CC - Item 7C - Send Reading Ordinance 902 General Plan Amendment 10-01 - Revising Hotel and Motel Development RegualtionsROSEMEAD CITY COUNCIL
STAFF REPORT
TO: THE HONORABLE MAYOR AND CITY COUNCIL
COOUNCIL
TY/
FROM: JEFF ALLRED, CITY MANAGER [ �M
DATE: JANUARY 11, 2011 �//
SUBJECT: ORDINANCE 902 — SECOND READING: GENERAL PLAN
AMENDMENT 10 -01 AND MUNICIPAL CODE AMENDMENT 10 -06,
CONSISTING OF AMENDMENTS TO THE LAND USE ELEMENT OF
THE GENERAL PLAN AND ROSEMEAD MUNICIPAL CODE FOR THE
PURPOSE OF REVISING HOTEL AND MOTEL DEVELOPMENT
REGULATIONS
SUMMARY
On November 23, 2010, the City Council introduced Ordinance No. 902, General Plan
Amendment 10 -01 and Municipal Code Amendment 10 -06. On December 14, 2010,
this item was deferred. Ordinance No. 902 is now before Council at the required
second reading for adoption.
Staff Recommendation
Staff requests that City Council ADOPT Ordinance No. 902 at its second reading.
PUBLIC NOTICE PROCESS
This item has been noticed through the regular agenda notification process.
Prepared by:
GLORIA MOLLEDA
CITY CLERK
Attachment A — Ordinance No. 902
APPROVED FOR CITY COUNCIL AGENDA:
ITEM NUMBER:
ORDINANCE NO. 902
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
APPROVING MUNICIPAL CODE AMENDMENT 10 -06, AMENDING
CHAPTER 17.04, CHAPTER 17.84, AND CHAPTER 17.112 OF TITLE
17 OF THE CITY OF ROSEMEAD MUNICIPAL CODE RELATING TO
HOTEL AND MOTEL DEVELOPMENT STANDARDS
THE CITY COUNCIL OF THE CITY OF ROSEMEAD DOES HEREBY
ORDAIN AS FOLLOWS:
SECTION 1 . Findings. The following findings are adopted in support of
Municipal Code Amendment 10 -06.
A. The City of Rosemead has determined that quality and appropriate hotels
and motels provide distinct benefits to the City, including the provision of
convenient and attractive lodging for visitors, the establishment of land
uses that strengthen the City's economic base and fiscal circumstances so
as to support the provision,of public services to the City's residents and
businesses; and
B. The City of Rosemead has determined that development standards set
forth in the General Plan and Title 17 of the Rosemead Municipal Code do
not encourage the renovation of existing hotels because General Plan
amenity standards limit the intensity of potential development to a level
which does not allow a small additions to render financially feasible and
further, may be detrimental to attracting new quality hotel operators
because limits on the development intensity and strict amenity
requirements do not allow the development of ancillary support services
which are demanded by hotel and motel patrons and are required to make
such uses market competitive with other hotels in adjoining Cities, and
C. The City wishes to amend existing hotel and motel development standards
by adding new amenity standards so that they provide regulated flexibility
for existing hotels to make small renovation improvements, while
maintaining good design standards and regulatory procedures for new
hotel development.
D. The proposed municipal code amendment ensures and maintains internal
consistency with all of the objectives, policies, general land uses,
programs, and actions of all elements of the General Plan. The update
does not conflict with current General Plan policies, objectives or
programs.
E. The proposed municipal code amendment would not be detrimental to the
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public convenience, health, safety, or general welfare of the City.
F. The proposed municipal code amendment will not have significant
adverse effects on the environment.
SECTION 2 . The City Council hereby makes a finding of adequacy with the
Negative Declaration and HEREBY ADOPTS the Negative Declaration, as the
environmental clearance for Municipal Code Amendment 10 -06.
The City Council, having final approval authority over this project, has reviewed
and considered all comments received during the public review period prior to the
approval of this project.
SECTION 3. The City Council HEREBY FINDS AND DETERMINES that
Municipal Code Amendment 10 -06 is in'the best interest of the public necessity and
general welfare, and good city planning practice dictates and supports the proposed
zone change, in that the amendment to the Rosemead Municipal Code will provide a
superior level of planning and protection to the quality and character of the City.
SECTION 4. The City Council .FURTHER FINDS AND DETERMINES that
Municipal Code Amendment 10 -06 is consistent with the Rosemead General Plan as
follows:
The revised hotel and motel regulations are consistent with General Plan
Land Use Goal 2 and Land Use Policy 4.1 as they will promote expanded opportunities
for concentrated commercial uses that contribute to jobs and tax revenues to the
community, as well as promote commercial business retention and attraction that
contributes positively to the overall tax base. The revised hotel regulations will enforce
high quality amenity standards and sensitive site design measures, while providing
flexible, incentive -based project processing regulations to spur older existing hotel and
motel development renovation. Lastly, Municipal Code Amendment 10 -06 proposes to
maintain existing development regulations'•relating to building setback, lot coverage, and
height provisions designed to ensure adequate buffering and screening to mitigate
potential land use conflicts between residential and nonresidential uses, as required by
Land Use Policy 1.2.
The public necessity, convenience, and general welfare will be served by the
adoption of the revised hotel and motel regulations, as the new regulations provide
internally consistent development standards that will ensure consistency with the
General Plan land use floor area ratios, while ensuring continued preservation,
retention, and development of self- sustaining commercial hotel and motel uses in the
City. The new regulations will also make hotel and motel projects desirable and
financially feasible. Furthermore, to ensure that the proposed amendment does not
adversely impact the City and its residents, regulations governing setbacks, height
restrictions, security system requirements and operational standards have been
maintained in the current zoning code.
2.
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SECTION 5. Code Amendment. The definition of Hotel in Section 17.04.020
(Definitions) of the Rosemead Municipal Code is HEREBY AMENDED to read as
follows:
"Hotel" means a building or a portion of.a building containing guest rooms intended or
designed to be used or which are used, rented or hired out to be occupied or which are
occupied for temporary or overnight accommodations, but not used as the legal
residence or principal dwelling place of the occupant(s), with or without meals, in which
no provision is made for cooking in any.indiGidual room or suite. Entrance to all guest
rooms must be from completely enclosed interior halls.
SECTION 6. Code Amendment. The definition of Motel in Section 17.04.020
(Definitions) of the Rosemead Municipal Code is HEREBY AMENDED to read as
follows:
"Motel" means one or more buildings containing guest rooms without kitchen facilities,
some or all of which have a separate entrance leading directly from the outside of the
building designed and used for rental for temporary or overnight accommodations for
guests and are offered primarily to automobile tourists or transients, with garages or
parking spaces conveniently located to each room or unit. Motel includes auto courts,
motor lodges, motor inns, motor hotels, and tourist courts.
SECTION 7. Code Amendment. Section 17.84.030 (Group occupancies) of the
Rosemead Municipal Code is HEREBY AMENDED to read as follows:
For each guest room in rooming, lodging, fraternity houses, clubs, dormitories, and
hotels, there shall be provided one parking space. Each such parking space shall be on
the same lot or parcel of land or contiguous thereto, except that parking space for hotels
shall be on the same lot or within five hundred (500) feet of the main building
SECTION 8. Code Amendment.: Subsection E of Section 17.84.100
(Commercial and industrial buildings) of the Rosemead Municipal Code is HEREBY
AMENDED to read as follows:
E. Compact Car Parking Standards. The use of compact car parking shall be
allowed only for manufacturing, industrial, commercial, office, motel, and hotel uses.
The number of compact car parking stalls may consist of twenty -five (25) percent of the
total number of required parking stalls. Each compact car parking space shall be eight
feet wide and sixteen (16) feet long. All stalls must be identified by painting "Compact'
in each stall using letters no less than ten inches in height. Support columns and /or
lighting standards shall not intrude into the minimum dimensions. Compact car parking
shall be, as much as is practical, grouped on a common location subject to the approval
of the Planning Director.
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SECTION 9. Code Amendment. Subsection 20 of Section 17.112.030 (Uses
permitted in specific zones) of the Rosemead Municipal Code is HEREBY AMENDED to
read as follows:
20. Hotels in the C -3, C -4, CBD, and M -1 zones and motels in the C -3, CBD, and M -1
zones subject to the following conditions:
(a) Lot Area. The minimum area of the parcel or lot shall not be less than thirty -nine
thousand (39,000) square feet.
(b) Lot Width. Each lot shall have a minimum frontage of not less than one hundred
(100) feet on a major street as depicted on the circulation element of the general
plan.
(c) Maximum Coverage. The maximum lot coverage of all structures shall not
exceed forty (40) percent of the total lot area.
(d) Floor Area Ratio (FAR):
i. The FAR of a hotel or motel development must be consistent with the land
use designation in the General Plan. The General Plan permits additional
FAR in the Commercial and High Intensity Commercial land use designations
for hotels only.
ii. Hotels only in the Commercial or High Intensity Commercial land use
designation in the General Plan. may be developed up to a maximum
permitted FAR of 1.0:1 if the projects meet the required development
standards identified in the table below. If a project in one of these land use
designations does not meet all of the required amenity standards described in
the table below, a maximum FAR of 0.35:1 shall be allowed.
a. A hotel project may substitute two additional amenities from the table
below for each required amenity.
Hotel and Motel Amenitv Standards
Required Amenities
Motel
Hotel
Business Center Service'
Not Required
Required
Complementary breakfast
Not Required
Required
In -room wired or wireless
high speed internet
Not Required
Required
Additional Amenities:
Multi- function
ballroom /meeting rooms
Not Required
Optional
Restaurant or bar /lounge
Not Required
Optional
Concierge desk
Not Required
Optional
Convenience store /snack
Not Required
Optional
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shop
Daycare services
Not Required
Optional
Day spa /salon
Not Required
Optional
Fitness Center
Not Required
Optional
Florist or gift shop
Not Required
Optional.
Laundry Service
Not Required
Optional
Pool or spa /jacuzzi
Not Required
Optional
Reception Lounge
Not Required
Optional
Room Service
Not Required
Optional
Self- service laundry
Not Required
Optional
Valet Parking
Not Required
Optional
* Business Center Service includes guest access to centrally located computer,
fax, and copy machine.
(e) Number of Rooms.
i. Hotels: Minimum 50 Rooms
ii. Motels: No minimum.
(f) Floor area per guest room:
i. Hotels: Minimum 400 square feet
ii. Motels: Minimum 300 square feet
For the purposes of this section the floor area per guest room shall be calculated
by dividing the total gross floor area of the project by the total number of rooms.
(g) Interior. /Exterior Corridors:
i. Hotels: Interior Corridors only
ii. Motels: Exterior corridors permitted
(h) Landscaping. A minimum of ten percent of the total lot area is to be landscaped.
(i)Yards. Side and rear yards, when abutting residentially zoned or used property,
shall be not less than ten feet from property line.
(j) If requested by a motel /hotel operator /owner in applying for a conditional use
permit, notwithstanding Section 5.42.030 of this code, the owner /operator may
rent rooms for extended periods exceeding thirty (30) consecutive days or thirty
(30) days in any sixty (60) consecutive day period, as authorized by the
conditional use permit. The right to rent rooms for extended periods as
authorized by the conditional use permit shall be conditioned upon the
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owner /operator agreeing to pay and paying to the city at the time set forth in
Section 3.16.070 for remission of transient occupancy tax payments, a payment
in lieu of taxes in an amount equal to the transient occupancy tax that would
otherwise be payable were the whits occupied for less than thirty (30) days. In
determining the number of units in a motel /hotel complex that may be so
occupied, the Planning Commission shall consider the following criteria:
i. Whether or not the overall site design and the floor plans of individual rooms
proposed are conducive to extended occupancy.
ii. Whether or not adequate parking and other amenities are provided to support
extended occupancy.
iii_. Whether or not the renting of rooms for more than thirty (30) consecutive days,
is likely to lead to or, in the case of existing motels /hotels, has lead to, police
problems due to the design of the motel /hotel and /or the nature of the
surrounding area.
iv. In applying for the conditional use permit, the owner /operator shall determine
the number and /or percentage :of rooms to be offered for extended
occupancy. The Planning Commission may approve the request as submitted
or may establish an alternate number and /or percentage based upon the
review of the above criteria, provided, however, that the number shall not be
less than twenty (20) percent of the total number of rooms in the hotel or
motel nor more than thirty (30) percent of the total number of rooms.
(k) The owner and /or operator of any such hotel or motel shall have and maintain
only one meter for each utility service to the entire use.
(1) A hotel or motel may provide manager's quarters not to exceed one dwelling unit,
which complies with the minimum smultifamily (R -3) standards as set forth in this
code.
(m)Every hotel and motel shall have a security system designed to the satisfaction of
the Chief of Police which shall include surveillance of arrivals, departures, and
parking areas from the office and security hardware, cameras, alarms and
lighting.
(n) Every hotel and motel shall have an office with a registration desk, and the office
shall be located in close proximity to the entry driveway to the street front.
(o) Vehicles exceeding eighty (80) inrhes in width shall not be permitted to park in
any parking space required for motel customers. In addition to the parking
spaces required for each guest room, every motel shall provide at least one
designated recreational vehicle parking space, which is a minimum of ten feet by
thirty (30) feet, for each twenty -five (25) rooms in the motel complex.
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(p) Vehicles exceeding eighty (80) inches. in width shall not be permitted to park in
any required parking lot used exclusively for hotel customers. (Noncommercial)
recreational vehicles or motor homes shall be permitted to park in such lots, if at
least one designated recreational vehicle parking space, which is a minimum of
ten feet by thirty (30) feet, is provided for each twenty -five (25) rooms in the hotel
complex.
(q) Every hotel and motel shall be operated in compliance with the operational
standards of Chapter 5.42 of this code.
(r) An economic feasibility study shall be submitted to the Planning Department for
review and approval. The economic feasibility study shall be prepared by a
professional who is familiar with preparation of such documents. The study shall
include data to support a finding that there is a demonstrated need for the project
and that the project will economically benefit the community as a whole. This
section shall not apply to hotels and motels in existence on April 28, 1987 or to
expansions allowed pursuant to Section 17.112.030.20.t. of this title.
(s) Conditional use permits granted for hotels and motels that were in operation on
April 28, 1987, shall require compliance with subsections a, b, c, h, i, k and n only
to the extent that said requirements can be imposed without requiring significant
and unduly expensive physical modifications to the property or structures of the
motel or hotel complex.
(t) The floor area of an existing motel or hotel which has a valid conditional use
permit may be increased one time up to 25% or 7,500 square feet, whichever is
less. The expansion itself must meet the requirements of this title related to
setbacks, lot coverage, FAR, height, parking, security system requirements, and
operational standards in accordance with Chapter 5.42 of this code, but is not
required to compensate for any jdeficiency or nonconformity in the original
building or use. Expansions allowed by this section are allowed by right with no
discretionary approvals, including but not limited to a Conditional Use Permit or
Design Review, required.
SECTION 10. Severability. If any section, subsection, sentence, clause, or
phrase of this ordinance is for any reason held to be invalid or unconstitutional by a
decision of any court of competent jurisdiction, such decision shall not affect the validity
of the remaining portions of this ordinance. The City Council hereby declares that it
would have passed and adopted Ordinance No. 902 and each and every section,
subsection, sentence, clause, or phrase not declared invalid or unconstitutional without
regard to whether any portion of the ordinance would be subsequently declared invalid
or unconstitutional.
SECTION 11. Publication. The City Clerk shall cause this ordinance to be
published in the manner required by law.
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SECTION 12. Effective Date. The Mayor shall sign and the City Clerk attest to
the passage of this Ordinance. The City Clerk shall cause the same to be published
once in the official newspaper within 15 days after its adoption. This ordinance shall go
into effect and be in full force and effect thirty (30) days from its date of adoption. ,
PASSED, APPROVED AND ADOPTED this 11 day of January, 2011.
Gary Taylor, Mayor
ATTEST:
Gloria Molleda, City Clerk
APPROVED AS TO FORM:
Rachel Richman, City Attorney
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