It is the intent of the City of Escondido to encourage a range
of transient lodging facilities, including budget type facilities,
resort and tourist accommodations as well as business class and meeting
oriented facilities. It is intended that such lodgings be established
and maintained in a manner that promotes a favorable image of the
city and in an environment that will support and sustain the projects
economically.
(Zoning Code, Ch. 107, § 1070A.10; Ord. No. 91-5, § 6, 4-3-91)
is any action that converts any building or structure used
for transient lodging in which there are five or more transient guest
rooms by either: (1) a change of use to a commercial, industrial,
or other nonresidential use; (2) a change of use to a group home or
quarters, single-room occupancy (SRO) units, multifamily housing,
or a combination thereof, that may be utilized for supportive housing,
transitional housing, or other types of housing; (3) a conversion
to a condominium, cooperative, or similar form of ownership; or (4)
a discontinuance of transient occupancy or closure of transient lodging
that changes the use for a purpose other than transient lodging operations.
Such a conversion of any of the above may affect an entire building
or structure used for transient lodging, or any portion thereof.
are accommodations intended exclusively for occupation by
transient persons. Transient lodgings shall include, but not be limited
to, hotels, motels and resort destination accommodations. See section
33-8 of Article 1 of this chapter.
(Zoning Code, Ch. 107, § 1070A.20; Ord. No. 91-5, § 6, 4-3-91; Ord. No. 2021-07, § 6, 8-11-21)
Transient lodging facilities shall be permitted or conditionally
permitted in commercial zones according to section 33-332 of Article
16 of this chapter. Transient lodging facilities shall also be allowed
within adopted specific plans subject to the language of the applicable
specific plan.
(Zoning Code, Ch. 107, § 1070A.30; Ord. No. 91-5, § 6, 4-3-91; Ord. No. 2016-15, § 4, 10-26-16)
As part of the CUP application, a market analysis shall be submitted
to the city. In order that sufficient data suitable for review is
presented, the planning department shall establish a region to be
encompassed by the market analysis. The market analysis shall address
existing facilities, including the number and type of rooms and types
of amenities; the proposed facility, including the number and type
of rooms and proposed amenities; and the expected market from which
the new facility will draw. In addition, the market analysis shall
discuss the vacancy rates of existing facilities and the expected
effect the proposed facility will have on the existing market. The
market analysis shall be prepared by a qualified individual such as
a fiscal or marketing consultant, to the satisfaction of the director.
The intent of the market analysis is to establish the need for the
type of transient lodging being proposed and to give the city some
type of assurance that the additional rooms will be absorbed by the
market.
(Zoning Code, Ch. 107, § 1070A.40; Ord. No. 91-5, § 6, 4-3-91; Ord. No. 2016-15, § 4, 10-26-16)
Proposals for transient lodging facilities shall comply with
the design guidelines for transient lodging facilities, set forth
as in this section, as well as the design review guidelines which
have been established for all commercial projects.
|
DESIGN GUIDELINES
FOR TRANSIENT LODGING FACILITIES
|
These design guidelines are prepared as a checklist of items
that affect the physical aspect of hotel/motel developments. They
are not intended to restrict creativity or to limit imagination in
proposals, but rather, to assist both developers and staff in preparing
and reviewing projects for satisfactory design and aesthetics. Refer
to the underlying zone for development standards and application requirements.
The overall appearance of a transient lodging facility is a
product of the site design and the features offered, the relation
of the site to surrounding areas, the relation of the buildings on-site
and the bulk and scale of those buildings, the landscaping, lighting
and signage of the facility as well as the materials and colors used
and the design and location of the parking areas. Often, a creative
solution to site-specific constraints results in a project highlight
and a benefit to surrounding properties.
I.
TYPES
OF TRANSIENT LODGING FACILITIES
A.
Definitions and Expected Features. Transient lodging covers a wide
spectrum of facilities from budget motels to resort destinations.
Economy class, business/convention facilities and bed and breakfast
establishments are also included. A customer chooses a facility to
serve a particular need. While features of one type of establishment
may be found in another, the following is a breakdown of facilities
into three types:
1.
Economy. Hotels and motels located on or near major arterials that
serve the more budget-minded tourist and business clientele. Facilities
can be generalized as being one or two stories with 200 rooms or fewer
and having outdoor corridors and basic recreational amenities such
as a pool and/or spa. Adjacent surface parking is typical.
2.
Full Service. Hotels and motels located near business centers, downtowns
or other major arterials convenient to major attractions. They generally
provide a broader range of amenities and may include health clubs
or other recreational facilities, restaurants, lounges, conference
and convention facilities, laundry, secretarial and taxi services
and business-oriented shopping facilities.
3.
Resort. Hotels and lodgings typically sited on a prominent or otherwise
attractive location and/or providing recreational amenities either
on-site or within close proximity. They are treated as a destination
point and offer a relaxing or vacation-type climate. They often include
amenities similar to full service hotels such as restaurants, lounges,
meeting facilities and shopping to attract conventions and other businesses.
B.
Minimum Parcel Size. The site for a proposed facility shall meet
the minimum lot size requirement for the underlying zone. Refer to
the Zoning Ordinance for the minimum setback, height and floor area
ratio requirements.
C.
Businesses space and restaurants. Full service and resort hotels
and lodging designed, constructed or used for 25 or more guest rooms
or more may include a business supportive space use conducted therein
for the convenience of the occupants and their guests, a boutique
retail space, or a restaurant for use primarily by the hotel occupants
and their guests.
1.
The entrance to the business or restaurant shall be from the inside
of the hotel.
2.
The floor area used for all the businesses and restaurants in the
facility shall not exceed 30% of the total ground floor area of all
the buildings comprising the hotel which are on a single lot or contiguous
lots.
II.
SITE DESIGN
A.
Provide site planning that accomplishes a desirable transition with
the streetscape and adequate landscaping, parking and safe pedestrian
movement.
B.
Preserve and respect the existing topography by integrating buildings
with the hillsides. When grading is required, create several smaller
pads rather than one large one.
C.
Utilize building height and scale which is compatible with the site
and existing or anticipated adjoining buildings. Cluster buildings
to attain village scale. Break up long building expanses with plazas
and landscaping.
D.
Maximize view opportunities of distant hills and mountains and other
natural and manmade landmarks from the complex.
E.
Ensure that full architectural treatment is provided on all building
elevations, particularly those fronting major Circulation Element
Streets.
F.
Centrally locate the lobby and office for easy access from streets
and hotel units.
G.
Create an individual theme for the project site which is reinforced
through architectural, landscaping, signage and streetscape treatments.
H.
Create a sense of arrival with unique focus to the project. Create
sense of place and individual identity for each project by appropriate
utilization of design treatments.
I.
Provide outdoor-oriented areas and activities such as cafes, kiosks,
booths, benches, etc.
J.
Orient buildings around courtyards, arcades and plazas whenever possible.
K.
Avoid parking areas between street and building. Provide parking
in rear of buildings.
L.
Consider crime prevention design and ease of surveillance in site
planning and access design. Exemplary measures include visual corridors
into the project from major roadways, landscaping to maintain views
of pedestrian areas from drive aisles, and sufficient night lighting
of pedestrian and parking areas.
M.
Exterior corridors on multi-level buildings are strongly discouraged
and should not be located adjacent to residential uses.
III.
RELATIONSHIP TO COMMUNITY
A.
Maintain a sense of community. Integrate projects with adjacent development.
B.
Provide an attractive landscape tradition to adjoining properties.
C.
Provide buffers for any project features which may have negative
impacts upon adjacent properties.
D.
The property shall be developed and maintained in a neat, quiet,
and orderly condition and operated in a manner so as not to be detrimental
to adjacent properties and occupants. This shall include the maintenance
of exterior façades of the building, designated parking areas
serving the use, walls and fences and the perimeter of the site (including
all public parkways), subject to section 33-1344(X).
IV.
LANDSCAPE TREATMENT (Refer to the underlying zones in the Zoning
Ordinance for specific landscape requirements.)
A.
Preserve natural or existing topographic patterns where such features
contribute to beauty and utility of a development. Modification to
topography will be permitted where it contributes to good appearance
and site utilization.
B.
Design grades of walks, parking spaces, terraces, and other paved
areas to provide an inviting and stable appearance for walking and,
if seating is provided, for sitting.
C.
Provide landscape treatments which enhance architectural features,
strengthen vistas and important axes, and provide shade.
D.
Achieve unity of design by repetition of certain plant varieties
and other materials and by correlation with adjacent development.
E.
Select plant material for interest in its structure, texture and
color, and for its ultimate growth. Plants that are drought-tolerant
and indigenous to the area are encouraged.
F.
Protect landscaping in locations where plants will be susceptible
to injury by pedestrian or motor traffic, by constructing appropriate
curbs, tree guards, or other devices.
G.
Enhance parking areas and traffic ways with landscape spaces containing
trees or tree groupings.
H.
Screen service yards, parking areas and other places that tend to
be unsightly by use of decorative walls, fencing, landscaping, berming,
or combinations of these.
I.
Design miscellaneous structures and street hardware to be part of
the architectural concept of design and landscape. Scale, material
and color shall be compatible with surroundings.
V.
BUILDING
DESIGN
A.
Evaluate the appearance of a project based on the quality of its
design and relationship to surroundings. Architectural style is not
restricted.
B.
Utilize creative access designs to individual units which encourages
individual or interior access.
C.
Vary detail, form and siting to provide visual interest. Monotony
of design in single or multiple building projects shall be avoided.
D.
Utilize interior access for guest rooms where possible. Direct exterior
access to guest rooms should be limited to facilities of smaller size
and fewer amenities.
E.
Design building components such as windows, doors, eaves and parapets
to have similar proportions and relationships to one another.
F.
Locate vending machines in interior halls where possible located
outside, stay on interior side of facility or screen appropriately
with wall features and landscaping.
G.
Screen roof-top equipment where visible from surrounding areas.
H.
Consider using flat roof areas as terraces.
I.
Provide service delivery areas for restaurants and other amenities
requiring service deliveries away from the general public use areas
of the hotel.
VI.
SIGNAGE
(Refer to the underlying zone in the Zoning Ordinance for specific
sign regulations.)
A.
Establish a uniform sign program for each project to ensure aesthetic
quality. The program should address lettering style, size, form, color
and materials.
B.
Propose signs which have good scale and proportion in their design
and visual relationship to buildings and surroundings and complement
the architectural design of the building. Major identification signs
should have simple forms and shapes to minimize visual clutter.
C.
Present colors, materials and lighting which are restrained and harmonious
with the building and site. Sign supports should be a black or dark
brown or other dark color with a flat finish to minimize their visibility.
D.
Minimize lighting for signs as much as possible and still provide
readability. Glare and ambient light should not affect adjacent properties.
Flashing lights shall be prohibited.
E.
Design signs to be compatible with signs on adjoining premises so
as not to compete for attention.
VII.
PARKING AREAS AND ACCESS (Refer to Article 39 of this chapter for
specific parking regulations.)
A.
Provide the parking and loading space requirements as found in the
Zoning Ordinance.
B.
Locate loading spaces away from the front and exterior side of the
facility or otherwise screen them from view. Loading spaces shall
operate in a safe and efficient manner so as to not interfere with
vehicular circulation and parking.
C.
Provide valet parking or adequate loading and unloading as part of
the design and operating standards of the facility. Short-term parking
should be provided in close proximity to the office/check-in areas.
Delivery and loading areas should be screened to minimize adverse
visual and noise-related impacts to adjacent uses.
D.
Coordinate project access with adjacent intersection design and median
cuts in abutting arterial and major highways.
E.
Design the pads as close to the street elevations as possible where
the development abuts a major road to facilitate vehicular access,
project visibility and drainage.
F.
Lay out car and pedestrian flow patterns carefully within the site,
to minimize auto/pedestrian conflicts and insure adequate fire and
delivery vehicle access.
G.
Soften the visual impact of parking areas on-and off-site by using
landscaped islands; landscape screening, berms, walls; breaking up
parking into sub-lots or into areas associated with particular uses;
utilizing textured paving and walkways; or similar design measures.
H.
Coordinate the design of projects and associated expanded parkways
with the parkways and medians of adjacent roadways including landscaping,
project entries, street furniture and fencing.
I.
Coordinate site planning with transit stops.
J.
Use shading devices extensively in parking and pedestrian areas,
such as canopy trees, arcades, decorative awnings and porticos.
K.
Orient buildings to provide parking through rear entrances where
possible.
VIII.
LIGHTING DETAILS (Refer to Article 35 of this chapter for specific
outdoor lighting regulations.)
IX.
EXTERIOR MATERIALS AND COLORS
A.
Select materials which have good architectural character and are
compatible with adjoining buildings.
B.
Select materials which are suitable to the type of building and the
design in which they are used. Buildings shall have the same or harmonious
materials used for all exterior walls or other components visible
from public areas.
C.
Select materials of durable quality.
D.
Use harmonious colors and compatible accents.
E.
Screen refuse and waste removal areas, service yards, storage yards,
exterior work areas and roof equipment from view from public areas
with compatible building lines and color.
X.
MAINTENANCE
A.
Continued good appearance depends upon the extent and quality of
maintenance. Choose materials and their use, together with the types
of finishes and other protective measures, which are conducive to
easy maintenance and upkeep.
B.
Include provision for washing and cleaning of buildings and structures,
as well as control of refuse, in the design. Configurations that tend
to accumulate debris, leaves, trash and dirt shall be avoided.
XI.
EXISTING FACILITIES
Consistent with the intent of the City of Escondido to provide
a wide range of transient lodging facilities, the existing hotels
and motels may be remodeled and/or expanded. The above design guidelines
shall apply to all facilities and be incorporated into the design
and upgrade of any existing facility.
XII.
DOWNTOWN SPECIFIC PLAN PROJECTS
Proposals for facilities in the Downtown Specific Plan Area
shall consider the following:
A.
Consider providing a full service type of facility, capable of accommodating
meetings and conventions that may from time to time be associated
with the civic center of the City.
B.
Relate the design of the site and buildings to the surrounding built
environment, to be compatible with the architecture, scale and color
of the civic core.
(Zoning Code, Ch. 107, § 1070A.50; Ord. No. 91-5, § 6 and Exh.
A, 4-3-91; Ord. No. 2016-15, § 4, 10-26-16; Ord. No. 2019-09, § 6, 9-11-19)
(a)
The requirements for a conditional use permit under this section
shall apply to existing facilities when one of the following occurs:
(b)
Upon written application, the requirement for a CUP and/or market
analysis for modification to existing facilities may be waived if
the director finds:
(1)
That it can be seen with certainty that the proposed renovations
will not have a negative effect on the community or area plan for
the area in which the facility is located;
(2)
That the proposed renovations are consistent with the goals and policies
of the adopted general plan;
(3)
That the proposed renovations are so minor in nature that to require
a CUP and/or a market analysis would be unduly burdensome in relationship
to the scale of the project;
(4)
That it can be seen with certainty that the proposed renovations
will have a negligible effect on the existing market for the type
of rooms provided; or
(5)
It can be demonstrated that modifications are necessary to maintain
health and safety standards pursuant to city, county and state regulations.
(Zoning Code, Ch. 107, § 1070A.60; Ord. No. 91-5, § 6, 4-3-91; Ord. No. 2016-15, § 4, 10-26-16)
In addition to findings required for conditional use permits
by section 33-1203 of Article 61 of this chapter, before any conditional
use permit for transient lodgings can be granted or modified, the
following findings shall be made:
(a)
The proposed transient lodging facility will not in itself or in
combination with others significantly affect the city's ability to
achieve a balanced range of transient lodging facilities;
(b)
The site is appropriate for transient lodging uses in that it is
sufficiently accessible, is compatible with surrounding uses and is
large enough to incorporate sufficient buffers and appropriate amenities;
(c)
The amenities and design features are appropriate for both the location
and target population;
(d)
The facility conforms with any applicable specific plan and area
plan criteria;
(e)
The location does not create problems which would adversely affect
the city's objectives of maintaining a balanced range of lodging facilities;
and
(f)
The project design incorporates the design guidelines established
for transient lodging facilities.
(Zoning Code, Ch. 107, § 1070A.70; Ord. No. 91-5, § 6, 4-3-91; Ord. No. 2016-15, § 4, 10-26-16)
(a)
A manager and a minimum of one additional employee shall be on duty
at all times.
(b)
Guest registration requirements per Chapter 16-D of this code.
(c)
Operator has duties and obligations to their guests to furnishing
proper accommodations and to exercise proper care for the guest's
safety. The duty is fulfilled when reasonable care is taken to promote
the guest's safety, morals, comfort convenience, and general welfare;
and to prevent a guest's exposure to dangers.
(d)
The operator of the approved use shall prevent loitering and loud
noises around the subject site during and after the hours of business
operations.
(e)
Extended stay. No room shall be made available for extended stay
or be provided to guests to occupy for more than 30 consecutive days.
(f)
Every manager or person in control of a transient lodging facility
in Escondido shall post in a conspicuous place in each room which
is for rent or hire a printed statement of the specific charge or
rate of charges by the day, week or month to be charged for said room
or rooms. No charge or sum shall be collected or received for any
greater sum than entitled to under the statement of charges or rates
posted.
(a)
Purpose. The specific purpose of the hotel conversion procedure is
to ensure that any conversion of transient lodging to other uses is
preceded by adequate notice, and to allow for the conversion of existing
hotels, motels, and other transient lodgings to various types of land
uses, while providing for the review of the configuration, design,
location, and potential impacts of the proposed use in order to evaluate
the suitability of a new or converted use to the site.
(b)
Applicability.
(1)
Permit Required. In addition to any other necessary discretionary
land use permit that may be required, a hotel conversion permit (plot
plan permit) is required in order to authorize the conversion of hotels,
motels, and other transient lodgings to another use, and may be approved
for any use classification permitted or conditionally permitted in
the base district in any zoning district in which an existing hotel
or motel is located. To qualify for a hotel or motel conversion to
housing, the land development request or proposed housing development
would have to comply with applicable, objective General Plan, zoning,
and subdivision standards.
(A)
No application to construct a new use on the property shall
be accepted for processing or approved, unless the proposed land use
development application is in conformance with this section and a
hotel conversion permit is first obtained.
(B)
No building permit or other license, authorization, or permit
shall be construed to allow any action in contravention of this section,
and any license, authorization, or permit obtained that purports to
allow any action in contravention of this section shall be void.
(C)
Regulations Non-Exclusive. The provisions of this chapter regulating
Hotel Conversions are not intended to be exclusive, and compliance
therewith shall not excuse noncompliance with any other provisions
of the Municipal Code or any other regulations pertaining to the operation
of businesses as adopted by the city council of the City of Escondido
(2)
Zoning Districts. Existing hotels and motels in all zoning districts,
as well as those located in specific plan areas, may be permitted
to be converted provided the conversion is found consistent with all
applicable standards provided in this section.
(c)
Authority.
(1)
The director, or director's designee, shall have the authority to
grant, conditionally grant, or deny a hotel conversion permit application
for any use that is permitted in the zoning district. For projects
including other discretionary actions that must be approved at a higher
level than the director (such as by the planning commission or city
council), the design review permit will also be decided upon at that
higher level.
(2)
The conversion of hotels, motels, and other transient lodgings to
any other use that is conditionally permitted in the same zoning district
shall be reviewed and considered by the planning commission through
the issuance of a major conditional use permit, or as otherwise identified
in an applicable specific plan.
(3)
A hotel conversion permit application that requires concurrent review
and approval of a zone change or other discretionary action at a higher
level than the director or planning commission shall require the review
by the planning commission, which shall forward a recommendation to
the city council for final action.
(d)
Permit Administration. At the time a new hotel conversion is requested
in any existing building or structure, a hotel conversion permit application
package shall be submitted to the planning division, together with
the applicable application fee as established by the city council.
(1)
Application Requirements. An application for a hotel conversion shall
be filed in compliance with section 33-1315 (Authorization, procedure,
and modification) in the same manner as a plot plan permit.
(2)
Hotel conversion projects shall be allowed to convert to any land
use or activity as provided in any permitted and conditionally permitted
principal use matrix in the base district in any zoning district in
which an existing hotel or motel is located. Hotel conversion projects
shall comply with all applicable requirements of the General Plan,
Zoning Code, specific plans, area plans, city design standards, building
and safety requirements, and other applicable city standards. No hotel
conversion project shall be granted a permit unless the following
requirements are satisfied:
(A)
Demand analysis and mitigation as specified in section 33-1125
for a change of use to a commercial, industrial, or other nonresidential
use; for a conversion to a condominium, cooperative, or similar form
of ownership; or for other changes of the use for a purpose other
than transient lodging operations.
(B)
Compliance with section 6-457 (Other fees and exactions for
public services), if otherwise applicable, for a change of use to
group home or quarters, SRO units, multifamily housing, or combination
thereof that may be utilized for supportive housing, transitional
housing, or other types of housing provisions.
(C)
The establishment, maintenance, or operation of the use would
not, under the circumstances of the particular case, be detrimental
to the health, safety, or general welfare of persons residing or working
in the neighborhood of the proposed use.
(D)
The use, as described and conditionally approved, would not
be detrimental or injurious to property and improvements in the neighborhood
or to the general welfare of the city.
(E)
The design, location, operating characteristics, and size of
the proposed use, including any proposed increase in floor area, room/unit
count, or height is consistent with the provisions of this ordinance
and the implementation of which would be compatible with the existing
land uses in the vicinity in terms of aesthetic values, character,
scale, and view protection.
(3)
Project Review, Notice, and Hearing.
(A)
Each application shall be analyzed to ensure the application
is consistent with the purpose and intent of this section.
(i)
Expedited Processing of Plans and Permits. Projects providing
affordable housing, including affordable housing for seniors and/or
target populations, will receive expedited processing as currently
available.
(B)
City staff shall submit a staff report and recommendation to
the decision-maker for consideration on a hotel conversion permit.
(C)
The applicant shall be provided with a list of applicable conditions.
In approving a hotel conversion permit, the applicable review authority
may impose conditions (e.g., landscaping and maintenance, lighting,
off-site improvements, parking, performance guarantees, property maintenance,
signs, surfacing, time limits, traffic circulation) deemed reasonable
and necessary to ensure that the approval would be in compliance with
the findings required by this section, and to preserve the public
health, safety, and general welfare.
(i)
The city council may find that there is substantial evidence
to support a finding that the imposition of conditions would result
in an extreme economic hardship for the applicant for an affordable
housing project, including affordable housing projects for seniors
and/or target populations. An extreme economic hardship does not exist
where the cost of implementing the conditions would merely deny the
applicant the maximum profits that could be realized from the hotel
conversion.
(ii)
If the city council determines that the conditions would result
in extreme economic hardship for the applicant, the city council may
waive or modify any conditions that would otherwise be necessary to
enable the city council to make the findings required. Such conditions
may be waived or modified only to the extent minimally necessary to
alleviate such extreme economic hardship.
(4)
Findings and Decision. The applicable
review authority may approve, conditionally approve, or disapprove
an application for a hotel conversion permit. The review authority
may approve a hotel conversion permit only after first finding that
the hotel or motel proposed for conversion was legally constructed
and is currently a legal or legally nonconforming use and the project
represents successful implementation of this section, and complies
with all other applicable provisions of local and state law.
(i)
For hotel conversion projects under the purview of the director,
the director's written decision and conditional letter of approval
shall be filed in the planning division and a copy provided to the
applicant at the address shown on the application. The applicant must
sign and return the conditional letter of approval, thereby agreeing
to the conditions of approval, prior to submittal of applications
for construction permits.
(ii)
For hotel conversion projects under the purview of the planning
commission or the city council, the applicable review authority shall
conduct a public hearing on an application for a hotel conversion
permit before the approval or disapproval of the permit.
(5)
Post approval procedures. The procedures relating to appeals, changes,
expiration, performance guarantees, and revocation that are identified
in the Zoning Code shall apply following the decision on a hotel conversion
permit application.
(e)
Development standards and land use regulations. Development regulations
shall be those of the base district in any zoning district in which
an existing hotel or motel is located to ensure that hotel conversions
may be designed, located, and operated compatibly with uses on adjoining
properties and in the surrounding area. Exceptions to the development
standards and land use regulations of any zoning district as enumerated
in this subsection shall be provided to incentivize the reuse of hotel,
motels, and other transient lodgings for group home or quarters, SRO
units, multifamily housing, or combination thereof. When there are
general plan, zoning map, or specific plan amendments contemplated
or under study as part of the hotel conversion request, the city may
apply additional terms, limitations, or conditions to the application
request so that the use more closely aligns with applicable, objective
general plan and zoning standards.
(1)
Minimum lot size. There shall be no applicable minimum lot width,
depth, or total lot size for hotel and motel conversions.
(2)
Residential density. The resulting number of residential units after
the conversion shall be no greater than the number of guest rooms
in the existing hotel or motel unless otherwise described below.
(A)
For 100% SRO conversions, a request to increase the number of residential units up to 15% of the number of permitted guest rooms in the existing hotel or motel may be considered by the planning commission upon submittal of a conditional use permit pursuant to Article 61, Division 1, with the application fee adopted by city council.
(3)
General unit size and building requirements.
(A)
The general building and occupancy standards required in connection
with group homes or quarters shall be not less than the amount set
forth by Article 6 (Residential Zones) of the Zoning Code
(B)
The net area of a SRO unit may range from a minimum of 150 square
feet to a maximum of 400 square feet, with the average unit size being
no greater than 345 square feet.
(C)
Multifamily units shall meet the general building requirements
of Article 6 (Residential Zones) of the Zoning Code. The minimum size
of a residential unit resulting from a hotel or motel conversion shall
be the same as the minimum size of a SRO.
(4)
General occupancy requirements for group homes or quarters with beds,
SRO units, or multifamily units.
(A)
Common open spaces shall be designed to accommodate appropriate
furnishings and shall be furnished for use by residents. Appropriate
furnishings for indoor spaces may include such items as lounge chairs
or couches, tables with chairs, writing desks, and televisions. Outdoor
furnishings may include such items as outdoor benches; tables with
chairs; barbecues; and shade coverings like arbors, patio covers,
garden shelters, or trellises.
(B)
Laundry facilities must be provided within units or elsewhere
on site. If laundry facilities are provided as a shared provision,
a minimum of two washers and two dryers must be provided in a separate
room. Additional washers and dryers must be provided for any development
that has more than 20 units at the ratio of one washer and one dryer
for every 20 units or portion thereof.
(C)
Common bathrooms must be located on any floor with units that
do not have full bathrooms. Common bathrooms shall be either single
occupant use with provisions for privacy or multi-occupant use with
separate provisions for men and women. Common bathrooms shall have
shower or bathtub facilities at a ratio of one such bathroom for every
10 units. Each shared shower or bathtub facility shall be provided
with an interior lockable door.
(D)
Complete common cooking facilities/kitchens must be provided
if any unit within the project does not have a kitchen. At least one
complete common cooking facility/kitchen shall be provided within
the project for every 20 units or portion thereof. one complete common
cooking facility/kitchen shall be provided on any floor where units
without kitchens are located.
(5)
Floor area ratio. The resulting floor area, as defined in "floor
area, gross" for "all other districts" after conversion shall no more
than 110% of the existing floor area of the hotel or motel being converted.
Floor area added solely for the purpose of complying with the Building
Code or life safety requirements shall not be counted for purposes
of calculating the floor area ratio.
(6)
Site coverage. There shall be no maximum site coverage applicable
for hotel and motel conversions.
(7)
Height. Any increase in height resulting from hotel and motel conversions
shall comply with the maximum height set forth in the underlying zoning
district. The conversion of any existing hotel or motel to affordable
housing pursuant to this subsection shall not result in loss of legally
nonconforming status with regard to building height.
(8)
Setbacks. Hotel and motel conversions shall not be subject to the
setback requirements of the underlying zoning district. The conversion
of any existing hotel or motel to affordable housing pursuant to this
subsection shall not result in loss of legally nonconforming status
with regard to setbacks.
(9)
Common areas and open space. All hotel and motels conversion shall
include common areas with amenities such as seating, tables, barbecues,
recreation areas or other related amenities. The size and nature of
these common areas shall be approved by the reviewing authority pursuant
to a hotel conversion permit.
(A)
Not less than 50 square feet of usable common areas and open
space area shall be provided for each SRO unit. Group homes or quarters
and multi-family units shall meet the general building and occupancy
standards for open space areas.
(B)
Shared bathrooms, laundry rooms, or kitchens shall not be considered
as open space areas.
(10)
Landscaping. Minimum landscaped areas shall not be applicable to
hotel and motel conversions. Additional landscaping screening shall
be provided as necessary to visually buffer the proposed development
from surrounding streets and properties, particularly residential
properties, and may consist of any combination of landscaping, fencing,
or other suitable method. Notwithstanding the foregoing, the maximum
height of walls and fences between the front property line and the
occupancy frontage for hotel and motel conversions may be increased
to six feet, provided that such walls and fences are at least 50%
open and are set back a minimum of three feet from the front property
line. The reviewing authority may approve deviations from any wall
and fence requirements as part of the issuance of a hotel conversion
permit. A decorative masonry wall six feet in height shall be constructed
along any common property line between the subject property and any
adjoining property containing a single-family use.
(11)
Parking. The number of off-street parking spaces required in connection
with any particular land use shall be not less than the amount set
forth below.
(A)
Market rate SRO/multifamily units shall provide a minimum of
one parking space per unit.
(B)
The parking required for restricted group homes or quarters,
SRO units, or multifamily dwelling units to be sold or rented to lower
income households or target populations shall not exceed one-half
(0.5) parking spaces per unit.
(C)
If utilized for supportive housing development, consistent with
Supportive Housing Law (Government Code sections 65650—65656),
if the supportive housing is located within 1/2 mile of a public transit
stop, no minimum parking requirements shall be applied for the units
occupied by supportive housing residents, pursuant to Government Code
section 65654.
(D)
Guest parking requirements.
(i)
Market rate SRO units shall provide one guest parking space
for every eight SRO units (0.125 guest parking spaced per unit).
(ii)
The requirement to provide guest parking is waived for restricted,
lower-income affordable dwelling units. Restricted SRO units or multifamily
units with more than 30 converted guest rooms shall not be eligible
for this waiver provision for the portion of units that exceeds 30
units; and shall provide one guest parking space for every eight SRO
units (0.125 guest parking spaces per SRO unit), with a minimum of
one guest parking space per project and a maximum of 15 stalls for
guest parking.
(E)
With the exception of projects that allow only senior residents,
projects that have less than one automobile parking space per unit
shall provide one easily accessible space for storing and locking
a bicycle per unit. For projects that provide one or more parking
spaces per unit, at least one bicycle storage space for every three
units shall be provided.
(12)
Signs. All hotel and motel conversions shall comply with the residential
signage provisions of Article 66 (Signs) of the Zoning Code.
(13)
Lighting. All hotel and motel conversions shall comply with the provisions
of Article 35 (Outdoor Lighting) of the Zoning Code.
(14)
Affordability. If required as a component of the land use development
request, there are two different approaches to maintaining long-term
affordability that require signing an affordable housing agreement:
(i) the applicant agrees to maintain the designated dwelling unit
as affordable for at least 45 years for for-sale units and 55 years
for rental units; or (ii) the applicant agrees to participate in a
"shared equity purchase program." The decision on which approach to
use is up to the developer, except where state or federal standards
applying to a given project require specific affordability periods.
Under the long-term affordability program, the housing must remain
affordable for at least 45 years for for-sale units and 55 years for
rental units, from the original date of sale or rental. Affordability
terms are secured by an affordable housing agreement, which shall
be in a form approved by the city attorney and recorded on the property
prior to or concurrent with the initial occupancy (for rental units)
or sale of the property.
(Ord. No. 2021-07, § 6, 8-11-21; Ord. No. 2023-06, § 3, 3-8-23; Ord. No. 2023-15, 10/25/2023)
