okay this 'boutique hotel' term, or how it is used is driving me nuts. It has about 4 different definitions.
1. unbranded/independent/no chain banner
2. without all the amenities (like HI Express)
3. with tons of amenities and services (like someone on here pointed out)
4. small and/or exclusive
This is not going to be an upscale hotel, certainly not in/bordering a light industrial suburb.
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Height restrictions and Set-backs are for Nimbys and the suburbs.
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