Title
Use Permit Application No. 17-00004 by Peninsula Main VA, LLC for an extended stay hotel at 3000 Allainby Way
Purpose
Background Statement:
Use Permit Application No. 17-00004 is a request for an extended stay hotel. The subject property is located at 3000 Allainby Way [LRSN 13002082], more specifically, the southern portion of the former Macy’s building in Peninsula Town Center. If approved, the use permit would apply to Block 6, Parcel 4 and Merchant Lane extension as depicted on Plat Book 2 Page 180, titled “Block 6, Peninsula Town Center”, Hampton, Virginia (see Exhibit A in the attached conditions). The applicant is proposing to construct a 100,000+ square foot, three-story extended stay hotel. On March 22, 2017, City Council approved Use Permit No. 17-00001 for a hotel by the same applicant at the same location. The applicant is pursuing a use permit for an extended stay hotel because the Hampton Zoning Ordinance defines a hotel and an extended stay hotel as two separate uses, requiring two separate approved use permits. Seeking a use permit for both an extended stay hotel and a hotel allows the applicant to pursue different types of hoteliers.
By definition, the distinguishing feature between the two uses is the kitchen facilities such as: a stove, a sink separate from the bathroom sink, and a refrigerator. Kitchen facilities are permitted in the rooms of an extended stay hotel but are not allowed in the rooms of a hotel; furthermore, a hotel use does not permit occupancy to exceed more than thirty (30) consecutive days for any guest. Per the attached conditions, the extended stay hotel must have a minimum of 120 rooms, with over 1,000 square feet of meeting room space.
Within the Coliseum Central District, the subject property is located on the western side of Peninsula Town Center, closest to Interstate- 64. More specifically, it is located at 3000 Allainby Way [LRSN 13002082]. The applicant intends to re-purpose the former Macy’s building (using only the foundation and skeleton of the building) by splitting it in half, creating two separate buildings. The southern portion of the building would be used for the proposed extended stay hotel, the northern portion of the building will be used for new apartments, and Merchant Lane is proposed to be extended between the two buildings. The main entrance to the extended stay hotel would be on the Merchant Lane extension. Please note that the apartments are not the subject of the use permit and are a by-right use.
The subject site is zoned C-2 Limited Commercial District and is covered by the (O-CC) Coliseum Central Overlay District. A hotel is a permitted use in the (C-2) Limited Commercial District, subject to approval of a use permit. The overall intent of the (O-CC) Coliseum Central Overlay District is to have additional criteria requiring quality site design and architecture.
The Hampton Community Plan (2006, as amended) details the significance of tourism to our City. “Tourism has become increasingly important to Hampton’s economy. The infusion of dollars into the economy from visitors to the region is an important component of hospitality, entertainment, and retail market activity.” (ED Policy 6) In addition to the Hampton Community Plan (2006, as amended), the Coliseum Central Master Plan (2015, as amended) and the Hampton Coliseum Mall Project - Conservation Plan (February 2006) provide policy guidance for this proposal. Based on a hotel market study, the policy recommendations in the Coliseum Central Master Plan (2015, as amended) include developing high-quality hotel rooms to support the Hampton Roads Convention Center, sports tourism, and other tourism initiatives. Per the Hampton Coliseum Mall Project - Conservation Plan (February 2006), it is also imperative to “[p]rovide public improvements to complement and serve new development, including needed facilities, street and alley development, landscaping, and pedestrian facilities and parking” (Conservation Plan, Page 5, and Policy #10).
Recommendations:
Rec
Staff Recommendation:
Approval of Use Permit Application No. 17-00004 with ten (10) conditions
Planning Commission Recommendation:
Approval of Use Permit Application No. 17-00004 with ten (10) conditions