§ 23.08.261. Bed and Breakfast Facilities.

The following standards apply to bed and breakfast facilities located in other than the recreation, office and professional and commercial land use categories. A bed and breakfast in the recreation, office and professional and commercial categories is instead subject to the provisions of Section 23.08.262 (Hotels, Motels). The provisions of this section do not apply to the rental of bedrooms in a residence to the same tenant(s) for longer than seven days, although the county tax collector may still require special fees and/or licensing for any residential rental less than 30 days.

a.

Limitations on use.

(1)

A bed and breakfast shall be established only in an existing single-family dwelling that has been determined by the Review Authority to be of historical or architectural interest except: where the bed and breakfast is located on a site in the Agriculture, Rural Lands and Residential Rural categories with an existing conforming visitor-serving facility (e.g., winery, riding stables, health resorts), it may be established in one structure, with an exterior design style that is residential or agricultural in appearance, built expressly for a bed and breakfast facility where such facility is approved with a Minor Use Permit.

(a)

A bed and breakfast facility authorized pursuant to subsection (i) of this section may be allowed in addition to the number of residences allowed by Section 23.04.080 et seq.

(b)

A bed and breakfast authorized pursuant to subsection (i) of this section shall only be subject to the provisions of subsections b, e, f and g of this section. Additional operational standards shall be set through Minor Use Permit approval.

(2)

A bed and breakfast with three or less guest rooms shall be conducted so as to be clearly incidental and accessory to the primary use of the site as a single-family dwelling.

b.

Limitation on size. A bed and breakfast shall provide no more than the following number of guest rooms, with the rest of the dwelling being used solely by the family in permanent residence:

(1)

A bed and breakfast in the Agriculture (non-prime soils), Rural Lands, Residential Rural and Residential Multi-Family categories may be approved with a maximum of eight guest rooms.

(2)

A bed and breakfast in the Residential Suburban category shall provide no more than three guest rooms.

c.

Permit requirements. The following land use permit requirements are in addition to a Health Department permit, which is required wherever food is served to lodgers:

(1)

Plot Plan approval for a bed and breakfast with three or less guest rooms in all allowable land use categories.

(2)

Minor Use Permit approval for any bed and breakfast with four or more guest rooms.

d.

Expansion of existing building. Physical expansion of a residence to accommodate bed and breakfast facilities or operations shall be limited to 15 percent of the existing floor area, through Minor Use Permit approval where the residence is to contain three or less guest rooms and through Development Plan approval where the residence is to contain four or more guest rooms.

e.

Location. Within the Residential Suburban land use category, no bed and breakfast facility shall be located within 500 feet of a parcel on which is located any other bed and breakfast facility.

f.

Minimum site area.

(1)

One acre in rural areas;

(2)

Equal to the minimum parcel size required by sections 23.04.020 et seq. in urban and village areas.

g.

Parking required. Two spaces, plus one space per transient lodging unit. Bed and breakfast facilities shall not utilize on-street parking for the bed and breakfast operation or the resident family at any time. For the purpose of determining parking lot construction standards pursuant to Section 23.04.168, the parking lot turnover for a bed and breakfast facility is medium.

h.

Operation. A bed and breakfast with three or less guest rooms shall be subject to the provisions of Sections 23.08.030b, c., d., e., g., h. and i. of this chapter for home occupations.

[Amended 1992, Ord. 2591; 1995, Ord. 2715; 1995, Ord. 2740]