Chapter 17.93 — HOTELS

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: 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. On-site auto detailing service;

9. On-site 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; 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)