3. PCSR 12-14-2004 Item # 3
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City of
Elk
River
MEMORANDUM
TO: Planning Commission
FROM: Scoff Harlicker, Senior Plan -jk
DATE: December 14, 2004
SUBJECT: Bed and Breakfast (B&B) Operations
Request
Staff requests that the Planning Commission discuss a possible ordinance amendment
regarding bed and breakfast businesses in the City
Overview
The current ordinance does not specifically address bed and breakfast businesses. The
current ordinance is open to interpretation as to how a bed and breakfast business would be
classified. If the owner/operator were to reside in the home, the bed and breakfast request
could be processed as a conditional use permit home occupation. If the owner/operator
does not live on site and the bed and breakfast is operated as a commercial use by an off-site
entity, be it a resident or a corporation such as Best Western, the business would be
classified as a hotel and would not be allowed in a residential district. The City recently
received an inquiry about establishing up a bed and breakfast in a residential district.
Types of Bed& Breakfast
Staff reviewed ordinances from other cities and information from the bed and breakfast
industry. The bed and breakfast industry, as well as most ordinances, differentiate bed and
breakfast facilities by the number of rooms and whether they serve meals: bed and breakfast
homestay, bed and breakfast, and bed and breakfast inn.
Memo to Planning Commission/Bed and Breakfast
December 14,2004 Page 2
Bed and Breakfast Homestay
These are owner occupied private homes. The B &B business is secondary or accessory to
the use of the home as a private residence. They usually have 1 to 3 rooms and breakfast is
the only meal served. There is usually no sign and from the outside there is no indication of
the business.
Bed and Breakfast
These are owner occupied homes. The B &B business is equal to the use of the home as a
private residence. They usually have up to 4 or 5 rooms. There is usually a sign and breakfast
is the only meal served.
Bed and Breakfast Inn
These are usually owner occupied businesses. The building's primary use is the bed and
breakfast business. They generally have between 4 to 20 rooms. There is usually a sign and
breakfast is the only meal served.
If a business.has more than 20 rooms it may still be called a bed&breakfast. However, these
facilities often serve at least one additional meal and operate more like a hotel.
Issues
Where to allow them
Most bed and breakfast businesses are operated in older,larger homes in residential or
agricultural districts. Some are single family structures in commercial districts. Most
ordinances allowed smaller (5 or fewer rooms) bed and breakfast businesses in residential
districts as a conditional use and in commercial districts as a permitted use.
Signage
Most ordinances allow some type of signage to identify the business. The amount of signage
ranges from 1 to 12 square feet. Four square feet seemed to be the most common size. Our
current home occupation ordinance limits signage for home occupations to one wall
mounted sign not to exceed 2 square feet. The general sign code allows a 4 square foot wall
mounted name plat in all districts without a permit. In order to maintain the residential
character of a neighborhood, signage should be limited. One option might be to allow a 4
square foot wall mounted name plate for businesses located on residential lots in the urban
service district and allow an additional small freestanding sign in the rural areas. A bed and
breakfast located in a commercial district would have to comply with the sign requirements
for that commercial district.
Parking/traffic
All the ordinances had off street parking requirements. They combined the parking
requirements for the single family use with requirements for the bed and breakfast. They
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Memo to Planning Commission/Bed and Breakfast
December 14,2004 Page 3
required one space per room plus the requirement for the single family house. In Elk River
the off street parking requirement for a single family home is 3 spaces, one must be
enclosed. Some ordinances allowed the parking spaces to be "piggy—backed". The city code
requires that parking areas have to be an approved surface ie. paved, concrete or class v and
would have to comply with the setback requirement. In single family districts the setback for
a non-single family use is 10 feet. Some codes do not allow parking in front yards, other than
driveways. Others allow it but only if adequately screened. Our code does not limit where
parking can be located as long as it meets the setback requirements.
Size (# of rooms)
The number of rooms is the primary criteria by which bed and breakfast businesses are
regulated. The number of rooms also determines what building and fire codes are applicable.
Most ordinances allowed bed and breakfast facilities,with less than 5 rooms, in residential
districts as a conditional use. If there are more than 5 rooms, the bed and breakfast becomes
more than just an accessory use. It takes on the characteristic of a commercial use with
increased impacts on the neighbor hood.
Length of stay
In order to prevent a bed and breakfast facility from becoming a boarding house, all
ordinances regulated the length of stay. Most ordinances limited the length of stay to one
week. This prevents long term rental of the rooms.
Meals
Meals are limited to one meal per day,usually breakfast. This meal is only available to
customers of the bed and breakfast. Cooking food is subject to Department of Health
regulations and building code regulations. By limiting the number of meals served to one and
to guests only, the bed and breakfast will not evolve to include a restaurant.
Owner occupied
By limiting the bed and breakfast to owner/operator occupied, the business is will stay home
based will have less impact on the neighborhood. Off-site owners and managers may have
less of a vested interest in the neighborhood and may be less sensitive to the needs of
adjacent owners in regards to additional traffic, the use of alcohol on the property, etc.
Issues to Consider / Request
Is this an appropriate ordinance change for the City? Should it be allowed City-wide or is
one residential district (ie. Old Town area) more appropriate?What other considerations is
the Commission concerned with?
Staff requests direction from the Commission regarding this issue.
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