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Thread: Bed and breakfast inns

  1. #1
    Cyburbian donk's avatar
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    Bed and breakfast inns

    I am in the process of developing the provisons for B&B's. I have used the folloing one in the past, with no problem, but am being told to expect an argument with our zoning department. Please review and provide coments and suggestions from youer experiences. I have a list of 30-40 communities that use a similar description in their by-law (both US and Canada)

    "signs, displays or other external evidence indicating a Bed and Breakfast is being conducted on the property, shall be limited to a total sign area of 0.4 square metres and the residential look and character of the property shall be maintained;"

    The area of concern is related to the subjective nature of "residential look and character".
    Last edited by donk; 06 Mar 2006 at 11:41 AM.
    Too lazy to beat myself up for being to lazy to beat myself up for being too lazy to... well you get the point....

  2. #2
    Cyburbian Plus
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    From my fair city's zoning code -

    ON-PREMISE SIGN

    Bed & breakfast and boarding house limited to a maximum 6 sq. ft. sign;
    if lighted, sign must be externally illuminated.
    Oddball
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    Why don't you dig how beautiful it is out here?
    Why don't you say something righteous and hopeful for a change?
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  3. #3
    Cyburbian Seabishop's avatar
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    1 free standing sign, max 6SF, lit only by "indirect lighting."

  4. #4
    Forums Administrator & Gallery Moderator NHPlanner's avatar
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    We don't have specific language for B&B's, but in our residential district, any sign for a non-residential use (incl B&B's) is 3 square feet.
    "Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is going to change. The question is how." -- Edward T. McMahon, The Conservation Fund

  5. #5
    Cyburbian donk's avatar
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    I am not so concerend about the signage aspect, it is more the "residential look and character of the property shall be maintained"

    thanks
    Too lazy to beat myself up for being to lazy to beat myself up for being too lazy to... well you get the point....

  6. #6
    Cyburbian jmello's avatar
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    Quote Originally posted by donk
    The area of concern is related to the subjective nature of "residential look and character".
    Yeah. I would think that you would need to be more specific (i.e., no dumpsters, large HVAC units, neon, paved/striped parking lots, window displays, etc.). You know, define what is and is not residential in character.

  7. #7
    Forums Administrator & Gallery Moderator NHPlanner's avatar
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    Quote Originally posted by donk
    I am not so concerend about the signage aspect, it is more the "residential look and character of the property shall be maintained"

    thanks
    Here's the rest of our code:

    2.3.1.8. Bed and Breakfast Homestay
    2.3.1.8.1. Bed and Breakfast Homestay uses shall be subject to the following regulations.
    2.3.1.8.1.1. With the exception of homes or historic barns located within the Town of Londonderry Cultural Resources Survey or listed on the National Register of Historic Places, there shall be no more than four guest rooms
    2.3.1.8.1.2. Up to six guest rooms may be allowed for homes or historic barns located within the Town of Londonderry Cultural Resources Survey or listed on the National Register of Historic Places..
    2.3.1.8.1.3. The bed and breakfast homestay is subordinate and incidental to the main residential use of the building.
    2.3.1.8.1.4. The only meal to be provided guests shall be breakfast, and it shall only be served to guests taking lodging in the facility.
    2.3.1.8.1.5. Rooms used for sleeping shall be part of the primary residential structure and shall not have been specifically constructed for rental purposes
    2.3.1.8.1.6. No exterior alterations, other than those required by law to ensure safety of the structure shall be made to any building for the purpose of providing a bed and breakfast homestay
    2.3.1.8.1.7. The homestay operation shall not use more than 50% of the floor area of the principal residence. Common areas such as kitchens are not included in this calculation.
    2.3.1.8.1.8. Adequate sewage disposal service shall be provided.
    2.3.1.8.1.9. A minimum of two parking spaces for the dwelling unit and one additional for each guest room shall be required.
    2.3.1.8.1.10. Individual guests are prohibited from staying at a particular bed and breakfast establishment for more than thirty (30) days in any one year period
    "Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is going to change. The question is how." -- Edward T. McMahon, The Conservation Fund

  8. #8
    Cyburbian jmello's avatar
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    Quote Originally posted by NHPlanner
    2.3.1.8.1.9. A minimum of two parking spaces for the dwelling unit and one additional for each guest room shall be required.
    Well, that right there eliminates the residential look that donk is aiming for. No exceptions for proximate on-street parking or guests who do not arrive with car?
    Last edited by jmello; 06 Mar 2006 at 2:18 PM.

  9. #9
    Forums Administrator & Gallery Moderator NHPlanner's avatar
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    Quote Originally posted by jmello
    Well, that right there eliminates the residential look that donk is aiming for. No exeptions for proximate on-street parking or guests who do not arrive with car?
    On-street parking is not permitted in the Town where I work.
    "Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is going to change. The question is how." -- Edward T. McMahon, The Conservation Fund

  10. #10
    Cyburbian jmello's avatar
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    Here's our language:

    BREAD AND BREAKFAST DEFINED
    The Land Development Code of the City of ___________ defines bed and breakfast as “A home occupation which is a form of guest lodging in which bedrooms are rented and breakfast is served. Bed and breakfast accommodations may only be provide in buildings used as a private, principal residence, or in accessory structures which meet the accessory structure requirements of the Land Development Code. The term is intended to describe the offering of temporary lodging in a private home having architectural and historic interest, rather than the provision of food service or the offering of facilities for longer term occupancy. The only functions permitted are the renting of guest rooms and serving of breakfast.”

    BED AND BREAKFAST ZONING APPROVAL PROCESS
    Bed and breakfast facilities are permitted in the historic districts of the City of ________________ as home occupations. Home occupations are reviewed and approved by the Code Enforcement staff. The process for approval requires the submittal of a letter of intent to the Chief Code Enforcement Officer stating that the home occupation requirements of the Land Development Code can be met by the use. The Code Enforcement Officer will then schedule an appointment to inspect the facility and if the required provisions are met, a letter will be sent from Code Enforcement to the property owner stating that zoning conditions have been met.

    BED AND BREAKFAST REQUIREMENTS
    The Land Development Code of the City of _______________ defines home occupations as “An occupation for gain or support customarily conducted on the premises by a person or family occupying the premises for use as a principal residence.”

    • Only one (1) person other than members of the family residing on the premises is engaged in the occupation;
    There is no change in the outside appearance of the building premises, or other visible evidence of the conduct of such home occupation other than (1) attached sign subject to the restrictions of section 17.5.5(e) of the City of __________________ Sign Ordinance.
    • With the exception of bed and breakfast uses, no home occupation shall be conducted in any accessory building;
    No cooking facilities are permitted in the individual guest rooms.
    • Bed and breakfast uses are permitted in the Historic District (HD), Historic District–Mixed Use (HD-MU), Historic District-Residential (HD-R), Historic District Overlay (HD-O), and ______________ Redevelopment area, only in principal structures containing two thousand five hundred (2,500) or more square feet of gross floor area or in accessory structures which comply with the provisions of the Land Development Code;
    • No permit will be issued to a new bed and breakfast use if the issuance of a permit would result in the creation of more than one bed and breakfast use within (1) square block or within one (1) numerical block.
    • The use of the dwelling unit for the bed & breakfast home occupation shall be clearly incidental and subordinate to its use as a principal residence. The maximum number of guest rooms allowed is three (3). This maximum number of guest rooms shall apply whether the principal structure or an accessory structure is used for the bed and breakfast.
    No off-street parking is required.

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