7.100 Bed & Breakfast Inns.
This Section provides requirements and conditions for the establishment and operation of a bed and breakfast inn (B&B) within a residential zoning district.
A. Purpose. The intent of this section and the standards outlined below are to assist in preservation and adaptive reuse of the city’s historic resources, to serve visitors of Petaluma, to ensure that bed and breakfast inns are compatible with the residential area and to preserve the residential character of the neighborhoods in which they are located.
B. Permit Required. No bed and breakfast inn shall be established within a residential zoning district where otherwise allowed as outlined in Tables 4.1 and 4.2 without application for and approval of a Conditional Use Permit in compliance with Section 24.060.
C. Findings. In addition to standard use permit findings in Section 24.060, the decision making body shall make the following findings prior to approval of a use permit for the establishment of a bed and breakfast inn in a residential zoning district:
1. The establishment of the bed and breakfast inn is consistent with General Plan policies regarding historic preservation;
2. The bed and breakfast inn use will not be detrimental to the historic or architectural character of the existing building(s); and
3. The bed and breakfast inn use is compatible with and will not be detrimental to the character of the neighborhood and surrounding land uses.
D. Requirements and Conditions. The following requirements and conditions apply to all bed and breakfast inns within residential zoning districts:
1. Adaptive Reuse. Establishment of bed and breakfast inns shall be limited to the adaptive reuse or conversion of an historic or architecturally unique residential structure and shall not require significant exterior modifications that would diminish the uniqueness or significance of the residential structure or surrounding neighborhood.
2. Concentration. When a new bed and breakfast inn is proposed within 300 feet of another bed and breakfast inn, the decision-making body shall make an additional finding prior to approval of the use that the new bed and breakfast inn does not harm the character and/or use of adjacent residential properties. In considering the findings required by this subsection and subsection 7.100.C above, the decision maker shall also consider the number of existing and proposed bed and breakfast inns within 300 feet of the proposed use in determining whether the proposed use is compatible with and not detrimental to the character of the neighborhood and surrounding land uses and/or not harmful to the character and/or use of adjacent residential properties.
3. Modifications. New structures or additions to the existing structure shall be designed to maintain the established residential character and scale of the individual property and the surrounding neighborhood.
4. Limit on Maximum Number of Guest Rooms. The number of guest rooms permitted shall be determined in the Conditional Use Permit process based on the size of the existing building, grounds and site; the relationship of the site to the character, size and scale of surrounding neighborhood buildings; and visitor access and parking. In general, the number of guest rooms should not exceed 7.
5. On-Site Manager. An on-site manger shall maintain residence on the site.
6. Length of Stay. Visitor occupancy shall be limited to a maximum of twenty-nine consecutive days.
7. Food Service. Food service shall be limited to registered overnight guests only and shall not include an independent restaurant. Cooking facilities in individual guestrooms are prohibited (with the exception of microwaves and coffee makers).
8. Events. Amplified music, lawn parties, outdoor weddings, and other similar activities shall not occur on site unless specifically allowed through the approved Conditional Use Permit. All such ancillary uses shall comply with City Performance Standards, including but not limited to the Performance Standards in Chapter 21.
9. Signs. One on-site sign shall be allowed on each street frontage. If illuminated, signs shall be indirectly illuminated, and each sign shall not exceed two square feet in area, consistent with Section 20.110(B)(4).
10. Parking. On-site parking shall be provided as required in Table 11.1 for Bed and Breakfast Inns.
11. Transient Occupancy Tax. Bed and breakfast rentals shall be subject to the City’s transient occupancy tax.
E. Public Notice. Noticing for bed and breakfast inn applications shall include mailed notice to properties within 1,000 feet of the proposed use. (Ord. 2811 § 4, 2022.)