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Developers of this project
should understand that the citizens of Punta Gorda
are sensitive to economic forces, to marketing
dynamics, and to the functional efficiencies
required to operate a hotel or a condominium
project. It needs to be emphasized that citizens
want to see more design control over projects
articulating “the face” of Punta Gorda, particularly
along the waterfront. The Harbor Inn Resort will be
visibly prominent to visitors approaching the city
from several directions.
According to plans provided by
the developer, TPG would like to emphasize that:
- Regarding land use, the
CMP 2005 supports the idea of mixed-use in the
downtown area. In fact, CMP 2005 encourages
developers to mix a product of market-rate
rentals and condominiums within the downtown
core.
- The plan for a marina is a
positive attribute to the complex, as long as a
sufficient number of slips are designated to
accommodate transients who will see Punta Gorda
as a boater-friendly destination city.
- Sufficient public space
along the waterfront is critical to the success
of the project and to the satisfaction of city
officials and city residents. The planned
driveway and boardwalk along the waterfront are
adequate, provided there is sufficient design
consideration for pedestrian traffic and
comfort.
4.
The parking garage location and design are
consistent with CMP 2005.
- The existence of the 6,000
square-foot restaurant and a marina office
facing the water is consistent with CMP 2005.
- The proposed building
structures do comply with the existing lateral
and waterfront requirements of 10 and 25 feet.
We would like the developers to
also understand the following business structure
concerns:
- In order to assure city
government and public confidence in the project,
due diligence should be performed with regard to
such factors as financial backing and stability,
bonding, developer project history and
reliability, impact on water, sewer and
traffic/transportation, construction start and
build-out plans, and any other potential
significant negative environmental impacts.
Conditional PUD status or variances could be
considered to ensure performance by the
developer.
8.
We believe that city regulations should
require a large percentage of condominium units be
put into a rental program to compliment the proposed
90-unit hotel. The 180-room Best Western Hotel
would provide additional lodging rooms for this
area. This would go a long way toward providing the
400-500 hotel-type rooms needed to support the
short-term lodging requirements anticipated by the
city and projected by the County Bureau of Tourism.
9.
The prospect of a first class multi-use event
center on the adjacent property is an exciting
possibility for the city, and reinforces the need
for a similar class hotel and rental condominium
complex. TPG is concerned, however, about the
potential negative impact on business development,
and in particular the planned multi-use event
center, should the hotel portion of this project not
be built. In such a case, it is possible that the
County government could choose to relocate the
multi-use event center in another area of the county
due to lack of sufficient lodging to support the
event center. Therefore, in order to ensure the
90-unit hotel will in fact be built, a commitment
from a hotel partner should be secured by the
developer in conjunction with the city’s approval of
the project.
Consensus from
public officials and residents is that the City of
Punta Gorda is not a metropolis, but a small
American town with a great feeling for human
sensitivity. In concert with the professional
opinion of urban planner Jaime Correa, TPG
recommends changes be made to several elements of
the Harbor Inn Resort design that are incompatible
with small town buildings:
- The length of the
proposed condominium building (409 feet) exceeds
the
permitted length by almost 150 feet in a town
where building lengths of 50 to 75
feet are the rule. That large size is more in
keeping with a civic building of
metropolitan scale. To alleviate this
inconsistency, the condominium building
could be sub-divided and separated by green
space.
- We commend the proposed
plans to borrow some elements from the historic
Hotel Punta Gorda that once occupied the site
(including its towers). However,
the configuration of the proposed towers is not
in keeping with the proportions
and simplicity of the original building. In
addition, the proposed height would be
inconsistent with suggested designs for
adjacent buildings, such as the new
multi-use event center.
- The current plans call
for horizontal windows, while the most beautiful
buildings
in the city have vertical and narrower
windows. The proposed towers would
benefit tremendously with less glass and more
wall surface.
In conclusion, while there are
no guarantees for success, the greatest opportunity
for success of this project would be to accept and
implement these recommended changes. We believe
that, by working in a collaborative effort to
support the needs of the city and its citizens, Together
Everyone Achieves More.
Respectfully submitted:
The Board of Directors
TEAM Punta
Gorda
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