sœy Reside-nee Inn. Although upsc-alc
Ixten.ed SIc., vs. Hotels or Apartments
Jtc. .~~ G!5d C*,orrf
.
+ H~" .~.t~~ s~ . ~I
natty weakly 6-12 mafltÞ
YM yçs no
no yes yes
ycs Y'S no
GaUy VlGQ~ly 1\0
no ~s yes
.
no np .
'7 brs. 8 hn~
~ ...,
RWIt Ter.
f Irwithe d
1CftchRII
eat. , e Ip'o II
. "Ølsek~Qt*\J
~,r ~oøndry
.
~ os ..rut s
Frtt\' Desk
yes
24 krt.
facilities hOtve dominated the extended-stay market (0 thi5
point, growili in the niche market will be ilt the mid.. and
economy.level segmenu, and the competition docs nOt appear
to be overwhdmln;. }10m esteac:\ Vill age, an maended..m.y
lodgíns provider f estim"tes the present nadonal corporatc
demand alone to be in excess of 400,000 annual room nightS.
Smidt Travel Research and the Highlud Group have found
oompa.cable dcman.d figures in research condueted. on the
n urn ber 0 f fOoms in extencLed4stay facilities} representing abo~"
duee percent of the tOtal hotel niarkec~ In tOtat, the extended..
Stay ~ ¡che is expected to rnw up about 12 pertent of the
rOOms in die hotel i.nduscry~ Among extended-my rooms~ 46
NO.. 436
P..2/S
NOVEMB!R 1998
AMER1CAN
PLANNING
A$SOC,^ 1l0N
~ -~~
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The builtJing mrr~nr:t tð rhe S'tIlJnford, Connetti(Ut~ H omtJttaå
Vi!l4ge sit,- wir.h "- typictÚ guest rOom inrvior and fIOIJ,.Ia~fLt.
perçent ar~ ups~le facilities a.ppca1ing la.rßdy to the high-end
business traveler ~ The cconomy and mid.priœ rooms make up
3~ and 11 percent of the .market segment and Ate expeCted to
¡;ready outnumber upscale room$ more: than tWO to one DY
2002. This issue of Zoning News will focus on these segments of
the e~tendedøStaY market.
A Kitchen In Ivery Room
A cooking area (cookware included) in each guest rOom
düTerenciatcs an extended-suy facililj' £tom a hotel. Each one-
room unit also has a des~ telephone I cable and chairs,
tdcvision1 full bathroom, and bed. Maid service, reeeprionJ and
front desk services are limited. Laundry facilities wiU likely be
available within the building. A meeting Of gathering room and
a wotkou[ area. are usually fOUðd on th~ prelniscs.
Extended...sa.y facilities usually lack conf,=renœ fa.ciliticst
bus) rescau.rAntS. and retailtconvenience stOreR. They tend co be
purpose built, mcanil\@; that conversions from. an a.partl\1ent or
other hotel rypical1y will not work. N cw facilities .;an more
easily attend ",0 the modc:m business ttaveler's communication'
needs. Pax machines) personalized voíce míÚL =md mcctìn g
rooms are av9.ilab Ie CO nve nicnce!ì ~
Operating costS ue comparably lower for extcnded.su-y
facilities because of the lack of food prcpara.don1 ;rQorn delivçryJ
a daily m.ø.id) æld other gueSt services. Lower client tUrnover has
resulted in higher O(:cu pancy r:ares than 1pdirion a1 ho[els.
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JAN. 25. 2ØØS
10:0SAM
AMERICAN PLANNING AS
NO.436
P.3/5
,
\
According to J~C. Bnd£ord and CompanYJ the
average 0 ccupal\cy in 1996 was 80 percent for
cx"ended-stay facilities and 66 percent for
hotels ~ It b as been found that majntenanœ
COStS for c:teended...stay °p'cratÎon$ tend to be ~
lower beCAuse gucrn staying longer take better f
care of their tooms~ . ~
A 'CY'p¡cal ex.~nd.ed.stay facility js a. 1\\'0.
0 r three-story structure with itl'Cerior access
to the rOoms ~ In the mor~
tern pera1:e southern States,
bqildings with exterior access
have been built to help red ute
construc.dOD costS.. However ~
the rec:eru: trend hu been to
provide interior hallways for
the security and convenience of
guests. Gcnerous landscaping
often buffets against Aoise and
provide6 a more residential
"home away from homc» appearan,et
,
~
Typical building MJip of,h, Stamforti
Connecti&ur, Hom.~nead Villagt ne'~ left~
" r1e/UX6 guai ffJlJtn laYDU;.
.
,
.
Extcnded..stay lodging has also become a viable alternacive
for non-business gueStS~ Census data show that an increasing
~ number of American households are rcloc;a.ting, PIQmpring a
need for transitional accommodations. With upscale extended.
stay hotels an expensive option, mid- and eeonomy..leve]
legmen" of the niche ftul1'ket have illowed movers a reasonably
priced alternative. J ~C~ Bmdtord 11.1$ found that as ma.rty as 2S
percent of the suem of some extended-Stay facilities would
othenvisc have found rempofalY accommodatio.ns wi th family
or friends.
Prie~cons,íous military personnel and government workers
also find extCJ'lded-sray hotels finan(i:illy a~j vel as do
contraaotS placed in new marlcetS ,by governmen[ outsourcing
and fantî1ies requiring location-specifiç jnd specialized healt:h
carc~ & the mid-price and economy market segments brow J and
as roc 'targeted market! maruret a. better undel!randin g of all
usus -will become known~
WIth Dewnllslng C.... Opp.rtunitr
The effecl: of CorpOtäCe do~qizing and merging of (Om-panics
can be eteditcd with mu,h of the increased demand for
mended.stay lod.;íng- Downsizing has effeaivc:ly :educ;cd ,he
number ofbtanch officesJ driving up co~L"porate travel to yet
fewer locations.. \"Qbere
t
managers once made da..y uips; I J L
to several close locations. they . Th~ folløwin¡ table de¥Ì5Ø1, ."y
ate now n&vdins tUthe.r. th~ "iuhla~d GrQCIp halps
diBtancc$ for longer periods of ølSt¡ngu¡~h ømøl1glht differing
time. Business travelers have segml!lll5. of 1þe elCtMdad.stllY
found the convenience and . n'lD(ktll:
price of exu:nded.stay facilities Rm Tier
more suitable tha.n full-service -"" ..q
hOte.1g, apanmentS, or staying . UiM'la
with friends Ot relatiVC$4 . f4;~-Pr1'.
Such changes in the
business eevironment have EtaIlOfllY
caused. the mid- and economy- "'gal
level exrendcd-s tay market to
expAnd beyond the mditional three to five percent groWth ra~ of
the hotel indUStry. Downsizing, mergers. and GOrpOl'tltC
re1oœrions have forced corporations [0 reduce travel accountS
and. focus on me bottom line~ T echnclogy has placed new
demands on worlcers and ce:un-bas:d job strategies are on the
rise. Such changes require corporations to provide training that
will optimize prcduccivity. Training can last more than fivc
consec:u rive days) lepOIta the Higlùand. G,OU p~ with baJ1king and
telecommunication indu.&~ies otten requiring more m;m 10
colUecutive da.ys of Bnntülttaining. F unh.ermoret
commu.niarìons technology is ~ing quiek1y~ fueling the need
for corpora.tc rnlining prognut1.s~ Coupled with downsjzìngJ
c.ompanies arç ñnding mote economy in centrnlizing training
programs and bringing in. out-of..towft employee$. Providing a
more çomforœ.ble lo~,tion with the convcniel1.ce! of home may
intrcase produaivÎ1:Y and reduce the stress of being ¡way.
a.eras' Rltt
p., Day
""'-
$99
SSQ
531
S2Ð
Che.p Lanll
The exœndccl-stay.indumy tends to locate on land cheaper than
that occupied by m.clicional hotels. The sites rnay be
comparatively small~ aecommodating as few' as 60 units of
eXtcnded...stay ho\l$ing~ The Higbland Group has found rha[ the
typi~al projcCt is 100 to 150 unitS in $12e~
Land ava-Hable to this growing loQging usc has traditionally
been in "h.e suburbs.. As the mar1œt segment fþ.a.n.u'es and is
more wily idenQ£ietl by the indwUYI extended-nay property
ownerS may find rQore suitable urban loca.dons~
Extended.seay si~$ can rmge from one to three acres in size,
making tOC1rion near a major thoroughfare essential for
visibility aM convcnience~ B,c2\u.se the fncili ties typi~ly do not
contain reta.il amcnidc$, a varic:ty of leStaW'anQ or shopping
should be wid1ín a. ave.minute driV(;~ The lowtr-cnd extended4"
stay lodging Þcil.iries gcnera.œ most bwiness throucb dri v~-by
recognition and word..of.:.Mouth, says KPMG. advisers (0 the
leal es'Cate hospitality and construction índusuy, For this
segment, visib Uicy becomg a major faact for success.
Companies entering U1.e low-end .m.uket nrly aJso have an
upper hand in furore locacions widún rht: same macker R.f~a.
Only 18 percent of the suesrs in that stay in low-end hciliÚes
,are corporate dientSt while up to 48 percCI1t of the clientele are
constrUCtion employees and movers. With fcvver barriers to
entering this market, oversupply is prediCted.
~ .IIi:bt~...-.".----
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Jostph J Cime, it il p/anntr and [(¡chard ~ R,dnist it the
pre;-i¡knr øf Reånús 6- Metd--P14nnt'J~ Engjntt,J, SttrveyDn~
EnvÎrðnmmtal Conmltanff, in SttJmford CDn'l1t~. '
2
JAN. 25. 2ØØS
10: 06AM
AMERICAN PLANNING AS
NO. 436
P.4/5
Opportunity Lost: A Conn.dicut Case 5 tully
When Hð m_d Villase wa.nred to (ocate in S wnfotd, from abu tti as neigh bon. Plans for the ,ite incIu ded a 123.un it
Con ntet\cut) which is borne to muy corporntc headqutrtelS and ~ndcd~.sta.y lodgiz1g facility ~
over 14 million square ~et, of office spaçcJ ¡bt extended.my Replacjng the nonconformins wes with. an extc:nded-suy hotel
proV'jder was sceking EYpiCtLlloç-aùon criteria: 8. parcel of 'and. tWO could nor b~ accompli.sh~ under exisring regul3.riolU~ St!mfotd
to wr" acres in si2c~ vis¡~ility 011 s major thorou¡hfare. 1 planning COtlSult41'\U Redrùss and Mead proposed an amcndrocn t
pa pulatioft of 200,000 within a ñve..JDil~ raditlSl add proxùnity to the regulations that wouJcJ permit t. new use within a $itn.itar
to rest8\u.rat1uJ services, í"lnd offices. The company bad diffi~ulfY "footprint" as the e'¿$tÍAg nonconform ing buildin.gs. The
findinG a suitably priced sire, but then loCiud .a .ð.onconforming t.me.ðdmeJ\t would also limit the height of the new we to that of
warehousing and resmunnt sit~ aloag t busy state route in a c:xistins buildinp.. As 10.l1g as the propoçed U$~ was det.rmin~d to
[C6idcntial neíghbQrhoo~ be less idtensivc, the.loCQ.t zoning board had the authority to gttnC
Initially, 11: wti uoJ.iIœ1y dut the ðXtel\ded~sÇLY t3cility wauld the new use~
be compatible with the residential ~rca. Howtvetl a closer look Although -abuning neighbor~ were in suppont surroundlng
revealed ncuby eorpomre 'ampt¡B~le offices and many home neighborhood assaciAtio1U wer~ oppo,~d m the precedent of 3.
oçc:u.paQons. noAconforming uses. and even iUcgsl uses sitUated commercial use in their ba~rd, and downtown bL1$iD~
aJonf; the arterial ro;d~ The reuse of the warehouse and rCSQu:cant objeCted to a hotel-type Uie outSide of th~ core area. Hnoußh
&ire would eliminate tro.ck noise and odat, & common ÇQß1pJain t discomfort was expressed to deny me pro posal.. .
blstlill Regulation
Within many zoning regulations, eXtended stay would fit
better within the definition of a horel [ban an apartment t
Yet the use falls so mcwhere betWeen) causing nuny
comm unities to develop sp ec:ific defl niti 0 ftS.. The zoning
regula.tions for the town of Windsor, ConncCticut) include a.
definition and $tandards for Re¡idencc Inn$. 'WiAdsorl s
ordinancc stipulatcs mat the bu.ilding be. "used for the
acco mm 0 d.1: ¡ on 0 f nan& ¡en t lodger sins l1i te s h.a vi n gone or
more roOMS exclusive- of 3. bacluoom) wacer..closet
comp at ttI\ en t, laundry) pantry, foyer; communicating
corridOtJ closetsJ or any dining alcoy! wirh less than 70..
sq lla.re.feet of ROOt space. A ki tc:b..:n area separate from the
Hving or sleeping areas shall be provided and çooldø.g may be
done only in the ki [chen area.. J'
In 1996) Norcross~ Georgia, adoprnt regu.larlons defining
extended.stay motcJs as U any building containing six or more
guest looms in~cnded or designed. w be usett or which. are used,
ren [ed, or hired aut to be o«up.ied) or: whidJ arC occupied fol'
sleeping pUlpOSes foe gu~ and COntMT1 kitehen facilities for
food preparation including but not Jimi red to such façilities as
reñigerarors. noves and ovens."
A more Iibew a.pproach in DeSoto, T eJw) permitS any rype .
of lodging facility p including extended-sra.y hotels) as a special
use (permit required) In planned development disuias- Some
ci ties) such as AnantaJ have a number of exrendcd~5'æY lodging
facilities, but have .dOt amended loal regulations to allow for
the usc.
Exxcndcd...my hotels are built for a spççific: funcåon, but
could be adapted for aparønenrs or senior housing if the ho tel
use ~nds~ For the ind \SStty and many c:ommunities J adaptive .
reuse would minimize me impact risJu because apamnenrs and
senior housing would be similu to extended-stay £a.ci1í ries~
However. tommunicies ue often unwilling to consider the
potential benefitS of ads-puye reuse options~
To help suppat"' excend.ed~stay uses, I.J1d limit the potential
for orner USCS~ Irving, CMifolnia, employs specific requirements
for extended-stay hotels within itS zoning ordinance.. Design
trj retia such as a min"¡m Urn lob by area, conference and meeting
spaceJ and a rcquiremep.t for rcscaurantS would eneounge hotel
rather than apuunent we in the fumre. The c rdin,411Cß in
Windaor I ÇonneCti~,. çalces the same: approach, allowing for
"resuurantSJ recrc~ltionl or o~cr facilities open to me general
public, other than lodger!. J)
Communities must con..~ider whether c:x[ended~Stây lodging
will dcuaa business from the existing hOtel base~ The problem
is minimized because rhe exr:endcd-stay marker segment appears
to fulfill a. Aew demand. The busine$s tr2veler on site ror weeks
at a. time may be more comfortable at an atended..,œy facility.
F amilics that arc reloeacing ma.y fmd extend.ed..sray lodging
more ~o.m.~odaüQ.g than staying. wlfh friends or rtlatives~ The
presence of extendro..suy £&c:illdes could also help to regulate
the use of aparttnentS for
sllOrt.rerm leases and bring an
equilibrium to local housing
markcu.
Extended 5 tay. Hot~rs I
~p," by s,.. TrowrKomrch ~u ot
~lÐmMf BO. 1 m .
lit ,rddfOtd ~ Cq~fI'f
".'ef
of "D1af~
UpScøJì
Resi4ÐfKe Inn
HDyncwoc¡I ~UnDS
sum", erfttld Suil ~
Haw~hOro Suf1øs
WÞ04fln
... -- - -- ~
roW
Mi~Pri(e .
Exfended S1ay Amerlfl
Hømøstcact v~rGGI
Sivdig Plut
lGJ in 9 ton
nomtQQ"
Westør
Sierra
Cðn d f CWðOð
. L
T ofal
239
49
24
'0
6
-., ~-
S32
~
lroømy
Wnagerlodgt 50
Su børbq n Lodg es 3 6
Crossland Eta"omy sru4ros 3
- ~ - pq- 17-" !¥<lIT ..
Total 19
total bfD~dø~ Sf" Hillels 647
-
- ",--,-..--""'---_llTlT....-- 'F]7
. b tIvrIe" frØIfIl'" WJs, 0fQ ~ 0W]Iftl
(rm1p,~U5l/,øl "" ." fr",JaÞ.,s ", frIP/o' choin
ptfffdm
99
SO
49
10
B
5
~
t
225
Final P...pectJve
The longer guests stay) the
more amenities they desire. In
mar kc cs w here exrende d -.rnt Y
fuciliues are frequented. by
&mllies, child play areas luve
been insmlIed or designed. into
du: site. Some jurisdictions
even require play areas as a
component of sire planning.
Fuwre desired amenities will
dct4:rmine whether the
caended...say marm MU
œnform. to the look and fee! of
apattmenrs) traditional no eels ~
or both. \"Qhere gue$t &milies
may desire 3. swimming pool or
gam~ 100m, business travelers
may require a small lounge for
e 11 r ena.inin g di en tS . In deed )
such chan ges ar e lilœ1 y to P U 6 h
CXtCIl de.d .. Stay fucilì tÍ cs in to th e
tfaditional hotel venue.
The rnarlcetplacc for
arc:nded..suy faciIiúc:'s will
çvcnt\1al1y stabilizcJ allcvlatitJ g
th~ u.neerc::a.intics associac~d
with an emerging use~ The
. srrong marke", demand is
ex.peacd to increase as tnrgc:t
audiences grow. Business will
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JAN.25.2ØØS
10: 07AM
AMERICAN PLANNING AS
.
undoubtedly continue itS savvy reach for the botwm line by
Ltcducin,g COStS for emplpyee travel, and the r;Ouft try) s aging
popuJacion will proceed southward to 'VaEmer climates, finding
temporary shdtcr in extended-stay mciliûes. This growing
lodGing alternative is all inevitable pare of [he landscape.
Communities need only determine where It rUB best.
(orrection
In. ClSÎllking Shopping Center to B~corne 3. W~dand" (JlÙY)t
Zoning N e'WS reponed Ù)a~ the idea for eOl\vtrting the aiœ back tC
wetlands came from University cEMinncsota gra.d.ua.tt Student
Sherr¡ A Bus&. Aeœtding to BUll, this is Íña.cc1.\.taœ. Trute2d, the
idea emerged (rom her wark in I. graduate =r:n semi.E1u in
Jandsapc: architeCtUtt developed by Professor Joan NasnuCl.
, ~ 1:1_1;1_-'- lilt.. _l1li I' -- ~
How Ma'ny Slst....
Make a Fa Inlay?
.
II was all a misunderStandinG- says Joliet. Ulinois, planning
direCtor Don Fisher. In the end, he saySt th3t it whir: caused
moSt of the 103 people who signed a p"hion opposing a
variation in usc for a croup of nuns to wish they had no!;, Of
those signers) only four opposed ",he. permit during the meering
at which (he elty council un.an.imously approved it On O~bet
6. VariatitJ'tI in us, is ~he ~ pf an: in the Joliet zoning
crdi~~ce fat the special-use permit mat now aUows the
F ranciscan Si~ret$ of the Sacred Heart 1:0 house up to seven
nuns in their home in a smgle..fa.mUy residential neigbborhoodt
Th~ zoning board ot appeals recommended ÇOw\cil ap provaI in
a 4-$ vote on ScptCIn bel 24. .
The J oliet ordin~n.ce allows up to three unrelated
individuaJs to Hv-e in the same home in a single-family
district. Three nqns already occ:up icd the howeJ but they
wan red [0 bring in a founh sister a.ø.d also allow up 'Co three
visitors a~ any rime. The variatio1'\, says 11 ishcr1 lastS o~ly
w hi ie the Duns occupy tb e 3 J OOO-sq u2.re~foot house. The
a.tu.ched conditions State ilia.I the vnrj aden will cease
whenever me F tan cis can sisters leave me prop eny, and ms"C
if the ho me tea.ses to function as a U nunnery) a ano~h~r term
defined in the ordin aIlee, it would revert co sin~e.family
residential usc:~ Any other proposed use) Fisber says. *must
go before the tonitt g b oudit and would require approval by
the city cou.ncll~
Fisher ad.d6 that ifl at any time~ me use becoma a nuiS1.nce,
the: ordinançe $pecínes that the permit "shall be recalled tOr a
possible revceacion M by the zoning board and city counciL
Bcause of cÀefe provisíons~ he u.YSJ the planning naff assumed
that the va.riation would not pose a problem,
.Þfd1.
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Z(JnÛl,£ NtJIIJ Î' II mDnm~ ,¡8Wólmer pubti4hcd by me; AtnerlCftn Pbnllin¡ Assoclac¡on.
S....b~r1p'flo~f ar. a.~il.b\o for .", (U.S.) -nd '75 (~m¡n). Pmølc S. So. J!'J(ean.8vI DircctOtJ
W11Jt:tm 1L KJcJ.n, DT(faQl' ofIWeudi.
LDine Nf1IJJ~S Ølðdu.œd If APA. Jim Smw;.b Md MI~ D,v¡dso'1, EW"n~. Sh~I\nO4
A"ruc,ClJ'I J. Buty St\.Îni JeroMe Oe~l.rtd, PAY :Oo\nick. S:al'lJ:í1 Jeet. Me:C't' Lewis~ Møl)'3. Mortu,
!c,k¡ kGm~". RepQfUU~ CytÍ1nia ChtBki. Auln!\ll-1: I!diCDr¡ Lift &rcan~ Dctlt,\ 3nd
1"tDG ,,«ion..
Car;r'¡o.h, 01991 b, Amcd~,,:PJ~~n.i"ß. Ancciw~ 12.2 $. MtcM~n Ave.. Su.¡u. ! 6O0L
Ch,cço. n. 60609. T~~ Ñ'f1eT;al1 P~nDiDS' NN.;bdon þu he-uiquuœnI officø àt l"ð
M'flSS4cftU4.e!1n: Ave., N. 'WI.. WMM~gtOR. DC 2003&.
An tl;h.u tøerved. No pare or mi, p'u.bn~cio" ""y be (cprodu.œd Or MdUud In ""1 to~ or by
eny mc:uu'! clccU'Onk: 01 tJ'IKh..,.~œ1. ~J\dwltn¡ ph.oloec.pyh,ß. recora.il'8t 01 by uy inf'arm::..lti.on
Itðro1~ w(i rwtCYI-1 qste""~ y¡ri'Cho1¡ f pamtt.JJcn in wris:¡n, &0l1li me Am~ Pl.u",ln.g
Aßodni~ .
'PtJ"~td en. œ~'ed p:,pC!r. jnd.u(\¡ns 50-7°" rccyded 6*
Ul.d 10% ponønfu '!WI" ~e.
*
4
NO. 436
P.5/5
Butt says Fisher, the misinformation that drove the
petitions included the impression that the convent would
become" bo1rding house and íI did not exa,dy reflect what
the ptoposa.1 was." Many people. he says~ t4didn't know what
the t.C'tual use was ~ Ð Jim Sthwllh. AlCP
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The Plan lor Solro
Chrisrint Keyljng~ City PrlltJ Publishing, Inc.) .209 10rh Ave. S. ~
Sui" 2221 Nasb,dllt, TN 37202. ]g97. 48 pp. Free by t:alb~1tg
615-244~ 7989.
South of BroadW3Y (SoBro) has been a negleCted uland of
promise" in N ashvifle in the words of this report on a charrene
for the area sponsored laôt year by a loetd alternative nevlspapcr,
the Nashuille Scent. Many of the ueaJs problems \vjJl sound
fan\iliu: issues of surface putdng) a POtcnriQj, 'split resuJtinß
fro111 a proposed new highway eonidor J and the need 10 rebuild
a :¡¡ense of urban neighborhood characa;[ wh:h the ap ptopriatc
mixture of WCð~ Yet SoBtO also has the unique opponunities of
an area that includes me Tennessee Stite Cäpitol and Jife in the
s~adoW$ of downtown skyscrapers. The res\l1ting guidc:lines are
both insuuctive and reasonably creative, including the emphasis
on me need for a tlboulevudt not a ~rdd.or. ~ ;. ,~
ll...m PII-
-
Siting Criteria 'or
P...ona' Wlreles.
Sewl.. Facilitl..
Prepared by Kreiner and Kreines. l"ç~þ in (Oopøraeion wirh the
Cape Cod c,mmisrian, 3225 Main St. t P. O. Box 22~ Barnrtablt,
MA 02630. ¡unl 19~7. 50 Pl. Fr~t with $5 shipping charg, jðr
out-øfttatt (J,d¡rs.. ,
,DiniUing lessons and ide3& (com. dozens of other
communities, the Cape Cod Commission manAged [0 craft
rrcnd...scni ng stat1duds in one of plannittG's evolving new
dilemmas, the siting of wireless telecommunicaùonô facili ties~
This do cument is me reqwc of s. projeCt the øl)1JXlissíon pursued
with funding from the Massachusetts Dtps.runenl of Housing
and Community Development~ Rc:adea with Intcrnet access
can suppIe.men [ thls useful hmdbook by fl11d.ing the
commissiont$ ¡no del bylavvs for such fa.ciJicißS on its web si ce~
www.. cap e codconunission. org ~
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CltySp.C8 :
A.. Ope. Space Plan
for Chicago
City øf Chi'ago, Dtparmzen'Ç of Planning and DeveIDpmrntþ
Srrattgic Plann;n: Divisio72J 121 Non:h LaSalle Strttt, Room
1 003~. Chicagol IL 60602.
The CjtySp;zc~ pllln is the result of an intetgoveJ:nmcntaJ
initiativc created. to expand open spate 1n. Chicago. The Ch:y5p~
Projece WAS iN ciated by a pnrmaship that included the City of
ChiagoJ Chiago Park DistriCt~ Forest Preserve DistriCt of Cook
Co\U\tyJ and the Chicago Bo?trd of Educa.rion. The plan setS fonh
development goals~ prioncies.. and implementation Strattgie9,
urgetlng land along inland waterwa.Ylh vacant loIS. and land
$Uttounding public ~ools~
Attachment 2
Other Cities' Definition and Regulations for Extend Stay
Hotel/Motel F aci I ities
City of Arlington
Definitions
Bed and Breakfast Inn. A house, or portion thereof, where short term lodging rooms and meals
are provided. The operator of the inn shall live on the premises or in adjacent premises.
Hotel, Full Service or Motel or Residence Hotel/Motel
Motel - A building or group of buildings whose main function is to provide rooms for temporary
lodging which is not classified as a full service hotel or residence hotel/motel.
Residence Hotel/Motel - Any hotel or motel which offers more than 5% of its rental units for
stays extending thirty (30) consecutive days or more. A multi-dwelling unit extended stay
lodging facility consisting of efficiency units or suites with a complete k:itchen suitable for long-
term (thirty days or more) occupancy. Meeting rooms, clubhouse, and recreational facilities
intended for the use of residents and their guests are permitted. This definition shall not include
other dwelling units as defined by this Ordinance.
Full service Hotel - A building or group of buildings whose main function is to provide rooms
for temporary lodging where entrance to each room is gained from a completely enclosed area or
from an exterior court which is within a secured area; may also contain various personal service
shops. (Amend Ord 00-025,3/14/00)
Re2ulations
Section 12-1000
Motels
A. Guidelines for Development: The purpose of the following guidelines is to provide an
applicant for SUP or "PD" cases insight into City policy regarding design for full service hotels,
motels and residence hotels/motels.
Special Standards for Full Service Hotels, Motels and Residence Hotels/
1.
Building Scale and Rhythm
Proposed buildings should respect the scale of any adj acent buildings and provide orderly
transition to the different scale of development. Stair stepping building height, break:ing up the
mass of the building and shifting building placement should be employed to mitigate the impact
of differing building scales and intensities.
Building rhythm is established through horizontal and vertical patterns expressed in
architectural features such as roof angles, cornices, columns, windows, doors or variations in
massing. Several related rhythms should be employed to avoid repetition of a single or limited
number of elements throughout the building. Examples of building rhythm include vertical and
horizontal banding with different colors or materials, groupings of windows, and regular or
repetition of external details.
2.
Building Façade and Elevations.
External details in building facades, entries, stairways, retaining walls and other features
provide visual interest, enrichment and texture to buildings. New developments should
incorporate the use of strong vertical and horizontal reveals, offsets and three-dimensional details
between surface planes to create shadow lines and break: up flat surface areas. Large flat blank:
surfaces should be avoided.
Rear elevations should be aesthetically enhanced with materials to match the front of the
building and should be treated with the same quality of design and materials.
Relentless grids of repeated windows should be avoided. The patterns created by the window
and door placement can add variety and interest to the design.
Buildings and windows should be located to maximize the possibility of occupant surveillance of
entryways, recreation and laundry areas. Children's play areas should be sited to allow for
unobstructed parental monitoring.
B.
1.
Minimum Development Standards
Full Service Hotels
a.
Must provide meeting/conference rooms, with a minimum of 1000 square feet of conference
space.
b.
Must provide recreation facilities including a swimming pool, exercise room or comparable
recreation facilities.
c.
Must have an interior restaurant with a full service k:itchen offering meals during normal
dining hours (break:fast, lunch and dinner) and seating for a minimum of 50 patrons.
Must have daily maid service.
d.
e.
Must have management onsite 24 hours a day.
Access to each room must be gained from a completely enclosed area or from an exterior
court which is within a secured area.
f.
2.
Motels
a.
Must provide housek:eeping service or daily maid service.
Must contain a lobby with a minimum of 150 square feet.
b.
c.
Must have identifiable management on site 24 hours a day.
Exterior walls must be built of a minimum of 90% concrete, decorative masonry, Portland
cement stucco or Exterior Insulation Finish System (EIFS). (This requirement supercedes
the minimum requirement in Article XIII and in the BP District.)
d.
3.
Residence Hotels/Motels
a.
Must have identifiable manager when the office is closed.
Must provide a minimum of 1000 square feet of recreation facilities including a swimming
pool or exercise equipment room.
b.
c.
Must have access through an interior corridor or from an exterior court, which is within a
secured area.
d.
Minimum size of a unit shall be 300 square feet.
Must provide on site laundry facilities and weekJy maid service.
e.
f.
Exterior walls must be built of 90% concrete, decorative masonry, Portland cement stucco
or Exterior Insulation Finish System (EIFS). (This requirement supercedes the minimum
requirements in Article XIII and in the BP District.)
g.
Each room must contain a complete k:itchen, including a refrigerator, rangetop, sink:, and
cabinets.
h.
Must contain lobby with a minimum area of 150 square feet.
.
1.
Each room must contain a telephone. (Amend Ord 00-025,3/14/00)
City of Frisco, Texas
Definitions
Bed and Breakfast Inn - An owner (or operator) occupied residence with up to five (5)
bedrooms available for overnight guests. A Bed and Break:fast Inn may provide for guest stays
up to fourteen (14) consecutive days; however, it shall not offer weekJy rental rates. Kitchen and
dining facilities may be included to provide meals for guests only; however, no food preparation
shall be permitted in guest bedrooms. A Bed and Break:fast Inn shall not include restaurants,
banquet facilities, or similar services.
Hotel - A building or group of buildings used as a temporary dwelling place for individuals in
exchange for financial consideration where customary hotel services such as linen, maid service,
and telephone are provided. Hotel room units are accessed through doorways into an internal
hallway, courtyard, or lobby. Financial consideration for Hotel room units is generally calculated
on a nightly basis.
Residence Hotel- A building or group of buildings used as a temporary dwelling place for
individuals in exchange for financial consideration where customary hotel services such as linen,
maid service, and telephone are provided. Residence Hotel room units are designed to be
suitable for long term occupancy with financial consideration being calculated on a nightly,
weekJy, and/or monthly basis. Typical Residence Hotel attributes include, but are not limited to,
k:itchen facilities, two-story design, and external doorways into room units.
Re2ulations
Conditional Development Standards
Hotel:
Hotel developments shall be subj ect to the following development standards:
a) External balconies and walk:ways shall be set back: two hundred feet (200') from any
residential zoning district.
b) Shall provide staff on-site 24 hours a day.
c) Shall provide at least three amenities from the list below:
. Indoor/Outdoor Pool
. Spa/Sauna
. Weight Room/Fitness Center
. Playground
. Sports Court
. Plaza/Atrium
. Game Room
. Jogging Trail
. Conference Room (1,000 square foot minimum)
. Full Service Restaurant (minimum seating capacity of 35)
d) All room units must be accessed through an internal hallway, lobby, or courtyard.
e) Permitted by Specific Use Permit in an Original Town Commercial District
Motel:
Motel developments shall be subj ect to the following development standards:
a) External balconies and walk:ways shall be set back: two hundred feet (200') from any
residential zoning district.
b) Shall provide staff on-site 24 hours a day.
c) Shall provide at least three amenities from the list below:
. Indoor/Outdoor Pool. Spa/Sauna
. Weight Room/Fitness Center
. Playground
. Sports Court
. Plaza/Atrium
. Game Room
. Jogging Trail
. Conference Room (1,000 square foot minimum)
. Full Service Restaurant (minimum seating capacity of 35)
d) Shall maintain a minimum separation of fifteen hundred feet (1,500') measured linearly
from property line to property line from any other Hotel, Motel, or Residence Hotel
property.
Residence Hotel:
Residence Hotel developments shall be subj ect to the following development standards:
a) Not more than 23 room units per acre.
b ) External balconies and walk:ways shall be set back: two hundred feet (200') from any
residential zoning district.
c) Shall maintain laundry facilities on-site for guest use.
d) Shall provide staff on-site 24 hours a day.
e) Shall provide at least three amenities from the list below:
. Indoor/Outdoor Pool
. Spa/Sauna
. Weight Room/Fitness Center
. Playground
. Sports Court
. Plaza/Atrium
. Game Room
. Jogging Trail
. Conference Room (1,000 square foot minimum)
. Full Service Restaurant (minimum seating capacity of 35)
f) Shall be set back: a minimum of one hundred feet (100') from any residential district.
g) Shall maintain 15% of the lot area as open space, exclusive of required setback:s and
park:ing areas, but including amenities from the above list except for Conference Room
and Full Service Restaurant.
h) Shall maintain a minimum separation of fifteen hundred feet (1,500') measured linearly
from property line to property line from any other Hotel, Motel, or Residence Hotel
property.
i) A minimum of 50% of the room units shall contain k:itchen facilities.
j) Location:
1. Shall be permitted only with frontage along SH 121, Preston Road, the Dallas North
Tollway, FM 423, or US 380; or
2. A Residence Hotel may locate at an intersection of two major thoroughfares. If this
location option is chosen, it shall count as the multifamily development at that
intersection as referenced in the Future Land Use Plan. It shall also be subj ect to the
Multifamily-2 Zoning District development standards as they exist or may be
amended. If Multifamily zoning already exists at an intersection of two major
thoroughfares, then a Residence Hotel will not be permitted at that intersection.
City of Lewisville, Texas
Definitions
Bed and Breakfast: A "bed and break:fast" is an establishment offering the use of guest rooms
to the transient public for compensation. Structures must be owner-occupied and are limited to a
maximum of five (5) bedrooms. A minimum of one meal per day shall be served on the premises
for the benefit of the guests of the bed and break:fast, but a restaurant is not an allowable
accessory use. A bed and break:fast is a non-residential use.
Hotel, Motel or Inn: A "hotel, motel or inn" is an establishment offering lodging, the use of
guest rooms or sleeping accommodations, to the transient public for compensation. Hotels,
motels or inns furnish customary hotel services and may contain a restaurant, club, lounge,
banquet hall, meeting rooms and other accessory uses. A hotel, motel or inn is a non-residential
use. For purposes of this Ordinance, if more than 20% of the guest rooms of the establishment
are occupied by a person who has the right to use or possess a guest room for at least 60
consecutive days without interruption, then the use of such establishment shall be classified as
residential. Residential usage shall not be permitted in a non-residential zoned area.
Regulations
LEWISVILLE ZONING ORDINANCE 1995 51
SECTION 17-22. "GB" GENERAL BUSINESS DISTRICT REGULATIONS
( a) Use Regulations: A building or premise shall be used only for office, retail and
service uses which are primarily retail in nature including, but not limited to:
(1) Any use permitted in District "LC".
(2) Auto or mobile home display, sales and repair, but not including auto body shops.
(3) Bak:eries.
(4) Building material sales, including lumber yards.
(5) Business or commercial schools.
(6) Clinic, medical and dental, and professional offices.
(7) Carpentry, painting, plumbing or tinsmithing shop.
(8) Cleaning, laundry and dyeing plants.
(9) Creamery, ice cream manufacturing and dairy operations.
(10) Farm implement display and sales room.
í.11.ì Hotels, Motels and Inns.
(12) Mortuaries.
(13) Office buildings.
(14) Pet shops, retail.
(15) Printing, engraving and newspaper plants.
(16) Radio or television broadcasting station or studio. Monopole towers up to one
hundred (100) feet in height and including no more than one monopole platform
or communications dish are allowed as an accessory use for such broadcasting use
or other uses in General Business. All other towers (except those of 25 feet in
height or less) will require Specific Use District Zoning.
(17) Retail stores.
(18) Veterinarian or animal hospital provided that no such building, k:ennel or exercise
runway shall be closer than fifty (50) feet to any residential district.
Bowling alley and other commercial amusement uses.
Church worship facilities.
Uses similar to the above mentioned permitted uses, provided activities conducted
observe the requirements of all City Ordinances.
(22) Temporary buildings for uses incidental to construction work: on the premises,
which buildings shall be removed upon the completion or abandonment of
construction work:.
(23) Accessory buildings and uses customarily incident to any of the above uses,
provided that such not be objectionable because of odor, smok:e, noise, vibration
or similar nuisance. Open storage shall be considered an accessory use but no
more than ten percent (10%) of the platted lot may be used for outside storage,
including access and maneuvering areas for moving the stored items.
(24) Dwelling units of 850 square foot minimum size when located over a retail,
restaurant or similar use on the first floor.
(b) Height Regulations: No building shall exceed in height the width of the street on
which it faces plus the depth of the front yard. On a lot adj oining a residential district, no
building shall exceed forty-five (45) feet in height, except that this height may be increased up to
the maximum of twelve (12) stories or one hundred eighty (180) feet at the rate of two (2) feet of
additional height for each one (1) foot of additional setback: from required yard lines. In no event,
however, shall any building exceed two (2) standard stories when located within one hundred
fifty (150) feet of any property zoned for residential purposes.
(19)
(20)
(21)
(c)
(1)
a.
b.
Area Regulations:
Size of Yards:
Front Yard: There shall be a front yard having a minimum depth of twenty-
five (25) feet. No park:ing, storage or similar use shall be allowed in required
front yards in District "GB", except that automobile park:ing (including
automobile dealer display park:ing) will be permitted in such yards if separated
by at least twenty-five (25) feet from any residential district.
Side Yard: A side yard of not less than fifteen (15) feet in width shall be
provided on the side of a lot adj oining a side street. A side yard of not less than
ten (10) feet in width shall be provided on the side of a lot adjoining a
residential district. The required side yard shall be waived when a screening
device is installed in accordance with the City's General Development
Ordinance. The building itself can serve as a portion of the screening device
when that portion of the building exterior is constructed of the same materials
as the screening device. No park:ing, storage or similar use shall be allowed in
any required side yard or in any side street yard adj oining a residential district.
Rear Yard: No rear yard is required, except that a rear yard of not less than
twenty- five (25) feet in depth shall be provided upon that portion of a lot
abutting or across a rear street from a residential district, except that such yard
requirement shall not apply where the property in the residential district also
back:s up to the rear street. The required rear yard shall be waived when a
screening device is installed in accordance with the City's General
Development Ordinance. The building itself can serve as a portion of the
c.
screening device when that portion of the building exterior is constructed of the
same materials as the screening device.
(2) Reserved:
(d) Outside Storage Regulations: In all zoning districts where outside storage yards
are allowed, such storage yards shall be screened from view in accordance with the standards
outlined in the City General Development Ordinance. This provision applies to all outside
storage, which began after the original date of passage of this provision (April 4, 1994). Any
variance request involving the requirements or standards relating to such required screening
devices shall be considered by the City Council in accordance with the General Development
Ordinance. Areas which are used for infrequent and temporary storage for a period of thirty (30)
days or less per year shall not be deemed as "storage yards" .
SECTION 17-22.6 "OTC" OLD TOWN CENTER BUSINESS DISTRICT
REGULA TIONS
( a) Use Regulations: A building or premise shall be used only for office, retail and
service uses which are primarily retail in nature including, but not limited to:
(1) Retail establishments including but not limited to: bak:eries; book:, card, gift and
stationary stores; building material sales; clothing; florists; grocery stores; and pet
shops or others of a similar nature and subj ect to the following condition:
a. Temporary, portable outside display of merchandise is allowed on a daily
basis but is limited to the area directly adjacent to the building occupied
by the business and no more than five (5) feet from the building. A clear
aisle shall be maintained for pedestrian access. Otherwise, no outside
display or storage is permitted.
Barber and beauty shops.
Buildings and uses owned or operated by public governmental agencies.
Business or commercial schools.
Church worship facilities.
Clinic, medical and dental, and related professional offices.
Communication towers, accessory to the primary use, shall be located on a
building and may extend a maximum of 15 feet above the building, but must be
screened from view.
Day nurseries.
Dry cleaning and laundry services.
Hotels, motels and inns.
Professional offices.
Restaurants including those with private clubs as an accessory use.
Veterinarian or animal clinic provided that no k:ennel or exercise runway shall be
located outside the building.
(14) Video rental stores and movie theaters.
(15) Accessory buildings and uses customarily incident to any of the above uses,
provided that such not be objectionable because of odor, smok:e, noise, vibration
or similar nuisance. Dwelling units of 850 square foot minimum size shall be
allowed as an accessory use to retail businesses.
(16) Non-accessory dwelling units of 850 square foot minimum size when located over
a retail, restaurant or similar use on the first floor.
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
ill)
(11 )
(12)
(13)
(17)
(18)
Temporary buildings for uses incidental to construction work: on the premises,
which buildings shall be removed upon the completion or abandonment of
construction work:.
Uses similar to the above mentioned permitted uses; provided activities conducted
observe the requirements of all City Ordinances.
(b) Height Regulations: No building shall exceed a maximum height of three (3)
stories or forty-five (45) feet excluding parapet walls. Parapet walls shall have a maximum
height of eight (8) feet.
(c) Area Regulations:
(1) Size of Yards:
a. Front Yard: The front facades of buildings shall be set at the front property
line. However, a portion of the façade may be set back: further in order to
create a special entry court or restaurant seating.
b. Side Yard: The façade of a building located on a lot that adjoins a side street
shall be located at the property line.
SECTION 17-29. "SU" SPECIFIC USE DISTRICT REGULATIONS
( a) Use Regulations: This district is for the purpose of the uses specifically listed and
other unusual uses which are limited in number and which are clearly not allowed in any other
zoning district. Zoning shall not be allowed under this district as a way of circumventing the
standard provisions of this or any other Ordinance of the City of Lewisville. Allowable uses shall
include:
(1)
Bed and Breakfast businesses. Structures must be owner-occupied and are
limited to a maximum of five (5) bedrooms.
Cemeteries and accessory uses.
Broadcast or transmission towers in excess of one hundred (100) feet in height or
supported by guy wires.
Criminal or penal institutions.
Landfill operations and accessory uses.
Commercial drilling for oil, gas and other minerals.
Mining activities and storage, including sand and gravel mining, and stone
.
quarrIes.
(b) All requests for Specific Use zoning shall be accompanied by an Engineering Site
Plan as outlined in the City of Lewisville General Development Ordinance. Variances from the
regulations in the General Development Ordinance may be granted at the discretion of the
Lewisville City Council.
( c) Any proposed enlargement, structural modification or other significant change to
any site which had been granted Specific Use zoning shall require approval of the Lewisville
City Council following a public hearing. Such public hearing shall be conducted after a
recommendation is received from the Planning and Zoning Commission. The Planning and
Zoning Commission shall consider the request for an amendment after conducting a public
hearing in accordance with requirements necessary for any proposed zone change.
(d) The Zoning Board of Adjustment shall not have jurisdiction to hear, review,
reverse, or modify any decision, determination, or ruling with respect to the granting, extension,
revocation, modification or any other action tak:en relating to the granting of any Specific Use
.
zonIng.
(2)
(3)
(4)
(5)
(6)
(7)
( e) Building setback:s and heights shall be consistent with other structures in the
immediate area, as determined by the Lewisville City Council.
CITY COUNCIL PRESENTATION
MONDAY, FEBRUARY 7, 2005
THE CITY OF RICHARDSON'S NEIGHBORHOOD SERVICES
The Traditional Richardson Approach - A history of proactive neighborhood initiatives
o Code Enforcement
o City Council / Homeowners Association Presidents Meetings
o Neighborhood Vitality Program
o Matching Fund Beautification Program
o Volunteer Assistance Program
Changing Neighborhoods
o Neighborhoods have life cycles in which they peak and decline based on the age
of homes and infrastructure, maintenance, and other related factors. Depending
upon the assets and weaknesses of each neighborhood, the life cycle can look very
different.
A New Approach - Creating Neighborhoods Of Choice
o All neighborhoods are unique, possessing certain assets, challenges and
opportunities grounded in the neighborhood's history and current standing.
o Neighborhoods should be thought of as existing within a competitive
marketplace, consequently, in which current residents and regional newcomers
make choice.s about where to live.
o A healthy neighborhood is a place where it makes economic sense for people to
invest their time, money and energy and where neighbors manage change
successfully.
o Successful neighborhood vitality and integrity planning begins, accordingly, with
understanding what's working and what's not in a neighborhood and results in
strategies that reinforce assets, address challenges, and take advantage of
oppommities.
o The Richardson City Council adopted a comprehensive, multifaceted
Neighborhood Vitality & Integrity Strategy that includes:
· A steadfast commitment to providing strong, progressive code
enforcement,
· Neighborhood relations efforts to support neighborhood groups and
leaders and to promote neighborhoods in the marketplace and
· Neighborhood enhancement initiatives to help neighborhoods better
understand what's working and what's not working and to implement
neighborhood improvement initiatives.
Neighborhood Services
o To implement this strategy, the City created a new division entitled Neighborhood
Services. The Neighborhood Services Division serves as the center of the new
Neighborhood Vitality and Integrity Strategy by incorporating code enforcement,
neighborhood enhancement strategies, and neighborhood relations efforts.
CITY OF DENTON
CITY COUNCIL PRESENTATION
MONDAY, FEBRUARY 7, 2005
THE CITY OF RICHARDSON'S NEIGHBORHOOD SERVICES
Neighborhood Integrity (Code Enforcement)
o The Neighborhood Integrity Program was created to help maintain property
values and neighborhood desirability and to encourage revitalization. The
program encourages residents to work together to keep the city an attractive,
healthy, and safe place to live and work.
· 8 code enforcement officers - single family and commercial properties
· 1 building inspector - multi-family and rental properties
· Responded to more than 900 citizen complaints in FY 03-04
· Sent more than 32,000 notices of violation in FY 03-04
· Had more than 23,000 violations abated in FY 03-04
· Issued more than 900 citations in FY 03-04
· Conduct regular early morning, evening and weekend inspections.
· Adopted new regulations for:
Parking recreational vehicles in residential districts,
· Garage Enclosures,
· Residential Rental Properties,
· Home occupancy,
· Brush and bulky item collection, and
· Holding garage sales.
Neighborhood Relations
o Neighborhood relations strategies are a crucial ingredient in a healthy
neighborhood, and are only successful when residents work together to resolve
problems, take action to reinforce positive standards, and maintain effective
partnerships with city leadership to develop policies that foster attractive and
healthy neighborhoods.
· Email Update Program
· New Neighborhood Association Development Program
· Neighborhood Leadership Workshops
· Neighborhood Awareness / Education Initiatives
Neighborhood Enhancement
o Neighborhood enhancement strategies are proactive measures designed to
encourage residents to improve their homes and neighborhood beyond minimum
standards. Enhancement strategies are fashioned to address specific challenges
and take advantage of the unique opportunities of individual neighborhoods.
· Neighborhood Assessment Program
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