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Mermaid Hotel Report March 16, 2005 Page 2 Setbacks. The PUD for the Mermaid site allows for a principle structure setback of 50 feet. This setback exceeds what would normally be allowed in a commercial district and was imposed recognizing that the existing buildings more than satisfied that requirement. It was not anticipated at the time the PUD was drafted that an expansion to the south of the existing building would be contemplated. Ordinarily, the setback would be 30 feet. The concept plans submitted by Mr. Hall indicate a building setback that ranges from 12 feet to 30 feet. The distance from the property line to the County Road H roadway is another 15 to 20 feet. Upon first review of the plans, staff felt approval of such a setback reduction would be highly unlikely, however after subsequent review and consideration, such a reduction may not be undesirable. County Road H is not a highly traveled roadway and during the evening hours (when most guests would be sleeping) the road sees very limited traffic. Trends in land use planning are shifting away from standard inefficient suburban type requirements toward more traditional development patterns with reduced setbacks, bringing buildings closer to the front line of the lot and tucking parking behind the uses. While we are not recommending a comprehensive overhaul of our zoning requirements to satisfy the Mermaid’s request, it certainly may be worthwhile to examine zoning standards within the corridor and make changes to promote a more efficient use of the land. In the meantime, because the PUD does offer flexibility in what can be allowed, staff would not be opposed to the proposed reduced building setback. Summary: Dan Hall is requesting concept plan approval to construct a four story, 105-room addition to his AmericInn Hotel at 2200 County Road 10. Such an expansion would bring additional tax base to the community and would potentially bring in hundreds of additional guests on a daily basis who would then consume other goods and services in our community. The availability of the additional rooms would allow Mr. Hall to market his facility to a greater target audience for even larger banquet, reception and convention events. Recommendation: Review and consider the attached resolution which recommends approval of the concept plan submitted by Mr. Hall that contemplates a 105-room addition to the existing hotel. The resolution stipulates that if Mr. Hall proceeds with development stage plans, a land use consultant would need to assess the available parking to determine if it would be sufficient to accommodate the hotel expansion. If the Commission is comfortable with the plan submitted and with the assumptions presented in this report, the resolution may be acted upon as presented. If the Commission has questions or would like additional information prior to making a decision on the request, a tabling action would be in order. If the Commission opposes the expansion plan, staff would draft a new resolution for action at the Commission’s next meeting which articulates the basis for your opposition. If you should have any questions relating to the request, please do not hesitate to contact me at your convenience.