The purpose of this chapter is to regulate hotels with development
standards and operational requirements that will ensure high quality
hotel development and mitigate impacts that could be associated with
hotels, including crime, urban blight, and the exceptional use of
public resources.
(Ord. No. 1000 § 4, 2022)
An application for a conditional use permit to operate a hotel
shall include a market feasibility study. The city may prepare the
study or request the applicant to prepare the study, subject to an
independent peer review. The applicant shall be responsible for the
cost of the study and/or peer review. The market study, at a minimum,
shall address the following:
A. A complete
listing of proposed facilities, amenities, and services (e.g., number
and type of rooms, meeting space square footage, recreational amenities,
business services such as data ports, work-stations, etc., in-room
amenities such as refrigerators and microwaves, laundry service, food
service such as restaurants or coffee shops, etc.).
B. Provide
information on the business model, ownership, and franchise of hotel.
C. A business
and financial history of the proposed developer and potential operators,
if different than the developer, including at a minimum the following:
principals, experience, years in business, capitalization, listing
of projects, number of units 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 as they
relate to the operation of the proposed hotel and its accessory uses.
E. Analysis
of the proposed hotel's projected market base.
F. Three-and
five-year projected occupancy rates, projected average daily rate
for the proposed hotel, and revenue per available room trends for
hotels within the city.
G. The
estimated 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.
H. An
analysis of economic impacts on existing hotels within Rancho Cucamonga,
including, at a minimum, an estimate of the dilution of the city's
hotel market due to the proposed hotel and if the proposed project
has potential adverse impacts on the financial viability of existing
hotels in the city.
(Ord. No. 1000 § 4, 2022)
Prior to approval of a conditional use permit when required by Table 17.30.030-1 (Allowed Land Uses and Permit Requirements by Base Zone) the approving authority shall make the following findings, in addition to those 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 percent in the first five years of operations.
(Ord. No. 1000 § 4, 2022)
A. No
hotel guestroom shall be rented for a period exceeding 30 consecutive
calendar days, counting portions of calendar days as full days.
B. No
hotel guestroom shall be rented for less than a one-day period.
(Ord. No. 1000 § 4, 2022)
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.
3. 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 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 in-spection 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 district.
Recordings shall be held for a minimum of 30 days.
E. Hotels
that provide entertainment shall obtain an entertainment permit.
(Ord. No. 1000 § 4, 2022)
No development review and/or conditional use permit shall be
approved for a hotel unless the following amenities are provided:
A. Each
guestroom shall include high-speed Internet, voicemail, desk, color
television, mini-fridge, coffee maker, alarm clock or wake-up service,
hairdryer, iron and ironing board;
B. The
minimum following amenities shall be provided on site:
1. A
bar/lounge with dining area;
2. Hot
tubs/spas with pool or day spa services with pool;
3. A
business center with computers and printers for guest use;
4. A
large fitness center (minimum of 750 square feet for hotels with less
than 100 rooms; minimum of 1,500 square feet for hotels with 100 or
more rooms) with a wide range of equipment/exercise stations;
5. A
café or coffee shop including at minimum a counter served bakery
café with dedicated employees serving freshly prepared coffee,
teas and specialty drinks open a minimum of nine hours each day;
6. Up
to two required amenities may be waived or replaced with alternative
amenities by the planning director if similar 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 on Smith Travel
Research hotel classifications or AAA four diamond hotel.
C. One
of the following amenities shall also be provided on site:
1. Convention/meeting
space of no less than 10,000 square feet that is reconfigurable with
flexible seating, full audiovisual (AV) capabilities, and full commercial
kitchen. The convention/meeting space shall be contiguous with internal
connections to the main hotel structure and shall not be physically
separated from the hotel;
2. A
full-service restaurant operating at substantially similar hours to
the hotel and offering room service to the hotel;
3. A
roof-top bar and food service with patio lounge and recreation/relaxation
area and associated amenities; or
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:
2. Spa
services (if not provided as amenity to meet one of the above requirements);
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.);
7. Penthouse
suites with full balconies;
8. On-site
auto detailing service;
9. On-site
car and/or bike sharing for use by guests;
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; or
16. Other amenities may be considered in lieu of one of the required
amenities subject to planning director approval.
(Ord. No. 1000 § 4, 2022)
In addition to the design provisions outlined in article VII
(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 to the specific
site rather than formulaic and without any distinguishing characteristics.
3. Dual-brand
hotel concepts shall be developed within a single building or complex
and not as two separate buildings.
4. Multi-story
vertical development is preferred over single or two-story horizontal
development. Furthermore, within the Haven Avenue Overlay Zone, all
buildings shall have four floors or more.
5. Hotel
projects shall be designed with the hotel building(s) plotted at the
street/front building set-back line with the overnight parking area
located at the rear or side of the building(s).
6. Hotel
projects shall be designed with the primary (long) axis of the hotel
building(s) aligned parallel to the street. Consideration of alternatives
may be given to sites with narrow street frontages.
7. When
the main entrance into the hotel building is on the "street side,"
short-term parking for guests checking in, drive aisles for passenger
un/loading, 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 a minimum ratio of six percent of the
total parking spaces equipped as electric vehicle charging stations,
except parking lots or facilities for new developments in Industrial
Zones shall have a minimum of ten percent of the total parking spaces
equipped for electric vehicles with one charging station for every
two spaces dedicated to electric vehicles.
B. Architectural
design and details.
1. The
architecture of all buildings shall incorporate multiple design elements/features
and diversity/variation in colors to minimize monotony and repetition
along all wall planes.
2. The
maximum amount of plaster/stucco finish applied to any building wall
plane (or any exterior panel systems that have the appearance of plaster/stucco)
shall not exceed 25 percent of the vertical area of the wall plane.
3. Articulation
of the building wall planes is required on all elevations.
4. High-quality
building materials shall be used both on the exterior and interior
of the hotel.
5. Within
the Haven Avenue Overlay Zone, the following requirements 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 wall 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 on the "street side" of the building if the main
entry into the building is on the opposite side of the building.
2. All
buildings within a hotel project, when separated by a parking lot,
shall be interconnected by pedestrian pathways with a minimum width
of ten feet. Such pathways shall also include shade structures and
seating at various intervals.
3. A
prominent entry feature shall be incorporated into the main hotel
entry (e.g., water feature, public art, landscaped elements).
D. Lighting.
1. Light
fixtures, features, and/or similar elements shall be incorporated
into the exterior of all hotel buildings to accentuate the architecture.
2. All
pedestrian pathways on-site and along the public sidewalks adjacent
to all street frontage(s) of the project site shall have pedestrian-scale
lighting. All such light fixtures (including any base) shall not exceed
ten feet in height.
E. Landscaping.
A high degree of landscaping shall be installed throughout the property,
including entry, courtyards, gardens, pool areas, walkways, and parking
areas.
F. Building
systems placement. All mechanical equipment and utility connection
points, including HVAC units, electrical meters, and gas meters shall
be screened from public view (see Figure 17.93.070-1). Rooftop equipment
shall not exceed the height of the roof parapet concealing the equipment.
FIGURE 17.93.070-1 SCREENED MECHANICAL EQUIPMENT
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(Ord. No. 1000 § 4, 2022)