Some in Upper Prov not happy about new hotel
UPPER PROVIDENCE » The planning commission followed a January sketch plan application for a boutique hotel by scheduling the next phase at the Rose Tree Firehouse. Given that 75 people came to the earlier session, it was a good call.
The late March meeting attracted more than 50 residents, mostly those living in proximity to the former Little Inn property 7-13 State Road, near the intersection with Media known as Five Points. Architect Bob Linn presented the project, designed as a 51-room, threestory hotel. It is, Linn said in his review of information given in January, a use byright and will not need zoning relief or variances.
Although the hotel is expected to be linked to a national brand, the digital image created by Linn’s firm had building signage which read “Cute Hotel.” It appeared none of those attending agreed at this juncture. Residents voiced opposition.
The bulk of push back concerned traffic. Linn said one outcome of the earlier meeting was eliminating the curb cut (access) at Summer Street, thereby limiting hotel traffic wavering into the adjacent neighborhood. The wide asphalt apron which had been a part of the existing structure will be reduced to one in-and-out access at the property across from Mellon Street.
Chris Williams, project traffic engineer from McMahon Associates, spent ample time on the nature of studies that will be performed. He said that using industry data and local counts, the peak morning and evening traffic would likely add no more than 22 vehicles over the course of peak hours. As State Road is, in fact, a state road, PennDOT must sign off on highway changes and operations. In terms of volume and activities at the site, and according to industry standards, Williams said the hotel would create less traffic than other permitted uses such as an office building, restaurant or car wash.
Hearing complaints about Providence Road (Route 252) buildup at certain hours, Williams noted a new applicant is not responsible for existing conditions. The requirements are not to worsen traffic, and to improve if possible.
In a related issue, neighbors argued the 57 onsite parking spaces would not be adequate (although meeting code), and further argued the hotel would not be able to function with six employees on any given shift, as Linn stated as per parking calculations.
The public also seemed to be opposed to the very nature of the project, raising the issue of the Raven Motel on State Street, while not citing the new Providence Road Hampton Inn and Suites (expected to open soon) or The Inn in Swarthmore as possible comparisons. Linn said two national chains were “competing” for the hotel — Best Western and Ascend Hotel Collection by Choice. The latter operates The Mendenhall Inn (Route 52). Linn believed the sponsor would be set near the end of April.
Regardless, about a dozen residents peppered Linn and Williams with questions on signage; room rates (moderate); an ordinance limited the occupancy stay; landscape buffering; and lighting — all of which are in the continuing planning stages.
“What good does this do the community? I’d rather see a restaurant,” one resident said.
Despite validity of such opinion, it seemed to disregard the lack of success by several restaurants following a long run by The Little Inn, and failure to attract a tenant/buyer in the last two years.
The project will return in the coming months with further refinements.