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HomeMy WebLinkAbout05/27/2014 P&Z MINUTES CITY OF THE COLONY PLANNING AND ZONING COMMISSION MAY 27, 2014 After determining that a quorum was present, the Planning and Zoning Commission of the City of The Colony, Texas convened into Regular Session which was held on Tuesday, May 27, 2014 at 6:30 PM in the City Council Chambers located in City Hall, 6800 Main Street, The Colony, Texas, at which time the following items were addressed: Board Members Present: Karen Hames, Chairman; Detrick DeBurr; Cody Hall; Brian Buffington; Cesar Molina, Jr. (arrived at 6:36) and Brian Wade, Vice-Chairman (arrived at 6:37). Board Members Absent: Shannon Hebb City Council Liaison Present: David Terre, City Council Place 4 Staff Present: Brooks Wilson, AICP, Senior Planner; Gordon Scruggs, Engineering Director; Brian McNuelty, Engineering Technical Assistant and Ed Voss, City Attorney. 1.0 CALL REGULAR SESSION TO ORDER Chairman Haines called the meeting to order at 6:35 PM. 1.2 CITIZEN INPUT No citizens carne forward during Citizen Input. 2.0 CONSENT AGENDA 2.1 Consider approval of the minutes of the May 13, 2014 Regular Session. 2.2 PP13-0012, Assured Storage Addition, Lots I and 2, Block A Consider approval of a Preliminary Plat of Lots 1-2, Block A of the Assured Storage Addition, being a 13.75 acre tract of land in the BBB and CRR Survey, Abstract No. 173, located on the southwest corner of Memorial Drive and Paige Road. 2.3 FP13-001 S, Assured Storage Addition, Lot 1, Block A Consider approval of a Final Plat of Lot 1, Block A of the Assured Storage Addition, being a 6.76 acre tract of land in the BBB and CRR Survey, Abstract No. 173, located on the west side of Paige Road and approximately 300 feet south of Memorial Drive. Commissioner Hall moved to approve the Consent Agenda. Commissioner Buffington seconded the motion. Motion carried (5-0). 3.0 PUBLIC HEARING ITEMS 3.1 SUP14-0003, Microtel by Wyndham Limited Service Hotel Conduct a public hearing, discuss and consider making a recommendation to City Council regarding the approval of a Specific Use Permit (SUP) to allow a limited service hotel, Microtel by Wyndham, to be located on a 1.31 acre tract of land on the north side of the Sam Rayburn Tollwa (S.H. 121) and approximately 250 feet east of Standrid e Drive, 3909 S.H. 121. Ms. Wilson presented the staff report. Chairman Hames invited the applicant to address the Commission. Mr. Lance Vanzant, an Attorney with Hayes, Berry, White & Vanzant, LLP, 512 W. Hickory, Denton, Texas, speaking on behalf of the applicant, stated that the proposed Microtel by Wyndham product would be at the upper end of the Microtel brand. The hotel meets all the requirements for the site plan, including the enhanced requirements of the Gateway Overlay District. In addition, the owner has purchased additional property in order to accommodate the Minutes of the Planning and Zoning Commission May 27, 2014 Page 2 of 4 requirements of the hotel ordinance. Mr. Vanzant argued that the data shown in the staff report was derived from the first generation of Microtels and that the pricing structure was not comparable to these local hotels. Mr. Dayton Macatee, Macatee Engineering, 3519 Miles Street, Dallas, Texas, presented slides which illustrated the Wyndham Hotel brands, their overall number of hotel rooms, customer base, rewards customers and other facts relating to the overall Wyndham brand and the Microtel by Wyndham brand specifically. Mr. Joe Luck, Vice President of Franchise Development for Wyndham Hotels, assisted with the slide presentation. Mr. Luck stated that the proposed hotel in The Colony would be a fifth generation Microtel product, with upgraded design and the overall quality similar to a Fairfield Inn, Holiday Inn Express or Comfort Suites hotels. Mr. Luck stated that when the Wyndham Corporation bought the Microtel brand, they upgraded some of the hotels and some were removed from the Microtel by Wyndham brand due to lack of quality. Commissioner Hall asked what happens when a hotel is de-franchised and taken out of the Microtel by Wyndham branding. Mr. Luck responded by saying that the hotel would have to change its name and either align with another hotel group or operate as an independent. Commissioner Molina asked why there was still such a discrepancy between the quality of a "Generation 1" Microtel and a "Generation 5." Mr. Luck explained that Wyndham has contracts with franchisees and that the upgrades required for a complete rebranding takes time and money. He went on to say that 144 new Microtel by Wyndham hotels were currently in the development process and all would be the newer, upgraded product. The older hotels would either be upgraded to the new standard or phased out over time. He added that even with the quality control of the Wyndham Corporation, there will always be "problem children" or hotels that underperfoim and certain hotels, even within his own brand, that he will not stay in. Commissioner Buffington asked how the brand quality is maintained over time. Mr. Luck responded that there are minimum brand standards and twice yearly reviews. Commissioner Buffington stated that his experience with Microtel hotels reflected a lack of cleanliness and lower quality than could be expected from a budget hotel. Mr. Luck responded that the Microtel chain has won 11 consecutive J.D. Powers Awards, more than any other hotel brand, and that would not be possible if the chain was consistently underperforming. Commissioner Hall stated that the Wyndham accomplishments relate to that brand and has not, as yet, transferred its luster to the Microtel brand. He expressed concern that if the proposed hotel underperforms and the owner loses his franchise, that the City could be left with a "no- name" hotel with no corporate oversight for quality control. Commissioner Hall asked why the Wyndham Corporation did not consider a Wyndham product or a mid-range product for this site. Minutes of the Planning and Zoning Commission May 27, 2014 Page 3 of 4 Mr. Luck responded by stating that financing for a full-service hotel at this time is nearly impossible. He explained that The Colony already has a good selection of mid-range products and that this hotel would offer the visitors coming to the City another choice in accommodation. Commissioner Hall asked for advice from the City Attorney. Chairman Haines closed the Regular Session at 7:43 pm and the Commission convened in Executive Session, pursuant to Section 551.071 of the Texas Government Code. Chairman Haines reopened the Regular Session at 7:51 pm. Commissioner Buffington asked the applicant if the Marriott hotels in The Colony were owned by the Marriott Corporation or were franchised. Mr. Luck stated that he did not know the ownership of these hotels, but that 80% of Marriott hotels were franchised. Commissioner Hall asked the speakers which company or person each represented. Mr. Vanzant stated that he represented the owner. Mr. Macatee stated that he also represented the owner. Mr. Luck stated that he represented the Wyndham Corporation. Chairman Hames opened the Public Hearing. No one came forward to speak and the Chairman closed the Public Hearing. Commissioner Hall moved to deny Item 3.1. Commissioner Wade seconded the motion. Chairman Haines asked if there was further discussion. Commissioner Molina stated that although he is concerned with what will happen in thirty years, all buildings built now would be thirty years older then and that franchises come and go. Commissioner Molina stated that he believes the proposed hotel is unlikely to be a low-end product due to the costs of land and development. He went on to say that he hoped the Commissioners would consider their decision thoughtfully. There being no comments or questions from the Commissioners, Chairman Harries called for the vote. The motion carried to deny Item 3.1 (4-2, with Hames and Molina opposed). 3.0 PUBLIC HEARING ITEMS 3.2 SI14-0006 Text Amendment to Section 24-101, "Procedure" Conduct a public bearing, discuss and consider making a recommendation to City Council regarding a Text Amendment to Section 24-101, "Procedure," of Appendix A, "Zoning" regarding the procedure forapplications denied by the Planning and Zoning Commission Ms. Wilson presented the staff report. Commissioner Wade asked under what conditions the one-year moratorium could be waived and should these conditions be spelled out in the ordinance. City Attorney Ed Voss responded that any conditions should specifically be left out so that the City Council would have complete discretion on making their decision. Minutes of the Planning and Zoning Commission May 27, 2014 Page 4 of 4 Commissioner DeBurr asked what would constitute a change in the application. Ms. Wilson listed a few examples that would be considered a change in application, but added that it would be up to the City Council to determine what constituted sufficient change in the application to be considered new. There being no further comments or questions from the Commissioners, Chairman Hames opened the Public Hearing. No one came forward to speak and the Chairman closed the Public Hearing. Commissioner Wade moved to approve Item 3.2. Commissioner Molina seconded the motion. Motion carried (6-0). There being no further business to come before the Commission, Chairman Hames adjourned the Regular Session of the Planning and Zoning Commission 8:03pm. Karen Hames, Chairman Brooks Wilson, Recording Secretary