17.86.070 Bed and breakfast establishments.
A. Purpose and Applicability. The provisions in this section shall apply to bed and breakfast establishments, as defined in Chapter 17.156 (Land Use Definitions) and where allowed in compliance with Chapter 17.10 (Use Regulations). The purpose is to establish standards for the development of bed and breakfast establishments within the residential and agriculture zones of the city upon conforming to set criteria and conditions. The intent of these standards is to ensure that the location, concentration, and design of bed and breakfast establishments are consistent with or do not negatively affect the character or function of the neighborhood and surroundings.
B. Applications and Approvals Required. In addition to the applicable permit requirements identified in Chapter 17.10 (Use Regulations), review by the cultural heritage committee and architectural review commission may be required depending upon the type of changes proposed to any structure intended for use as a bed and breakfast establishment.
C. General Standards. The following standards apply to all bed and breakfast establishments in the R-3, R-4, and AG zone districts:
1. The principal building of the bed and breakfast establishment shall be the primary residence of the owner or manager of the bed and breakfast use.
2. Accessory buildings and structures may also be used for bed and breakfast guest rooms.
3. A bed and breakfast establishment shall comply with all other provisions of the zone in which it is located and shall comply with all other ordinances of the city.
4. A business license issued by the city is required and remittance of transient occupancy tax is required.
5. The home shall not be used by the public or paying guests for the hosting of receptions, private parties involving persons other than paying guests, or the like.
6. Meals, if provided, shall be served only to residents and overnight guests of the bed and breakfast establishment.
7. There shall be no separate or additional kitchen facility for the guests.
8. No alteration shall be allowed to the exterior of the dwelling or yard that alters the residential characteristics of the premises or jeopardizes/eliminates features of historical or architectural significance. Changes to any historical building shall be consistent with the Secretary of the Interior standards and shall be subject to cultural heritage committee and architectural review commission approval.
9. No historical structure shall be removed to allow for a bed and breakfast establishment, nor shall such a structure be removed to provide parking for such a use.
D. Site Development and Performance Standards in the R-3 and R-4 Zones. These additional standards apply to bed and breakfast establishments in the R-3 and R-4 zones:
1. The minimum parking setback for guest/employee spaces shall be fifteen feet from the front property line and any street side yard and five feet from the rear and side property lines. The parking area shall be screened from direct view of the public right-of-way by a completely planted visual barrier.
2. All parking spaces and driveways shall be paved to city standards with decorative materials or, if a historic property, materials which maintain the historical character of the neighborhood and premises.
3. The number of guest rooms allowed should be based on the city’s density unit calculation, with a rental room counting as a studio, and shall in no case exceed fifteen rooms. The manager’s quarters shall be valued based on number of bedrooms but in no case shall be less than one density unit. Other factors used in determining the appropriate number of guest rooms that may be allowed in any location shall include the relationship of the site to parking, access, character, size, and scale of surrounding uses.
4. Sites with historic structures shall balance outdoor space for guest use with space required for off-street parking needs, as determined by the planning commission.
5. Any other conditions deemed essential and desirable by the planning commission may be imposed on such a use.
E. Site Development and Performance Standards in the Agriculture (AG) Zone. These additional standards apply to bed and breakfast establishments in the agriculture (AG) zone:
1. The establishment of a bed and breakfast establishment shall not result in the conversion of land in agricultural production.
2. Factors used in determining the appropriate number of guest rooms that may be allowed in any location shall include the relationship of the site to parking, access, character, size, and scale of surrounding uses, and in no case shall the number of guest rooms allowed exceed fifteen.
F. Findings Required. In approving a bed and breakfast establishment and in addition to the findings required for the applicable use permit, the review authority shall make all of the following findings:
1. The establishment of the bed and breakfast establishment is consistent with the general plan.
2. The establishment of the bed and breakfast establishment will not be detrimental to a building, structure or feature of significant aesthetic, cultural, or historical interest or value.
3. The establishment of the bed and breakfast establishment does not constitute undue concentration of such establishments that would negatively affect the appearance and/or function of the surrounding neighborhood.
4. The establishment of the bed and breakfast establishment is compatible with and will not be detrimental to the character of the neighborhood and surrounding land use. (Ord. 1650 § 3 (Exh. B), 2018)