Item 8 - Preliminary Zoning Ordinance Amendment •AGENDA REPORT
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CITY OF IPOWAY
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TO: Honorable Mayor and Members of the City Council
FROM: James L. Bowersox, City Manati
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INITIATED BY: Reba W. Touw, Director of Planning Servicesl.F'
James H. Lyon , Assistant Plannerge
DATE: July 10 , 1986
SUBJECT: Preliminary Zoning Ordinance Amendment: Amendments
to various sections of the City 's Zoning Development
Code to provide for the establishment for hotel/motel
development standards.
BACKGROUND
Earlier this year the City Council heard Conditional Use Permit
85-14 and Development Review 85-20 that proposed the construction
of a 55-unit motel complex on Powayi Road. The Council denied the
applications on the grounds that the project was not consistent- --
with
with adjacent structures, uses and densities. To provide guidance
for future hotel/motel developers , staff was directed to prepare
additional performance standards for such development . A similar
use that has been brought to the attention of the Planning
Department but has not been discussed by the Council are the bed
and breakfast facilities . Although they do provide lodging , the
number of guests is very limited and such facilities are typically
adapted to a single-family home and' should be considered
separately.
ANALYSIS
The City' s Zoning Development Code currently allows, with approval
of a conditional use permit, hotels and motels in the General and -
Community Commercial Zones only, with provisions for their possible
inclusion into the Planned Community Zones .
Under the current motel/hotel standards, no more than twenty per-
cent of the rooms shall have kitchen facilities , rooms shall be for '
transient lodging only ( 30 days or less) , and each hotel/motel must
provide a swimming pool .
ACTION: Concurred to bring back forlfirst reading with elimination of \
minimum number of units andladdition of minimum size for pool.
Bed and breakfast a separate issue .
M. Wahlsten , City c3r110 1986 ITEM 8
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Agenda Report
July 10 , 1986
Page 2
The Code, however, does not reference bed and breakfast facilities
and therefore they would not be permitted under current ordinance.
Adoption of the proposed motel/hotel standards to the bed and
breakfast use would be inappropriate due to the difference in scale
and density of the two uses. A separate workshop is suggested to
discuss bed and breakfast facilities, should the Council wish to
allow them.
Staff has reviewed the characteristics of all existing and proposed
motels in the City and the surrounding communities as well as
guidelines used by the Best Western, Quality Inn and Comfort Inns
for the construction of new facilities. Interpolation of this data
indicates that a majority of this new motel under consideration/or
construction contain 100 units or more and have associated
restaurants or cocktail lounges . Room sizes ranged from 288 square
feet to 370 square feet with the minimum room size being 11 . 5 feet
by 25 feet. Projects with 120 units typically required a 2 . 5 to
3 .5 acre parcel . Design standards stipulated 1 . 2 to 1 . 5 parking
spaces per unit with 10 percent of the project site to be
landscaped. A majority of the motels were providing kitchenettes
with few cities having any regulation on a maximum number or per-
centage.
During the City Council hearing for the Stage Coach Inn, CUP 85-14 ,
DR 85-20 , the Council expressed concern with the inclusion of
kitchenettes into a motel in that such facilities could attract the
undesirable transient. A review of the people and groups patro-
nizing the Franciscan Inn for extended periods of time (over two
weeks) indicated they were families looking to relocate to the area
and/or construction crews working in and around Poway. Based on
this premise, Staff believes provisions should be made in the ordi-
nance to accommodate a percentage of these people who would benefit
from the use of a kitchenette.
In adapting this data to comply with the needs and character of
Poway, staff is suggesting that all new hotel/motel sites be one
acre or larger in size, that the minimum number of rooms per
complex be 45 , that the minimum room size be 300 square feet, that
a maximum of 10 percent of the proposed rooms may contain kitche-
nettes , and that 400 square feet of landscaped open space shall be
provided for each unit. An analysis of the Franciscan Inn and Mr .
Lai ' s proposed motel indicate that both facilities will comply with
the proposed hotel/motel development guidelines .
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Agenda Report
July 10 , 1986
Page 3
PROPOSED AMENDMENTS
The proposed amendments relating to the following areas within the
Zoning Development Code are indicated by the use of a dashed
underline for additions and clarifications.
Commercial Section 17 .10 .080 . 31 should be amended to read:
Hotels and motels subject to the following :
a. A minimum of one net acre of land area
b. A minimum of 45 units shall, be-provided
c. All units shall be 300 square feet or larger
d. A swimming pool shall be provided
e . No more than ten percent of the rooms shall have kitchen
facilities
f. Rooms shall be for transient lodging only ( thirty days or
less) with the exception of the on-site manager ' s residence
g. Four hundred square feet of landscaped open mace shall be
provided for each room.
h . The hotel/motel standards shall be applicable to develpp-
ment in the Planned Community (PC) Zone.
ENVIRONMENTAL REVIEW
The proposed Zoning Ordinance Amendment will modify only the text
of the Ordinance to stipulate design standards which will not
result in any potentially significant environmental impacts . The
issuance of a Negative Declaration is recommended .
FINDINGS
The proposed modifications are consistent with the intent and pur-
pose of the General Plan and ZoningHevelopment Code, and the
requirements of the California Government Health and Safety Codes.
RECOMMENDATION
It is recommended that the City Council review the suggested modi-
fications to the City ' s Zoning Ordinance relating to hotel/motel
standards and direct Staff to introduce and hold for first reading
the revised Ordinance in approximately four ( 4) weeks.
JLB:RWT:JHL: nm
3 of 3 JUL 10 1986 ITEM 8