§ 154-14.03  Bed and Breakfast Overlay District (BB).
   (A)   Purpose and intent.  This overlay district is adopted to provide for overnight tourist accommodations within residences or guest houses, located in variously zoned properties within the area identified as the Bed and Breakfast Overlay District, as reflected on the city zoning map. The bed and breakfast shall not be used by the public or paying guests for the hosting of receptions, private parties or the like. A bed and breakfast use must comply with all other provisions of the zone in which it is located and must comply with all other ordinances of the city.
(Ord. O99-92, passed 1-5-2000)
   (B)   Property development standards.
      (1)   Eligible facilities.  The primary residential structure on the property and any allowed guest house are facilities that are permitted to be used for bed and breakfast activities. Only site-built structures are permitted. Any structure that the city recognizes as historical can be converted to a bed and breakfast. One bed and breakfast facility shall be allowed per legal parcel of land (maximum of four bed and breakfast sleeping rooms per parcel). If two adjacent parcels of land are under one ownership, the resident host can live on one parcel and the bed and breakfast facility can occur on the adjacent parcel. The maximum occupancy of the entire bed and breakfast, including the resident host and family, shall be ten.
      (2)   Number of guest rooms.  The maximum number of bed and breakfast guest rooms shall be four. This maximum does not include the resident host’s sleeping room(s).
      (3)   Length of stay.  The length of stay shall be limited to a minimum of one night and a maximum of 90 days in a 12-month period. In cases where the guests are not related by marriage or blood, the stay shall be limited to a maximum of 30 days.
      (4)   Kitchen facilities.  No food preparation or storage facilities (microwave, oven/stove, refrigerator) shall be allowed in the bed and breakfast sleeping rooms, except for a coffee maker provided by the bed and breakfast. The only kitchen facility on the property shall be the main kitchen used by the resident host.
      (5)   Bathroom facilities.  The bed and breakfast function shall have one three-quarters or full bath facility, separate from the resident host’s required three-quarters or full bath room facility.
      (6)   Inspections/licensing registration.  The following licensing conditions apply:
         (a)   A business license must be in the owner’s name, identifying the resident host of the facility;
         (b)   The resident host must live on the premises;
         (c)   No more than two occupants shall be allowed per room;
         (d)   A person who does not reside at the home shall not be employed to assist in the conduct of the bed and breakfast business, except as usual for a residential use (i.e., gardener, pool maintenance and the like);
         (e)   A guest room shall not be located in the basement or attic without meeting the UBC requirements for exiting;
         (f)   The bed and breakfast shall be made available for annual inspections to ensure compliance with the provisions of this district;
         (g)   For annual license fee purposes, bed and breakfast uses shall be considered hotels; and
         (h)   The resident host shall maintain a guest register for accounting/tax purposes.
      (7)   Signage.  Signs for the bed and breakfast function shall be limited to four-square feet with a maximum dimension of four feet. Design review is required if the signage is proposed to be lit. The sign(s) shall complement the nature of the use and be placed near the front door, walkway, over the porch, back door or on the mail box post.
(Ord. O2010-09, passed 2-3-2010)
      (8)   Off-street parking.  On-site parking shall be provided per the following:
         (a)   One and two bed and breakfast rooms.  One space;
         (b)   Three and four bed and breakfast rooms.  Two spaces; and
         (c)   Resident host.  Additionally, one on-site space shall be provided for the resident host. All required parking spaces shall be paved. Pavers or turf-blocks may be used to allow for percolation of stormwater runoff. The creation of on-site parking shall not reduce or eliminate the required front yard setback and required landscaping.
      (9)   Exterior lighting.  Any exterior lighting shall be residential in nature and character. Lighting shall be located so as to minimize off-site illumination and direct the light away from any public or private street right-of-way or from any residential district or use. All exterior lighting shall be approved by the Design and Historic Review Commission. Lighting shall be in accordance with Article 18 of this chapter of the City Code. No color lighting shall be permitted.
      (10)   Sanitary sewer requirement.  Structures used for the purpose of providing bed and breakfast facilities shall be connected to and use a sanitary sewer system. Septic systems are not acceptable.
      (11)   Fire protection.  Smoke detectors shall be installed in each sleeping room. A fire escape route shall be identified and placed on the inside door of each bed and breakfast sleeping room.
      (12)   Conformance with UBC.  The facilities used for bed and breakfast purposes shall comply with the Uniform Building Code or the Uniform Code for Building Conservation, as required by those codes.
      (13)   Cleaning requirements.  The resident host shall provide clean linens and towels as necessary, as well as adequate heating and cooling, ventilation, water and sewage disposal. The resident host shall maintain the outside area in a clean and sanitary manner and shall properly clean the premises and facilities during the guest’s stay and after each guest has departed.
(Ord. O99-92, passed 1-5-2000)
   (C)   Additions to the Overlay District.  Any addition to the Overlay District shall follow the Amendment process as outlined in Article 3, § 154-03.03. Additional areas of the city may be added to the overlay district, subject to all the following criteria:
      (1)   The proposed area must be contiguous to the existing Bed and Breakfast Overlay boundary;
      (2)   The proposed area must be bounded on all sides by public rights-of-way; and
      (3)   The proposed area must be a minimum of two and one-half net acres in size.
(Ord. O99-92, passed 1-5-2000; Ord. O2010-32, passed 7-7-2010)