Section 23.1 Bed & Breakfast
Purpose: The purpose of this provision is to allow for the offering of overnight accommodations and breakfast to travelers for a fee in residential areas where a home has structural and/or site characteristics which lend themselves to a Bed and Breakfast - type setting. It is not the intent of these regulations to allow Bed and Breakfast establishments in conventional residential developments settings in town. It is the intent of this section to insure that Bed and Breakfast operations do not infringe upon the privacy, peace and tranquility of surrounding residents nor decrease the aesthetic or real value of surrounding properties.
23.1.1 Definitions:
Bed and Breakfast - an owner occupied dwelling , with a valid Special Permit , having 3 or less guest rooms, with a maximum of two persons per room, without separate kitchen facilities, in which overnight accommodations and breakfast are provided to travelers for a fee and for not more than 14 days.
23.1.2 Development Standards and Requirements
A. Bed and Breakfast operations as defined in these regulations may be permitted in Residential Zones as a Special Permit, under Section 29 of these regulations provided that in addition to these regulations the following requirements must be met.
B. The applicant shall provide written confirmation from the Health Official, Building Official and Fire Marshall that all requirements of the applicable Health, Building and Fire Codes, as they apply the Bed and Breakfasts, can be met.
Maximum length of stay per guest is 14 days
Bed and Breakfasts must be owner – operated and be the principle residence of the owner. The applicant must be the owner at the time of the application.
The Bed and Breakfast shall be an accessory use of an owner occupied residence and include of all requirements of the zoning regulations
The Bed and Breakfast establishments shall be contained within the existing footprint of the residence
No more than 50% of the floor area of the residence shall be used for guest sleeping accommodations. This provision shall not apply to outbuildings used as part of the bed and breakfast establishment, however, under no circumstances shall an outbuilding contain more guestrooms than the owner occupied principal residence
No building addition or free standing building shall be constructed in order to accommodate or otherwise make room for the bed and breakfast establishment, except foradditions for structures required under local or State Health and Safety codes. An existing outbuilding may accommodate rooms, but shall not be added on to or enlarged, provided it conforms to the minimum yard requirements of the respective zone.
Exterior alterations may be made to existing buildings or structures in order to preserve a valuable historic property, promote adaptive reuse of buildings, or comply with local State health and safety code requirements. However, in all cases, such alterations must be considered minimal exterior modifications of the building or structure which are compatible with the character of the area, ensure the residential character of the buildings, and preserve the existing features of the building.
Additions to the residence for primary use of the residence are allowed provided they are not an expansion of the Bed and Breakfast establishment
I. No more than 3 guest rooms rated for double occupancy are permitted in a structure which the owner is a resident
J. There shall be a maximum of two (2) guests per room (18 or older)
K. Complete bathrooms shall be provided at a rate of one per two guest rooms
L. Access to each guest room shall be via a main entrance or foyer within the residence. No guest room shall have a separate exterior access except as may be required by fire or building code or where an outbuilding is to be used. The Commission may grant a waiver for an additional access/s by a ¾ vote of the entire membership
M The owner of the Bed and Breakfast Establishment shall make the Guest Book available to the Town, which shall record the lengths of stay, at the request of the Zoning Officer within 10 days of written receipt for same
N. The lot shall be of adequate size and shape to provide one parking spot for each guest room, employee and property owner screened from public view and preferably located to the rear of the residence where possible.
O. The Commission may require fencing, earth berms, evergreen vegetation or other buffers to reduce visual conflicts with neighbors
P. No guest, employee or owner parking shall be located on the street
Q. Bed and Breakfast establishments shall be permitted no more than one suitable free standing sign to identify the property, provided the area of the sign does not exceed 6sq feet as measured on one side, which shall contain no lighting with the exception of indirect lighting which shall be specifically reviewed and subject to approval as part of the Special Permit review for its consistency and compatibility with the area in which the Bed and Breakfast is located (revision effective July 8, 2006).
R. A waiver for the number of guest rooms may be allowed with a ¾ vote of all of the members of the Commission members, where the Commission determines that the structure and size of property will not impact abutting property owners.
Section 23.2 Country Inn
Purpose: To provide for the short term rentals of not more than (14) fourteen guest rooms, with the serving of meals Country Inns shall be allowed in the C, POR, VC and DD Zones. It is the intent of this section to allow for these rentals i while still keeping the rural character of the Town intact
23.2.1 Definitions:
Country Inn: an owner occupied or managed building providing short term rentals of not more than 14 guest rooms, with a maximum of two persons per room, without separate kitchen facilities, in which overnight accommodations and meals may be provided for a fee for not more than 30 days.
23.2.2 Development Standards and Requirements
A. Country Inn as defined in these regulations may be permitted in Commercial, POR, VC and DD Zones as a Special Permit, under Section 29 of these regulations provided that in addition to these regulations the following requirements must be met.
B. The applicant shall provide written confirmation from the Health Official, Building Official and Fire Marshall that all requirements of the applicable Health, Building and Fire Codes, as they apply the Bed and Breakfasts, can be met.
C. Maximum length of stay per guest is 30 days
D. Country Inns may be owner – operated or professionally managed. The applicant must be the owner at the time of the application.
E. The Country Inn may be an accessory use of an owner occupied residence.
F. The Country Inn must conform to all requirements of the zoning regulation (revision effective July 8, 2006).
G. Exterior alterations may be made to existing buildings or structures. The Commissionpromotes adaptive reuse of buildings, and encourages the preservation of any historicalstructures.
H. No more than 14 guest rooms rated for double occupancy are permitted in a structure
I There shall be a maximum of two (2) guests per room
K. Complete bathrooms shall be provided at a rate of one per guest rooms
L. Access to each guest room shall be via a main entrance or foyer within the residence. No guest room shall have a separate exterior access except as may be required by fire or building code or where an outbuilding is to be used. The Commission may grant a waiver for an additional access/s by a 3/4/ vote of the entire membership
M. The owner of the Country Inn shall make the Guest Book available to the Town, which shall record the lengths of stay, at the request of the Zoning Officer within 10 days of written receipt for same
N. The lot shall be of adequate size and shape to provide one parking spot for each guest room, employee and property owner, screened from public view and preferably located to the rear of the residence where possible.
O. The Commission may require fencing, earth berms, evergreen vegetation or other buffers to reduce visual conflicts with neighbors
P. No guest, employee or owner parking shall be located on the street
Q. Country Inns shall be permitted no more than one suitable free standing sign to identify the property, in compliance with Section 22 ( outdoor Signs) of these regulations and shall contain no lighting with the exception of indirect lighting which shall be specifically reviewed and subject to approval as part of the Special Permit review for its consistency and compatibility with the area.
R. Shall not include facilities for cooking in rooms, but may include meals served by the owner to guests.
S. Meals for dinner and Sunday brunch can be offered to the general public as an accessory use. When meals are offered to the general public all parking shall be in accordance with section 21 of these regulations
T. Shall be designed so that normal access shall be from a centralized point and comply with all parking and road standards.
U. Review shall include but not be limited to appropriateness to the neighborhood, Architectural Character, and Historic Preservation
V. A waiver for the number of guest rooms may be allowed with a ¾ vote of all of the members of the Commission members, where the Commission determines that the structure and size of property will not impact abutting property owners
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