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HomeMy WebLinkAbout949 - Ordinance0 1 111111100]MR] ILI 111111111119: 1=9491 WAILS] a 020 Z Lei am Sm S[AQJ1AR11S__F_*R -IRE 1■ CITY Recitals. A. The City of Rancho Cucamonga has prepared Municipal Code Amendment DRC2018-00605, as described in the title of this Ordinance. Hereinafter in this Ordinance, the subject Municipal Code Amendment is referred to as "the Amendment". B. On October 4, 2017, the City Council approved Urgency Ordinance No. 919, an interim ordinance requiring a Conditional Use Permit for the establishment of any new hotel or the expansion of any existing hotel within the City to allow staff time to study appropriate development standards and regulations for hotels and draft any necessary changes to the Municipal Code. Per State law, an interim ordinance is effective for a period of 45 days from the date of adoption, unless extended at a public hearing prior to the end of the 45-day period. C. On November 15, 2017, the City Council approved Urgency Ordinance No. 923, which extended the interim ordinance's requirement for a Conditional Use Permit for the establishment of any new hotel or the expansion of any existing hotel within the City for an additional 10 months, 15 days, to provide staff additional time to study the issue and draft a Municipal Code Amendment to address the impacts created by hotel development within the City. D. On September 19, 2018, the City Council approved Urgency Ordinance No. 940, which further extended the interim ordinance's requirement for a Conditional Use Permit for the establishment of any new hotel or the expansion of any existing hotel within the City for an additional 10 months, 15 days. E, On April 10 and April 24, 2019, the Planning Commission of the City of Rancho Cucamonga conducted a noticed public hearing with respect to the Amendment and, following the conclusion thereof, adopted Resolution No. 19-34, recommending that the City COLHICil of the City of Rancho Cucamonga adopt this Amendment. F. On May 15, 2019, the City Council of the City of Rancho Cucamonga conducted a noticed public hearing on the Amendment and continued the public hearing to a date certain. G. On June 5, 2019, the City Council of the City of Rancho Cucamonga continued with the noticed public hearing on the Amendment and concluded said hearing on that date. H. All legal prerequisites prior to the adoption of this Ordinance have occurred. IL Findinqs. A. Based upon all of the evidence presented to the City Council during the above - referenced public hearing, this City Council hereby finds and concludes that the changes proposed to Title 17 (Development Code) of the Rancho Cucamonga Municipal Code by this Amendment are consistent with the General Plan goals, policies, and implementation programs. General Plan Land Use Policy LU'1.1 encourages the protection of neighborhoods from the encroachment of inoODnpet1b|m @obVideS or land uses that may have a negative impact on the residential living environment. Regulating the operational standards for hotels that may be near residential neighborhoods will reduce pn[8nba| impacts created by hotels. Land Use Goal LU-11 requires that community aesthetics are maintained through appropriate regulations. Establishing design guidelines for hotels will encourage better site design, improved architecture, and the use of higher quality building nl81erio|s. Lastly, through partnerships designed to report and prevent criminal activity athotels between hotel owners and operators, and CiLvPolice and Fire services, Public Safety Goal PS'4' which requires o high level nfpublic safety services throughout Rancho Cucamonga, can continue i0beachieved. B. The Planning Department staff has determined that this Amendment is eX8rnDt from the requirements of the California Environmental Quality /CECA\ and the Q1V� (�E ' Guidelines. The p ject qualifies under the general rule that CEOA applies only to projects,vvhich have the potential for causing significant effects on the environment. Pursuant to State CEC}A Guidelines S8CboD 15061(B)/3>' where it can be seen with certainty that there is DO possibility that the activity in question may have significant effect on the environment, the activity is n subject to CE(]A. The Amendment does not propose any physical change tothe environment itself. The Amendment's requirement for hotel development applications to prepare a market feasibility study is a purely economic requirement. In addition, the occupancy standards and public safety standards are limited to the operation ofhotels and donot affect the environment. The remaining development standards do not have the potential for causing significant effects on the environment because they pertain to improving the quality of the architectural design of hotels and not tothe intensity of development. In sum, the Amendment would impose more restrictive regulations on hotel development within the City as hotel projects are currently permitted by right in most zoning districts. Furthermore, the Amendment only revises the land use regulations to apply development and operational standards for hotels and to require discretionary review through the Conditional Use Permit process for the development of hotels. Applications for development subject tothese provisions will be reviewed for CEOAcompliance under separate entitlements. During the entitlement process, the applicant will berequired tocomply with CEOA. In reviewing each project for CODlp|i&OCe with CE(]A' an applicant may be required to SUbnlit 8nvi[OOn080\8| SiUdi8S that analyze potential impacts such as air quality, bi0|Og|c8| resources, Cu|tU[a| resources, noise levels, and t[aOBportati0D/trQffiCoGUSed bythe site -specific project. On a case -by -case review of each project, the appropriate environmental document will be prepared to address project -specific impacts. Based on this evidence and all Ofthe evidence iOthe record, the City Council concurs with the Planning Department s13O'Sdetermination that the Amendment will not have a significant effect on the environment and is therefore exempt from further 8nV|rOAUleDia| [oviGvv under CE[JA. The City Council of the City of Rancho Cucarnonga does ordain as follows: SECTION 1. The land use labeled "Hotels and Motels" in Table 17.30.030-1 (AUOVv8d Land Uses and Permit Requirements) of Chapter 17.30 k4UQvved Land Use by Base Zoning District) shall be modified as follows: Ordinance No. g49—Page 2of11 SECTION 2. The land use labeled "Hotels and Motels" in Table 17.38.040-1 (Allowed Land Uses and Permit Requirements for Haven Avenue Overlay Zoning District) of Chapter 17.38 (Overlay Zoning Districts) shall be modified as follows: Land Use/Zoning District HA Retail, Service, and Office Uses Hotel SECTION 3. The land use labeled "Hotels and Motels" in Table 17.38.050-1 (Allowed Land Uses and Permit Requirements for Industrial Commercial Overlay Zoning District) of Chapter 17.38 (Overlay Zoning Districts) shall be modified as follows: Land Use/Zoning District--,-------- IC Retail, Service, and Office Uses -Hotel C SECTION 4. The land use definition of "Hotel and Motel" in Section 17.32.020.E.31 of Chapter 17,32 (Allowed Use Descriptions) shall be arnended to read as follows: "Hotel. A facility with guest rooms or suites rented to the general public for transient lodging (less than 30 days). Hotels provide access to most guest rooms from an interior walkway and typically include a variety of services in addition to lodging, for example, restaurants, meeting facilities, personal services, etc. A hotel also includes accessory guest facilities such as swimming pools, tennis courts, indoor athletic facilities, accessory retail use, etc." SECTION 5. A new Chapter 17.93 ((Motels) of Title 17 (Development Code) of the Rancho Cucamonga Municipal Code is hereby added to read as follows: "CHAPTER 17.93 HOTELS Section 17.93.010 Purpose. Section 17.93.020 Market Feasibility Report Require Section 17.93.030 Additional CUP Findings. Section 17.93.040 Occupancy Standards. Section 17.93.050 Public Safety Standards. Section 17.93.060 Hotel Amenities. Section 17.93.070 Design Guidelines. The purpose of this chapter i6to regulate hotels with development standards and operational requirements that will ensure high quality hotel development and n0hig81e impacts that could be associated with hotels, including crime, urban blight, and the exceptional use of public resources. 17'93'020 Market Feasibility Study Required. An application for conditional Use permit to operate e hotel shall include a market feasibility study. The city may prepare the study o[request the applicant toprepare the study, 8uhieCttoGn independent peer revievv.The app|ioantahaUbeR»apoDsib|eforth8coStofthestudyan' and/or peer review. The market study' ataminimum, shall address the following: A. A complete listing of proposed fen|ih8o, anlenideo, and services (e.g., number and ivoe of rooms, meeting space square footage, recreational amenities, business services such aSdata ports, workstations, etC., in -room amenities such as refrigerators and nniorovv8vey' laundry service, food service such a3restaurants orcoffee shops, eto]. B. Provide information on the business model, ownership, and franchise of hotel. C. Abusiness and financial history ofthe proposed developer and potential operators, if different than the developer, including at a minimum the following: principals, experience, years in business, capitalization, listing ofprojects, number ofunits owned, average rates charged, and occupancy rates, D. Whether the proposed hotel will be financially feasible by meeting an unfilled need for hotel rooms in the city. Provide an analysis of the economic environment, projecting likely future economic conditions aSthey relate tothe operation of the proposed hotel and its accessory uses. E. Analysis ofthe proposed hQte|'Sprojected nlark81bGS£. F. Three and five-year projected OCCUpaDCy rates, projected average daily rate for the proposed hotel, and revenue per available room trends for hotels within the'city. G, The eS1i[natSU share of the hotel market the hotel will capture during the first five years of operation, and whether the hotel will primarily focus on drawing guests from existing hotels in the city, K AOanalysis Dfeconomic impacts O0existing hotels within Rancho Cucamonga, including at a 8liniOOUnA, an estimate of the dilution Of the Cih/'S hotel nUa[k6d due to the proposed hotel and ifthe proposed project haSpOteOda|adv8[SeinRpaCtSOD1hefiOaDoi8|Vi8biUk/Of @Xis1iOQ hOie|S in the city. ' 17.93.030 Additional Conditional Use Permit Findings, Prior to approval of a conditional use permit when required by Table 17.30.030-1 /&Uovved Land Uses and Permit Requirements byBase Zoning District) the approving authority shall make the following findings, in addition tothose findings required by Section 17.16.120.D: A. The proposed hotel development is consistent with the General Plan's Economic Development Goals and Policies. B. The proposed hotel will not create urban decay due to the significant loss of business at existing hotels in the city, hotels currently under construction in the city, or hotels that have been granted entitlements by the city that have not expired but are not yet under construction. C. The proposed hotel is located in an area of the city with substantial unmet demand for a hotel. D. The proposed hotel is not expected to reduce the total hotel occupancy rate in the city below 72% in the first five years of operations. A. No hotel guestroom shall be rented for a period exceeding thirty (30) consecutive calendar days, counting portions • calendar days as full days. A. No hotel shall create an unreasonable or excessive demand for police services. To demonstrate compliance with this standard, an application for a hotel conditional use permit shall include the following information: 1. A management plan that describes how the hotel will address potential criminal activities at the site. 2. A lighting plan that demonstrates how the hotel's proposed lighting will illuminate the site to the extent necessary for a peace officer to adequately observe the property from a patrol car. 1 A site plan designed to allow for visibility from the public right-of-way for peace officers in patrol vehicles. B. At all times, hotel operators shall maintain on file with the Rancho Cucamonga Police Department and Fire Protection District a single, current point of contact for addressing law enforcement, public health, and safety problems at the hotel site. In connection with the issuance of a business license, a police and fire inspection shall be required when a hotel undergoes a change in ownership or operator. C. Hotel owners and all hotel employees shall be trained to spot criminal activity. D. A security camera system is required to be installed with the capability of providing access to the Rancho Cucamonga Police Department and Fire Protection District. Recordings shall be held for a minimum of 30 days. Ordinance No. 949 — Page 5 of 11 E. Hotels that provide entertainment modefined in 17.20.020ShaU obtain an entertainment permit. 17.93'060 Hotel Amenities. No Development Review and/or Conditional Use Permit shall be approved for a hotel unless the following amenities are provided: A. Each gUeat[oonn shall include high-speed Internet, voicernei|, dnok, color television, mini - fridge, coffee maker, alarm clock or wake-up service, hairdryer, iron and ironing board; B. The minimum following amenities shall bHprovided onsite: 1� Abar/lounge with dining area; 2 Hot tubs/spas with pool orday spa services with pool; & Abusiness center with computers and printers for guest use; 4. A large fitness center (minimum of 750 square feet for hotels with |nsa than 100 rooms; nnininnuno of 1'500 Square feet for hotels with 100 or more rooms) with a wide range ofequipment/exercise stations; 5� A cafe or coffee shop including at rninirnunn a counter nerved bakery nef6 with dedicated employees serving freshly prepared coffee, teas and specialty drinks open aminimum ofShours each day; 6� Up to two required amenities may be waived or replaced with alternative amenities by the Planning Director ifsimilar existing amenities are available on site as part of an existing development or if the proposed hotel is in the Upper Upscale or Luxury scale based OD BDli1h Travel Research hotel C|4S6ifiC&U0ns o[AAA four diamond hotel. C. One ofthe following amenities shall also beprovided onsite: 1- CODv8DtiDD/m8ehDQ space Of no |eSS than 10'000 square feet that is rgCoD1igUK3Ne with flexible S8@{iDg' full audiovisual (AV) capabilities, and |UU CoDnOOBKzi£d kitchen. The cODm9DhOU/Ole8dDg space shall be CODdgU0uS with iDt8[D8| connections to the main hotel structure and shall not be physically separated from the hotel; 2� AfuU'serviue restaurant operating at substantially similar hours Lothe hotel and offering room service tOthe hotel; 3. A rDOf-top bar and food service with p8dO lounge and recreation/relaxation area and associated annaniti��� ' 4� Other amenities may be considered in lieu of one of the required amenities subject to Planning Director approval. D. Two of the following amenities shall also be provided on site: 1. Valet parking; 2. Spa services (if not provided as amenity to meet one of the above requirements); 3. An indoor pool; 4. Fire pits and an outdoor patio (if not provided as amenity to meet one of the above requirements),- 5. Indoor or outdoor recreation court (basketball, volleyball, etc.); 6. A water play area; 7. Penthouse suites with full balconies; 8. Onsite auto detailing service; 9. Onsite car and/or bike sharing for use by guests, 10. Concierge services-, 11. Participation in a regional airport shuttle service; 12. Hosted evening social hour; 13. Overnight laundry and dry cleaning services; 14. Office space/workspace rental program; 15. Pet Amenities, including but not limited to, acceptance of cats and dogs in rooms, complimentary pet treats, availability of pet bedding, crates, food and water bowls, and a listing of local pet services, such as pet walkers, pet sitters, veterinarians, pet shops and groomers. Pet play/exercise areas are strongly encouraged: 16. Other amenities may be considered in lieu of one of the required amenities subject to Planning Director approval. 17.93.070 Design Standards. In addition to the design provisions outlined in Article V11 (Design Standards and Guidelines) of this code, the following design standards shall apply to all new hotel development: A. Site Design and Layout, 1. Hotels shall support other hospitality industry -related uses such as restaurants, entertainment, recreation, and travel and tourism by integrating into a larger pattern of development and avoiding being isolated from such uses or being stand- alone. Integration into a larger mixed -use development that consists of residential, commercial, and/or office uses is also acceptable. 2. Site and building designs shall be unique and tailored b]the specific site rather than formulaic and without any distinguishing characteristics. 3. Dual -brand hotel concepts ShoU be developed within aSiOg|o building or complex and not a3two separate buildings. 4. MU|h-S1oFy vertical development is preferred Over SiOg|n or two-story horizontal development. Furthermore, within the Haven Avenue Overlay District, all buildings shall have four /4\floors nrmore. 5. Hotel projects shall bedesigned with the hotel building(s) plotted eLthe street/front building Se1b8Ch |iD8 with the overnight parking area located at the rear o[side of the building/a). 6. Hotel projects shaUbedeaignedvviththephrn8[yUOOg\Gxisofthoh0te|bUi|din8(e) aligned p8Gd|e| bzthe street. Consideration of alternatives may begiven hosites with narrow street frontages. 7. When the main entrance into the hotel building is on the "street side", short-term parking for guests' cheokiDg-iD, drive aisles for passenger Un/|o@dinQ, and any overhead structures such as porte cocheres are permitted within the parking and landscape setback along the street by up to 50 percent of the setback dimension. 8. Parking lots or facilities shall have e nnininnUnn ratio of 2 percent of the total parking spaces equipped aaelectric vehicle charging stations. B. Architectural Design and Details. 1� The architecture of all buildings shall incorporate multiple design 8|eOn8DtS/f881U[es and diveC5|hy/va[i5diOD in cO|O[s to rniOiUOiZe n10OOtoOY and repetition along all Vv8U planes. 2. The [D8XiDlUrn 8n00UDt Of plaster/stucco finish applied to any bUi|d/DQ vv@|l plane (or any exterior panel sySt8rAsthat have the appearance 0fp|GSter/StUcu0) Sh8U not exceed 23percent Cdthe vertical area Dfthe wall plane, 3. Articulation of the building wall planes is required on all S|8VadiDOS. 4� High -quality building materials shall be used both VO the Bx1e[iOF and interior Ofthe hotel. 5, Within the Haven Avenue Overlay District, the following RaqUinaDl8n1S shall apply to all hotel buildings: a. The application of plaster/stucco finish (or exterior panel systems that have the appearance of plaster/stucco) on any building vveU plane is not permitted. b. A mix of exterior glass cladding, metal elements/features, and decorative wall finishes such as stone, composite, or natural tiles are required. C. Pedestrian and Vehicular Access. 1. All hotel buildings shall have direct pedestrian access between the hotel lobby and the street nOthe "street side" ofthe building if the main entry into the building is on the opposite side of the building. 2. All buildings within o hotel project, when separated by o parking lot, shall be interconnected by pedestrian pathways with 8 minimum width of 10feet. Such pathways shall also include shade structures and seating at various intervals. I A proOAiDard entry feature shall be incorporated into the main hotel entry (e.g., water feature, public art, landscaped elements). 1� Light fixtures, haa1urea, and/or sinni|o[ elements eha|l be incorporated into Ule exterior of all hotel buildings to accentuate the architecture. 2. All pedestrian D8thVY8yS nD-Sh8 and @|ODg the public sidewalks adjacent to all etroeLfnonhage/s\ of the project site shall have pedestrian -scale lighting. All such light fixtures (including any base) shall not exceed 10 feet in height. 1. A high degree Of landscaping Sh8]| be installed throughout the property, including entry, courtyards, gardens, pool areas, walkways, and parking areas. F. Building Systems Placement. 1, All mechanical 8qU|pOO8ni and Ud|hv COnOeCdOn points, iD(dUd|Ug HVAC UDUS, electrical OOet8rS, and gas nlet8[G shall be SCFeBD8d from public view (see Figure 17.93), Rooftop equipment shall not exceed the height Of the roof parapet cUOCea||Ogthe equipment. Figure 17.93.070-1 Screened Mechanical Equipment SECT|C}NG. In accordance with Municipal Code Section 17.02.020.F.. this Ordinance shall apply Loall pending project mpp|inatioOa.inc|UdiOgthosethuth8vebSeOdeeOned complete by the planning director, unless the project has received all necessary planning permits and entitlements prior to the effective date of this Ordinance. SECTION 7. The City Council deoka[na that, should any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance for any reason be held invalid Orunconstitutional bvthe decision Ofany court ofcompetent �'UrisdioiiDn,such decision shall not affect the validity ofthe remaining portions of this Ordinance. The City Council henabvdao|a[oe that itvvou|dhave adopted this {}rdinanoeand each seodon'subsection, subdivision, 'oenLoDoe clause, phrosm, or portion thereof, irrespective of the fort that any one or more sections, ' subsections, subdivisions, sentences, clauses, phrases, or portions thereof be declared invalid or uOo0nStitUUo08|. SECTION 8. Neither the adoption of this Ordinance no[ the repeal of any other [}[diOaDoe of this City shall in any DlaDRe[ affect the prosecution for Vio|@1iODs Of QFdiDaOo8S. which violations were committed prior tOthe effective date h8r8Of. nor be CQOst[UBd as 8waiV6r ofany penalty o[the Penal provisions applicable L0any violation thereof. SECTION 8, The City Clerk shall certify tOthe adoption of this Ordinance and shallCauseittObepub|ish8diDUleDl8DDeFneqUiredby|aw, L. De his Michael, 'Mayor nice C�Rey Reynolds, erk��� COUNTY OF SA N BERNARDINO ) ss 1, JANICE C. REYNOLDS, City Clerk of the City of Rancho Cucamonga, California, do hereby certify that the foregoing Ordinance was introduced at a Regular Meeting of the City Council of the City of Rancho Cucamonga held on the 5111 day of June 2019, and was passed at a Regular Meeting of the City Council of the City of Rancho Cucamonga held on the 191", day of June 2019. AYES: Hutchison, Kennedy, Michael, Scott and Spagnolo NOES: None Fla ABSTAINED: None Executed this 20111! day Of June 2019, at Rancho Cucamonga, California. ?nice� "C �Reynold, le�rk��� Ordinance No, 949 — Page 11 of 11