Sec. 38-151A. Property Development Standards.
(a) Hotels and Motels.
1. Visitor accommodation facilities shall contain not less than one thousand (1,000) square feet of site area per sleeping unit for one-story units, and eight hundred (800) square feet of site area per sleeping unit for structures of two (2) stories and over, provided, however, that the Planning Commission or City Council may, as a part of the Use Permit application, consider a density of up to six hundred (600) square feet of site area per sleeping unit for structures containing three (3) stories or more. The exception to these standards may be those standards which are specified in an adopted area or coastal plan in the City of Monterey.
(b) Bed and Breakfast Inns (Limited-Occupancy Visitor Accommodation Facilities). The following standards are adopted to establish minimum standards for approval of Limited-Occupancy Visitor Accommodation Facilities in residential areas (Planning Commission Resolution No. 83-05). Compliance by an applicant does not, in any manner, ensure approval, and each application will be judged on its individual merits by the Planning Commission based on the criteria set forth herein and in the Zoning Ordinance, and compatibility with the surrounding neighborhood.
1. Limited-Occupancy Visitor Accommodation Facilities are hereby defined as the conversion of single-family residences to country inns or bed and breakfast types of use, whereby limited numbers of visitors may obtain accommodations and a single meal upon the premises. Only existing single-family dwellings that present unique historical or architectural features shall be considered as limited-occupancy visitor accommodation facilities.
2. Minimum site area is one-half (1/2) acre.
3. The number of guest rooms shall be limited to one per five thousand (5,000) square feet of land area, provided, however, that in no event shall the number of permissible rental rooms exceed ten (10). This shall not include manager quarters or accommodations.
4. Off-street parking: one (1) per guest room, plus two (2) for the resident family. If over eight (8) rooms, add employee parking; if ten (10) rooms, add visitor parking.
5. The property owner shall occupy and manage the limited-occupancy visitor accommodation facility.
6. Breakfast to guests shall be the only meal and persons served.
7. No long term rental of rooms shall be permitted. The maximum stay for guests shall not exceed fourteen (14) days.
8. The Architectural Review Committee and the Site Plan Review Committee shall review the proposed limited-occupancy visitor accommodation facility prior to Planning Commission review, and their recommendations shall be considered by the Planning Commission in imposing Conditions of Approval on the project.
9. Signs: The maximum sign area shall not exceed four (4) square feet and shall be approved by the Architectural Review Committee. Wording such as “motel,” “hotel,” “motor hotel,” “lodge,” etc. will not be permitted. The establishment shall be referred to as an “INN.” The sign may only be externally illuminated.
10. No cooking facilities shall be allowed in the guest rooms.
11. Applications shall be subject to a two-year (2 year) review period as established by the Planning Commission.
12. If the application becomes objectionable at any time, the application may be reopened for possible revocation.
(c) Hostels. Hostel is defined as a visitor facility providing short-term, dormitory type, visitor accommodations. The City Council may, upon recommendation from the Planning Commission after a public hearing, by ordinance permit the construction, operation and maintenance of hostels operated by non-profit agencies on any parcel of the City not zoned for single-family residential use (R-1) or low density multifamily use (R-2).
(d) When computing the number of units permitted under the above provisions, all areas on the site to be devoted to non-visitor accommodation facility uses, such as restaurants, cocktail lounges, retail, and service stores, service stations, and similar uses, including related parking areas as required by this Chapter, shall be deducted from the gross site area.
(e) The buildings shall not occupy, in the aggregate, more than thirty percent (30%) of the area of the lot.
(f) All areas not used for access, parking, circulation, buildings, and services shall be completely and permanently landscaped, and the entire site maintained in good condition.
(g) All buildings shall be located not less than ten (10) feet from all lot lines and shall respect all zoning district setback lines.
(h) Off-street parking shall be provided as stipulated in the Zoning Ordinance. However, the Planning Commission may adjust the parking requirements whenever restaurants, bars and night clubs, auditoriums, ballrooms, theaters, assembly halls, or meeting rooms occur on the same site with visitor accommodation facility complexes. There shall be no reduction in the parking requirements for visitor accommodation facilities. The parking requirements of other uses outlined above shall not be adjusted more than fifty percent (50%). The Planning Commission may allow such reductions when it finds:
1. That all required parking to be provided for all proposed uses will occupy the same parking facility.
2. That the proposed uses and proposed parking facilities are to be located on the same site in one ownership.
3. That if the proposed uses and proposed parking facilities are not to be located on the same site, that parking may be located on adjacent sites if in the same ownership.
(i) Any visitor accommodation facility may be expanded, provided it meets the above development standards. Any existing facility which exceeds the above standards, and is substantially destroyed by fire, earthquake, or other natural disaster may be re-constructed substantially as it was prior to said destruction.
(j) Accessory facilities on property zoned VAF may be added to visitor accommodation facilities with a Use Permit.
(k) All proposals for structural remodeling, as defined in the Zoning Ordinance, shall be reviewed by the Planning Commission. Ordinary non-structural repairs, alterations, or maintenance shall be reviewed by the Architectural Review Committee. The procedures for said review, including the right of appeal, shall be the same as for a Use Permit.
(l) Development Review Committee and Architectural Review Committee approval is required for all proposed visitor accommodation facility expansions.
(m) All remodelings of existing visitor accommodation facilities and accessory uses appurtenant thereof which involves changes in exterior appearance shall be subject to review and approval by the Architectural Review Committee, including exterior landscaping changes.”