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Opportunity Lost: A Connecticut Case Study
<br />When Homestead Village wanted to locate in Stamford, from abutting neighbors. Plans for the sire included a ]23-unit
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<br />Connecticut, which is home to many corporate headquarters and
<br />over 14 million square feet of office space, the extended-stay
<br />provider was seeking typical location criteria: a parcel of land two
<br />to three acres in size, vlsibility on a major thoroughfare, a
<br />population of 200,000 within a five-mile radius, and proximity
<br />to restaurants, services, and offices. The company had difficulty
<br />finding a suitably priced site, but then located a nonconforming
<br />warehousing and restaurant site along a busy state route in a
<br />residential neighborhood.
<br /> Initially, it was unlikely that the extended-stay facility would
<br />be compatible with the residential area. However, a closer look
<br />revealed nearby corporate campus-style offices and many home
<br />occupations, nonconforming uses, and even illegal uses situated
<br />along the arterial road. The reuse of the warehouse and restaurant
<br />site would eliminate truck noise and odor, a common complaint
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<br />extended-stay lodging facility.
<br /> Replacing the nonconforming uses with an extended-stay hotel
<br />could not be accomplished under existing regulations. Stamford
<br />planning consultants Redniss and Mead proposed an amendment
<br />to the regulations that would permit a new use within a similar
<br />"footprint" as the existing nonconforming buildings. The
<br />amendment would also limit the height of the new use to that of
<br />existing buildings. As long as the proposed use was determined to
<br />be less intensive, the local zoning board had the authority to grant
<br />the new use.
<br /> Although abt~tting neighbors were in support, surrounding
<br />neighborhood associations were opposed to the precedent of a
<br />commercial use in their backyard, and downtown businesses
<br />objected to a hotel-type use outside of the core area. Enough
<br />discomfort was expressed to deny the proposal.
<br />
<br />Existing Regulation
<br />Within many zoning regulations, extended stay would fit
<br />better within the definition of a hotel than an apartment.
<br />Yet the use falls somewhere between, causing many
<br />communities to develop specific definitions. The zoning
<br />regulations for the town of Windsor, Connecticut, include a
<br />definition and standards for Residence Inns. Windsor's
<br />ordinance stipulates that the building be "used for the
<br />accommodation of transient lodgers in suites having one or
<br />more rooms exclusive of a bathroom, water-closet
<br />compartment, laundry, pantry, foyer, communicating
<br />corridor, closets, or any dining alcove with less theft 70-
<br />square-feet of floor space. A kitchen area separate from the
<br />living or sleeping areas shall be provided and cooking may be
<br />done only in the kitchen area."
<br /> In 1996, Norcross, Georgia, adopted regulations defining
<br />extended-stay motels as "any building containing six or more
<br />guest rooms intended or designed to be used, or which are used,
<br />rented, or hired out to be occupied, or which are occupied for
<br />sleeping purposes for guests and contain kitchen facilities for
<br />food preparation including but not limited to such facilities as
<br />refrigerators, stoves and ovens."
<br /> A more liberal approach in DeSoto, Texas, permits any type
<br />of lodging facility, including extended-stay hotels, as a special
<br />use (permit required) in planned development districts. Some
<br />cities, such as Atlanta, have a number of extended-stay lodging
<br />facilities, but have not amended local regulations to allow for
<br />the use.
<br /> Extended-stay hotels are built for a specific function, but
<br />could be adapted for apartments or senior housing if the hotel
<br />use ends. For the industry and many communities, adaptive
<br />reuse would minimize the impact risks because apartments and
<br />senior housing would be similar to extended-stay facilities.
<br />However, communities are often unwilling to consider the
<br />potential benefits of adaptive reuse options.
<br /> To help support extended-stay uses, and limit the potential
<br />for other uses, Irving, California, employs specific requirements
<br />for extended-stay hotels within its zoning ordinance. Design
<br />criteria such as a minimum lobby area, conference and meeting
<br />space, and a requirement for restaurants would encourage hotel
<br />rather than apartment use in the future. The ordinance in
<br />Windsor, Connecticut, takes the same approach, allowing for
<br />"restaurants, recreation, or other facilities open to the general
<br />public, ~r~n lodgers."
<br />
<br /> Communities must consider whether extended-stay lodging
<br />will detract business from the existing hotel base. The problem
<br />is minimized because the extended-stay market segment appears
<br />to fulfill a new demand. The business traveler on site for weeks
<br />at a time may be more comfortable at an extended-stay facility.
<br />Families that are relocating may find extended-stay lodging
<br />more accommodating than staying with friends or relatives. The
<br />presence of extended-stay facilities could also help to regulate
<br /> the use of apartments for
<br />
<br />Extended Stay Hotels
<br />Esfimales by 5milh Travel Research as o~
<br />Seplember 30, 1997
<br />].C. Bradford and Company
<br />
<br />Number
<br />of Hotels
<br />
<br />Upscale
<br />Residence Inn 239
<br />Homewood SuJles 43
<br />Summerfield Suites 24
<br />Hawlhorn Suiles 20
<br />Woodfin 6
<br />
<br />Total 332
<br />
<br />Mit~-Ptice
<br />Exlended Stay America 99
<br />Homestead Village $0
<br />Studio Plus 49.
<br />Lexinglon ' 10
<br />Homegale 8
<br />Weslar
<br />Sierra 3
<br />Candlewood 1
<br />
<br />Tolol 225
<br />
<br />Economy
<br />Villager Lodge 50
<br />Suburban Lodges 36
<br />Crossland Economy Studios 3
<br />
<br />Total 89
<br />
<br />Total Extended Stay Hotels 647
<br />
<br />* Excluded bom the table ore locally owned
<br />facilities thai ore not franchises or major chain
<br />providers.
<br />
<br />short-term leases and bring an
<br />equilibrium to local housing
<br />markets.
<br />
<br /> Final Perspective
<br /> The longer guests stay, the
<br /> more amenities they desire. In
<br /> markets where extended-stay
<br /> facilities are frequented by
<br /> families, child play areas have
<br /> been installed or designed into
<br /> the site. Some jurisdictions
<br /> even require play areas as a
<br /> component of site planning.
<br /> Future desired amenities will
<br /> determine whether the
<br />- extended-stay market will
<br /> conform to the look and feel of
<br /> apartments, traditional hotels,
<br /> or both. Where guest families
<br /> may desire a swimming pool or
<br /> game room, business travelers
<br /> may require a small lounge for
<br /> entertaining clients. Indeed,
<br /> such changes are likely to push
<br /> extended-stay facilities into the
<br /> traditional hotel venue.
<br /> The marketplace for
<br /> extended-stay facilities will
<br /> eventually stabilize, alleviating
<br /> the uncertainties associated
<br /> with an emerging use. The
<br /> strong market demand is
<br /> expected to increase as target
<br /> audiences grow. Business will
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