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HomeMy WebLinkAbout1986-02-25; City Council; 8489-1; Revision of Hotel/Motel Standards0 0 co m :“:.“““‘E: 2/25/86 REVISIONS TO HOTEL/MOTEL STANDARDS ZCA-189 - CITY OF CARLSBAD 1EPT.- 0 z CITY MGR. a N 0 a 0) c) 1 a 0 $4 U c -d N I N .. z 0 F 0 a < Z 3 0 0 -rc I Cll- OF CARLSBAD - AGEND BILL w I I RECOMMENDED ACTION: The Planning Commission and staff are recommending that the City Council introduce Ordinance No. 9800 , APPROVING ZCA-189. ITEM EXPLANATION In January of this year the City Council expressed concern over existing ordinances which permitted the development of hotels and motels without adequate site plan review. Council subsequently passed an urgency ordinance requiring any hotel or motel development to process a conditional use permit until new ordinance standards could be processed and adopted. These ordinance revisions have been reviewed by the Planning Commission and are now before the Council for adoption. The major changes to the ordinance, attached as Exhibit “A”, are as follows: Both the proposed The proposed amendment would permit hotels and motels in the R-T, CLR, P-M, C-1 and C-2 zones with a conditional use permit (CUP). They would be permitted by right without a CUP only in the Commercial Tourist (CT) zone. Under the existing ordinance hotels and motels can be built in many zones without discretionary (CUP) approval. The proposed amendment would eliminate hotels and motels as uses allowed in the R-3 and RD-M residential zones with or without a conditional use permit. The proposed ordinance would provide for special setbacks in areas where a hotel or motel may abut residential uses. Bed and breakfast uses were defined so that they could be differentiated from hotel and motel uses. [Jnder the proposed ordinance these uses would be permitted in the R- 3, R-DM, CLR, R-T and C-T zones with a conditional use permit. The proposed amendment also provides standards for bed and breakfast facilities. It places a limitation on the number of quest rooms, requires a common room for passive socialization or reading and prohibits kitchens in individual guest rooms. Planning Commission and staff feel that the ordinance as will give the City the necessary tools to ensure that hotel and motel development is compatible with surrounding uses and is desiqned with a standard that is consistent with other types of development in Carlsbad. For further information please see the attached report to the Planning Commission. Page 2 of Agenda Bill No. - Ae/ ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not cause any significant impacts and, therefore, has issued a Negative Declaration, dated January 22, 1986. The Planning Commission recommended approval of the Neqative Declaration on February 5, 1986. A copy of the environmental document is on file in the Planning Department. FISCAL IMPACT Some additional staff time may be utilized to process conditional use permits for hotels and motels. This should be offset, however, by the fee paid by the applicant to process an application. EXHIBITS 1. Ordinance No. 9eo 0 2. Planning Commission Resolution No. 2537 3. Planning Commission Staff Report dated February 5, 1986 w/attachments c I J 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 9800 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL CODE AMENDING VARIOUS CHAPTERS AND SECTIONS TO DEFINE BED AND BREAKFAST USES, AND TO REVISE HOTEL AND MOTEL USE REGULATIONS FOR R-3, R-T, C-1, C-2, C-T, RD-M, AND C-LR ZONES WITHIN THE CITY OF CARLSBAD. The City Council of the City of Carlsbad, California, does lrdain as follows: SECTION 1: That Title 21, Chapter 21.04, of the Carlsbad 3unicipal Code is amended by the addition of Section 21.04.046 to read as follows: "21.04.046 Bed and Breakfast Uses: 'Bed and Breakfast Jses' means an historical or architecturally significant building is located in a scenic or other environment with a distinct :haracter which has no less than three and no more than six ittractively decorated lodging rooms, and, one common room is ivailable for social interaction where short term lodging and ?rimarily breakfast meals are provided for compensation. "Bed and 3reakfast Uses" does not include rest homes, convalescent homes, iotels, motels, boarding houses or lodging houses ." SECTION 2: That Title 21, Chapter 21.16, Section 21.16.01( >f the Carlsbad Municipal Code is amended by the deletion of hotels md motels as permitted uses. SECTION 3: That Title 21, Chapter 21.16, of the Carlsbad dunicipal Code is amended by the addition to Section 21.16.015(3) tc read as follows: "(3) Bed and Breakfast Uses" SECTION 4: That Title 21, Chapter 21.20, Section 11.20.010 of the Carlsbad Municipal Code is amended by the leletion of hotels and motels as permitted uses. SECTION 5: That Title 21, Chapter 21.20 of the Carlsbad JIunicipal Code is amended by the amendment of Section 21.20.020(2) ilnd (12) to read as follows: I/// 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 "(2) Hotels and Motels (12) Bed and Breakfast Uses" SECTION 6: That Title 21, Chapter 21.24, Section 21.24.02 of the Carlsbad Municipal Code is amended by the deletion of hotels and motels as conditional uses. SECTION 7: That Title 21, Chapter 21.24 of the Carlsbad Municipal Code is amended by the amendment of Section 21.24.020(1) to read as follows: "(1) Bed and breakfast uses" SECTION 8: That Title 21, Chapter 21.25 of the Carlsbad Municipal Code is amended by the addition of Section 21.25.040(5) t read as follows: "(5) Bed and breakfast uses" SECTION 9: That Title 21, Chapter 21.26, Section 21.26.01 of the Carlsbad Municipal Code is amended by the deletion of hotels and motels as permitted uses. SECTION 10: That Title 21, Chapter 21.26 of the Carlsbad Municipal Code is amended by the addition of Section 21.26.015(4) t read as follows: "(4) Hotels and motels" SECTION 11: That Title 21, Chapter 21.28 of the Carlsbad Municipal Code is amended by the addition of Section 21.28.015(5) t read as follows: " (5) Hotels and motels" SECTION 12: That Title 21, Chapter 21.29 of the Carlsbad Municipal Code is amended by the addition of bed and breakfast uses to Section 21.29.050(6) to read as follows: " (6) Bed and breakfast uses" 2. 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 20 SECTION 13: That Title 21, Chapter 21.42 of the Carlsbad Municipal Code is amended by the addition of Section 21.42.010(12) to read as follows: “(12) R-T, C-LR, C-1, C-2, and P-M zones only. (A) Hotel and motel uses as defined by Sections 21.04.185 and 21.04.270 of this code, subject to the following conditions: 1) The application for a conditional use permit shall include the submittal of an architectural theme, colored elevations and site plan for review by the Planning Commission. 2) When ad joining residentially zoned property, hotels and motels under this section must comply with the following provisions: (a) Front yard setbacks, buildings - 25 feet or same distance as existing buildings or adjoining lots; driveway or parking area - 10 feet; outdoor recreational amenities - 10 feet. (b) A six foot high masonry wall shall be constructed along all property lines which are adjacent to residentially zoned properties (except where prohibited by approved driveways ) . I’ SECTION 14: That Title 21, Chapter 21.42 of the Carlsbad Municipal Code is amended by the addition of Section 21.42.010(13) to read as follows: “(13) R-3, RD-M, R-T, C-LR, and C-T zones only. (A) Bed and breakfast uses as defined by Section 21.04.046 of this code, subject to the following conditions: located within an historically or architecturally interesting structure which is located in a scenic or other area of the City with a distinct character. Plans for all structures shall be subject to the review and approval of the Planning Department. be involved in the daily operation of the facility. Documents pertaining to the operation and maintenance of such facility shall be submitted for staff approval prior to building permit issuance. less than three and no more than six individually decorated guest rooms. A common room shall be available for social interaction. (4) If meals are served other than for guests staying at the facility, then the use shall be subject to the requirements of this code for the establishment of a restaurant. (5) Parking spaces shall be provided at a ratio of two spaces for the owner/manager, plus one space for each guest room. Guest parking spaces may be covered or uncovered. One ( 1 ) All proposed bed and breakfast uses shall b (2) A resident manager or owner must live at an (3) All bed and breakfast uses shall contain no 3. '. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 20 covered parking space shall be provided for the owner/manager unit, No parking is permitted within the frontyard setback. (6) Exterior lighting shall be designed to limi direct light glare outside of the project site. (7) No kitchens or other cooking Eacilities in the guest rooms. (8) Occupancy of guest units shall be limited to seven days. (9) The application for a conditional use permi shall include the submittal oE an architectural theme , colored elevations and site plan for review by the Planning Commission. " EFFECTIVE DATE: This ordinance shalt be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in the Carlsbad Journal within fifteen days after its adopt ion. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council held on the 25th d a y of February I 1986, and thereaEter PASSED AND ADOPTED at a regular meeting of said City Council held on the 4th day of March 1986, by the following vote, to wit: AYES: Council Members Lewis, Kulchin and Pettine NOES : None AES ENT : Council Members C CLAUDE A. LEWIS, Mayor Pro-Tern ATTEST: KAREN R. KUNDTZ, Deputy City Clerk J (SEAL) 4. 1 2 4 E CI E 7 E s 1c 11 1% 12 14 15 16 17 ia 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 2537 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF AMENDMENT, AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL COD1 AMENDING VARIOUS CHAPTERS AND SECTIONS TO (1) DEFINE BED AND BREAKFAST USES, (2) TO CREATE BED AND BREAKFAST USE REGULATIONS THROUGH THE CUP AND, (3) TO REVISE HOTEL AND MOTEL USE REGULATIONS FOR R-3, R-T, C-1, C-2, C-TI RD-M, AND C-LR ZONES WITHIN THE CITY OF CARLSBAD. CASE NO.: ZCA-189 CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A ZONE CODE APPLICANT: CITY OF CARLSBAD WHEREAS, the Planning Commission did, on the 5th day of February, 1986, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and :onsidering all testimony and arguments, if any, of all persons iesiring to be heard, said Commission considered all factors relating to the Zone Code Amendment. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning :ommission as follows: 1) That the above recitations are true and correct. 3) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of ZCA-189, according to Exhibit "A", dated February 5, 1986, attached hereto and made a part hereof, based on the following findings: Pind inqs : 1 ) The proposed amendment will reduce potential compatibility problems associated with allowing more intensive transient residential uses (hotels, motels) adjacent to existing residential properties by eliminating hotel and motel permitted uses from residential zones. 2) The proposed amendment will ensure that any future hotel and motel use proposed in other predominantly non residential zones would receive adequate siting and design review through the conditional use permit requirement. 3) The proposed amendment will specifically define bed and breakfast uses as distinctly different from hotel/motel uses, and will allow bed and breakfast uses in selected residential and commercial zones subject to the approval of a conditional use permit. The CUP requirement will allow adequate project review, thereby ensuring the compatibility of this use with adjacent uses . I/// 7 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4) The project will not cause any significant environmental impacts and a Negative Declaration has been issued by the Planning Director on January 22, 1986 and recommended for APPROVAL by the Planning Commission on February 5, 1986. PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on the 5th ATTEST: day of February, 1986, by the following vote, to wit: AYES: Chairman Schlehuber, Commissioners: McBane, Marcus, McFadden, Smith, Holmes & Hall. NOES : None . ABSENT : None . ABSTAIN: None. CLARENCE SCHLEHUBER, Chairman CARLSBAD PLANNING COMMISSIQN MICHAEL J. HOLZMILLER PLANNING DIRECTOR PC RES0 NO. 2537 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 EXHIBIT 'A' FEBRUARY 6. 1986 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL COD AMENDING VARIOUS CHAPTERS AND SECTIONS TO DEFINE BED AND BREAKFAST USES, AND TO REVISE HOTEL AND MOTEL USE REGULATIONS FOR R-3, R-T, C-1 I C-2, C-T, RD-MI AND C-LR ZONES WITHIN THE CITY OF CARLSBAD. The City Council of the City of Carlsbad, California, does ordain as follows: SECTION 1: That Title 21, Chapter 21.04, of the Carlsbad Municipal Code is amended by the addition of Section 21.04.046 to read as follows: 21.04.046 Bed and Breakfast Uses: "Bed and Breakfast Uses" means an historical or architecturally significant building is located in a scenic or other environment with a distinct character which has no less than three and no more than six attractively decorated lodging rooms, and, one common room is available for social interaction where short term lodging and primarily breakfast meals are provided for compensation. "Bed and Breakfast Uses" does not include rest homes, convalescent homes, hotels, motels, boarding houses or lodging houses. SECTION 2: That Title 21, Chapter 21.16, Section 21.l6.01 of the Carlsbad Municipal Code is amended by the deletion of hotels and motels as permitted uses. SECTION 3: That Title 21, Chapter 21.16, of the Carlsbad Municipal Code is amended by the addition to Section 21.16.015(3) t read as follows: (3) Bed and Breakfast Uses SECTION 4: That Title 21, Chapter 21.20.020, Section 21.20.010 of the Carlsbad Municipal Code is amended by the deletion of hotels and motels as permitted uses. SECTION 5: That Title 21, Chapter 21.20 of the Carlsbad Municipal Code is amended by the addition of Section 21.20.020(2) and (12) to read as follows: //// 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 2a (2) Hotels and Motels (12) Bed and Breakfast Uses SECTION 6: That Title 21, Chapter 21.24, Section 21.24.02 of the Carlsbad Municipal Code is amended by the deletion of hotels and motels as conditional uses. SECTION 7: That Title 21, Chapter 21.24 of the Carlsbad Municipal Code is amended by the addition of Section 21.24.020(6) t read as follows: (6) Bed and breakfast uses SECTION 8: That Title 21, Chapter 21.25 of the Carlsbad Municipal Code is amended by the addition of Section 21.25.040(5) t read as follows: (5) Bed and breakfast uses SECTION 9: That Title 21, Chapter 21.26, Section 21.26.01 of the Carlsbad Municipal Code is amended by the deletion of hotels and motels as permitted uses. SECTION 10: That Title 21, Chapter 21.26 of the Carlsbad Municipal Code is amended by the addition of Section 21.26.015(2) tl read as follows: (2) Hotels and motels SECTION 11: That Title 21, Chapter 21.28 of the Carlsbad Municipal Code is amended by the addition of Section 21.28.015(5) tc read as follows: (5) Hotels and motels SECTION 12: That Title 21, Chapter 21.29 of the Carlsbad Municipal Code is amended by the addition of bed and breakfast uses to Section 21.29.050(6) to read as follows: (6) Bed and breakfast uses lo 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 SECTION 13: That Title 21, Chapter 21.15 of the Carlsbad Municipal Code is amended by the addition of Section 21.42.010( 12) to read as follows: (12) R-T, C-LR, C-1, C-2, and P-M zones only. (A) Hotel and motel uses as defined by Sections 21.04.185 and 21.04.270 of this code, subject to the following conditions: 1) The application for a conditional use permit shall include the submittal of an architectural theme, colored elevations and site plan for review by the Planning Commission. 2) When adjoining residentially zoned property, hotels and motels under this section must comply with the following provisions: (a) Front yard setbacks, buildings - 25 feet or same distance as existing buildings or adjoining lots: driveway or parking area - 10 feet; outdoor recreational amenities - 10 feet. (b) A six foot high masonry wall shall be constructed along all property lines which are adjacent to residentially zoned properties (except where prohibited by approved driveways). SECTION 14: That Title 21, Chapter 21.42 of the Carlsbad Municipal Code is amended by the addition of Section 21.42.010( 13) to read as Eollows: (13) R-3, RD-M, R-T, C-LR, and C-T zones only. (A) Bed and breakfast uses as defined by Section 21.04.046 of this code, subject to the following conditions: (1) All proposed bed and breakfast uses shall b located within an historically or architecturally interesting structure which is located in a scenic or other area of the City with a distinct character. Plans for all structures shall be subject to the review and approval of the Planning Department. be involved in the daily operation of the facility. Documents pertaining to the operation and maintenance of such facility shall be submitted for staff approval prior to building permit issuance. (3) All bed and breakfast uses shall contain no less than three and no more than six individually decorated guest rooms. A common room shall be available for social interaction. (4) If meals are served other than for guests staying at the facility, then the use shall be subject to the requirements of this code for the establishment of a restaurant. (5) Parking spaces shall be provided at a ratio of two spaces for the owner/manager, plus one space €or each guest room. Guest parking spaces may be covered or uncovered. One (2) 3 resident manager or owner must live at an 3. /I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 covered No park direct parking space shall be provided for the owner/manager unit. (6) Exterior lighting shall be designed to limi (7) No kitchens or other cooking facilities in (8) Occupancy of guest units shall be limited (9) The application for a conditional use permi ing is permitted within the frontyard setback. light glare outside of the project site. the guest rooms. to seven days. shall include the submittal of an architectural theme , colored elevations and site plan for review by the Planning Commission. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in the Carlsbad Journal within fifteen days after its adopt ion . INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council held on the day of I 1986 , and thereafter PASSED AND ADOPTED at a regular meeting of said City Council held on the day of , 1986, by the following vote, to wit: AYES : NOES : ABSENT: EARY, H. CASLER, Mayor ATTEST : 'ALETHA L. RAUTENKRANZ, City Clerk (SEAL) 4. STAFF REPORT DATE : FEBRUARY 5, 1986 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: ZCA-189 - CITY OF CARLSBAD - An amendment to the Zoning Ordinance to (1) revise hotel and motel use regulations for all applicable zones within the City of Carlsbad, (2) define bed and breakfast uses, and (3) to create bed and breakfast use regulations through the CUP. I. RECOMMENDATION That the Planning Commission recommend APPROVAL of the Negative Declaration issued by the Planning Director and ADOPT Resolution No. 2537 recommending APPROVAL of ZCA-189, basedone findings contained the re in. 11. PROJECT DESCRIPTION AND BACKGROUND On December 11, 1985, the Planning Commission adopted Resolution of Intention No. 174 for staff to prepare a zone code amendment regarding hotel and motel use development standards for all applicable zones within the City of Carlsbad. As discussed in Resolution of Intention No. 174, hotel and motel uses are currently permitted by right in a number of zones including; R-3, R-P, R-T, V-R, C-1, C-2 and C-T. These uses are also permitted in the RD-M, C-LR and P-M zones with approval of a conditional use permit. Recently the City Council has become concerned over potential compatibility problems associated with permitting more intensive hotel/motel uses within residential zones, and the question has arisen as to whether hotels/motels should be permitted by right in any zone. Hotel and motel uses have historically been regarded as standard commercial uses. In the recent past the City has required site development plan review for commercial development on most commercially designated sites. In accordance, it may make sense that hotel/motel proposals within the City should be subject to more specific regulations and design review as well. 13 The City has also recently received preliminary plans (applications) for bed and breakfast uses. Although the City's Zoning Ordinance does include descriptions and regulations for boarding houses, lodging houses and hotel and motel uses, it is staffs opinion that a bed and breakfast use is distinctly different. Although more similar to motels than the other uses mentioned above, staff feels they are different enough to warrant their own standards. 111. ANALYSIS The proposed amendment would make a number of changes to sections of Carlsbad's Zoning Ordinance that deal with hotel and motel uses permitted by right or through a conditional use permit. This amendment would also specifically define bed and breakfast uses and regulations for hotel/motel uses and bed and breakfast uses through the CUP. Exhibit "B" provides a summary of the changes proposed. Major changes are discussed below: It is recommended that the following definition of "Bed and Breakfast" be added to Chapter 21.04 of Title 21. 21,04.046 Bed and Breakfast 'Red and Breakfast' means an historical or architecturaily significant bailding which is located in a scenic or other such environment with a distinct character. The structure shall have no less than three and no more than six attractively decorated lodging rooms, where, in addition, one common roam is available for social interaction, Short term lodging and primarily breakfast meals are provided for corpensation. This definition would not include rest homes, convdlescent homes, hotels, motels. boarding houses or lodging houses, The City has recently received preliminary applications for bed and breakfast uses. Implementation of this addition to Chapter 21.04-Definitions, of the Zoning Ordinance will enable potential applicants and City staff to more clearly differentiate this type of use from other similar types of uses. Staff feels that a bed and breakfast use is distinctly different from a hotel, motel, boarding house or lodging house. Characteristics which distinguish a bed and breakfast use from other similar lodging uses include; (1) limited number of guest rooms, 3-6 rooms maximum, (2) common/family room available for social interaction, (3) hospitable and personalized attention to guests, (4) family style breakfast service, (5) resident owned or owner involved in daily operation of inn, (6) individually decorated guest rooms (7) bed and breakfast ambience which promotes "a stay with a difference", and (8) a location in an environment with a scenic or distinct character. -2- In response to the City Council's concern over the potential compatibility problems associated with permitting more intensive hotel/motek- uses within residential zones, staff is recommending that hotel/motel uses be eliminated as permitted uses from the R-3 and R-T zones and as conditional uses within the RD-M zone. Staff also recommends the elimination of hotel/motel uses as permitted uses from the C-1 zone. This recommendation is based upon a concern over compatibility of hotel/motel uses with other uses permitted by right in the C-1 zone. Staff feels that hotel/motel uses proposed within the C-1 zone and all other applicable predominantly non-residential zones could be more effectively reviewed through the requirements of a conditional use permit. This requirement would enable staff and the Planning Commission to undertake more specific siting and design review for such uses. In accordance, staff is recommending that hotel and motel uses be allowed with approval of a conditional use permit in the following zones; R-T, C-1, C-2, and P-M. The only zone remaining where hotel/motel uses are allowed by right is the C-T (Commercial Tourist) zone. With hotels/motels there are only about three uses allowed in that zone by right. With regard to the proposed newly defined "Bed and Breakfast" use, staff recommends that this unique use not be permitted within any zone by right, but that it be allowed within the R-3, R-T, RD-M, C-LR and C-T zones subject to the approval of a conditional use permit. Again, this conditional use permit requirement would enable staff to more adequately review such proposed uses to ensure compatibility and quality project design. As discussed throughout this report, staff has recommended that hotel/motel uses and bed and breakfast uses be permitted in specific zones subject to the approval of a conditional use permit. The conditional use permit requirement will allow the Planning Commission to review a site development plan and structural elevations. In accordance with this recommended conditional use permit requirement for such uses, staff recommends that two new subsections 21.42.010(12) and 21.42.010(13) for hotel and motel uses and bed and breakfast uses respectively, be added to the Conditional Use Permit Ordinance dealing with permitted uses. These subsections would be amended to include (1) zones which each use is allowed within, and (2) conditions and regulations which each use must comply with, as shown on Exhibit "A" . In summary, Subsection 21.42.010(12) would allow hotels and motels as conditional uses, in the R-T, C-LR, C-1, C-2 and P-M zones. Staff recommends that these zones could accommodate hotel/motel uses without creating compatibility problems. The Ordinance stipulates that all applications for a hotel/motel CUP shall require an architectural theme, colored elevations and site plan. It is staff's opinion that these requirements will allow for adequate review to ensure land use and architectural -3- I compatibility of hotel/motel uses proposed in all applicable zones. For hotel/motel uses proposed in areas which adjoin residential-ly zoned properties, the use must comply with more stringent setback and other requirements including minimum 25- foot landscaped building setbacks, 10-foot landscaped driveway or parking setbacks, 10-foot landscaped outdoor recreation amenity setbacks and a requirement to construct a six foot high masonry wall along all property lines which are adjacent to residentially zoned properties. Staff feels that these additional regulations will function to mitigate compatibility impacts associated with hotel and motel uses proposed adjacent to residential properties. Subsection 2 1 . 42 . 0 10 ( 13 1 would allow bed and breakfast uses as conditional uses in the R-3, RD-M, R-T, C-LR and C-T zones only. These zones were selected primarily because they allow uses which are most compatible with bed and breakfast uses, which can be characterized as small scale residential/tourist commercial uses. This Ordinance also includes specific conditions, regulations and criteria with which all proposed bed and breakfast use must comply. These requirements are included for two purposes: (1) to provide descriptive criteria and requirements of bed and breakfast uses for potential applicants and staff, so that such a use can be clearly distinguished from other similar uses, and (2) to provide requirements which will allow for adequate review of all bed and breakfast use applications to ensure architectural and land use compatibility within all applicable zones. The descriptive criteria and requirements which must be complied with include: (1) that all proposed bed and breakfast uses shall be located within an historically or architecturally interesting structure which is located in a scenic or other environment with a distinct character, (2) that the resident owner or owner must be involved in the daily operation of the facility, (3) that all bed and breakfast uses shall contain no less than three and no more than six individually decorated guest rooms and where a common room shall be available for social interaction, (4) that meals (primarily breakfast) will be served only to lodging guests, and (5) that parking spaces will be provided at a ratio of two spaces per dwelling unit (owner/operator) plus one space per guest room. It is staff's feeling that these criteria are specific enough to ensure that no potential motel, hotel lodging or boardinghouse operator or conglomerate could propose such a use under the guise of a bed and breakfast use in any of the zones under this subsection. This subsection also requires that all applications for a bed and breakfast CUP shall require an architectural theme, colored elevations and site plan. As noted earlier, these requirements will allow for adequate project review to ensure land use and architectural compatibility of bed and breakfast uses proposed in all applicable zones. -4- Ib Overall, staff believes that the proposed amendments to the zone code will accomplish the following: (1) Reduce potential compatibility problems associated with allowing more intensive transient residential uses (hotels, motels) adjacent to existing residential properties, by eliminating hotel and motel permitted, and conditionally permitted, uses from residential zones. -_ (2) Ensure that any future hotel or motel use proposed in other predominantly non-residential zones would receive adequate siting and design review through the conditional use permit requirement. (3) To specifically define bed and breakfast uses as distinctly different from hotel/motel uses, and to allow them in selected residential and commercial zones subject to the approval of a conditional use permit. As noted above, through the CUP process, adequate project review could be achieved to ensure the compatibility of this use with adjacent uses. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on January 22, 1986. ATTACHMENTS 1) Planning Commission Resolution No. 2537 2) Exhibit "A" , dated February 5, 1986 3) Exhibit "B" , dated February 5, 1986 4 ) Envi ronmental Document CDD:bn 1/21/86 -5- EXHIBIT "B" __ - FEBRWIRY 5, 1986 Proposed Revisions to Title 21 Regarding Hotel and Motel Uses ms10Ns ZONE ADDITIONS DELETIONS SECTION 21.04.046 21.16.010 Definitions R-3 Definition of bd and breakfast Hotels ard mtels as permitted uses 21 . 16.015 R-3 Bed and breakfast uses through CUP 21.20.010 R-T Hotels and mtels as permitted uses 21.20.020 R-T Hotels and eels, and bed and breakfast uses through CUP 21.24.020 RD-M Hotels atd mtels through CUP 21 -24.020 Red and breakfast uses through Bed and breakfast uses through CUP CUP 21.25.040 C-LR 21.26.010 c-1 Hotels and eels as permitted uses 21 -26.015 21.28.015 21.29.050 c-1 c-2 C-T Hotels and eels through CUP Hotels and mtels through CUP Red and Breakfast uses through CUP 21.42.010 (12) CUP Subsection for hotels and mtels including mre specific conditions and regulations through CUP 21.42.010 (13) CUP Subsection for bed and breakfast uses including mxe specific conditions and regulations through CUP DEVELOPMENTAL SERVICES UHD USE PLANNlMFlCE PRWEZT ADDRES/”ION: City of Carlsbad. 1200 ELM AVENUE CARLSBAD, CA 92008-1989 (619) 438-5591 PRWECT LMCRIPTICN: hotel and mtel use regulations and to create developnent standards for such uses. An mnt to the Zoning Ordimme to mdify The City of Carlsbad has amducted an emirormental. review of the above described project pursuant to the Guidelines for Implementation of the California Envirorxnental Quality Act and the Envirormental Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not have a significant impact on the envirorxnent) is hereby issued for the subject project. Planning Department. As a result of said Justification for this action is on file in the A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carl-, CA. 92008. Camnents fran the pblic are invited. Please sulmit carmerrts in writing to the Planning Department within ten ( 10) days of date of issuance. DATD: JanUary 22, 1986 CASE No: ZCA-189 APPLICANT: City of Carlsbad Planning Director ND4 11/85 Carlsbad Journal Decreed a Legal Newspaper by the Superior Court of Son Diego County 3 138 ROOSEVELT ST. 0 P.O. BOX 248 0 CARLSBAD, CA 92008 0 729-2345 Proof of Publication STATE OF CALIFORNIA, ss COUNTY OF SAN DIEGO, I am a citizen of the United States and a resident of the county aforesaid; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation, published twice weekly in the City of Carlsbad, County of Sun Diego, State of California, and which newspaper is published for the dissemination of local news and intelligence of a general character, and which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying subscribers, and which newspaper has been established and published at regular intervals in the said City of Carlsbad, County of Sun Diego, State of California, for a period exceeding one year next preceding the date of publication of the notice hereinafter referred to; and that the notice of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on . NOTICE OF PUBLIC HEARING the following dates, to-wit: ZCA-189 NOTICE IS HEREBY GIVEN that 86 the CityCouneiloftheCityofCarls- bad will hold a public hearing at the City Council Chambers. 1200 ........... .FeP.ruaru. .%. ...... 19.. .. Elni Avenue. Carlsbad. California. at 6:OO P.M.. on Tuesday February 25. 1986. to consider an application for an amendment to the Zoning Ordinance to (1) define bed and breakfast uses and to, (21 revise hotel and motel use regulations for R-3. R-P. R-T. WR, C-1. C-2. C-T. RD- M. C-LR and P-M zones within the City of Carlsbad. ifyou have any questions. please call the Planning Department at 438-5591. If you challenge the Zone Code Amendment in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice. or in written corre- spondence delivered to the City of Carlsbad at or prior to the public hearing. Applicant: City of Carlsbad CJ 4915 February 15. 1986 CARLSBAD CITY COVNCII, ................................. 19 .... ................................. 19 ................................. 19 .... ................................ 19 I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad County of San Diego, State of California on - Ah e 15 t h dayof_-_-- --hBmr_v. 1986 NOTICE OF PUBLIC HEARING ZCA-189 NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M., on Tuesday February 25, 1986, to consider an application for an amendment to the Zoning Ordinance to (1) define bed and breakfast uses and to, (2) revise hotel and motel use regulations for R-3, R-P, R-T, V-R, C-1, C-2, C-T, RD-My C-LR and P-M zones within the Cityof Carlsbad. If you have any questions please call the Planning Department at 438-5591. If you challenge the Zone Code Amendment in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. APPLICANT: City of Carlsbad PUBLISH: February 15, 1986 CARLSBAD CITY COUNCIL NcrrICE OF PUBLIC HEARING NOTICE IS HEREBY GIWthat the Planning Camnission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO p.m. on Wednesday, February 5, 1986, to consider approval of an anendment to the Zoning Ordinance to (1) define bd and breakfast uses and to, (2) revise hotel and motel use regulations for R-3, R-P, R-T, V-R, C-1, C-2, C-T, RD-M, C-LFt and P-M zones within the City of Carlsbad. Those persons wishing to speak on this proposal are cordially invited to atted the public hearing. Department at 438-5591. If you have any questions please call the Planning If you dallenge the Zone Code Amendment in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad at or prior to the public hearing. CASE FLLE: ZCA-189 APPLICANT: CITY OF CARISBAD PUBI;ISH: January 25, 1986 CITY OF CARISBAD PLANNING COMMISSION