This chapter provides standards for the establishment of bed and breakfast facilities. The regulations are intended to allow for a more efficient use of large, older houses in residential areas. These regulations enable owners to maintain large residential structures in a manner that keeps them primarily in residential uses while preserving larger residences that often have architectural and historical significance. The regulations also provide an alternative form of lodging for visitors who prefer a residential setting.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 5

1. Bed and Breakfast Facility.

A bed and breakfast facility is one in which an individual or family resides in a home and rents bedrooms to guests.

2. Retail Sales and Service Use.

In zones where retail sales and service uses are allowed, limited or conditional uses, a bed and breakfast facility is defined as a hotel and is included in the retail sales and service category.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 5

The regulations of SMC 17C.315.120 through SMC 17C.315.160 apply to bed and breakfast facilities in the RA through RHD zones. In the OR, NMU and NR zones, in which a limited amount of commercial uses are allowed by right or by conditional use, a bed and breakfast facility may be regulated either as a retail sales and service use, or as a bed and breakfast facility under the regulations of this chapter.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 5

1. Accessory Use.

A bed and breakfast facility must be accessory to a residential household living use on a site. This means that the individual or family who operate the facility must occupy the house as their primary residence. The house must be on/in one of the following historic registers:

1. 1. Spokane Register of Historic Places or District.

1. 2. Washington Heritage Register; or

1. 3. National Register of Historic Places.

2. Maximum Size.

Bed and breakfast facilities are limited as follows:

1. 1. RA, R1, and RTF Zones.

A maximum of two guests per night.

1. 2. RMF and RHD Zones.

A maximum of eight guests per night.

3. Employees.

Bed and breakfast facilities may have nonresident employees for the lodging activity such as booking rooms and food preparation, if approved as part of the conditional use review. Hired service for normal maintenance, repair and care of the residence or site such as yard maintenance may also be approved. The number of employees and the frequency of employee auto trips to the facility may be limited or monitored as part of a conditional use approval.

4. Services to Guests.

1. 1. Food services may only be provided to overnight guests of a bed and breakfast facility. The proprietor must contact the local health authority to determine if a food service permit is required.

1. 2. Serving alcohol to overnight guests is allowed. The proprietor may need Washington State liquor control board approval to serve alcohol at a bed and breakfast facility.

5. Meetings and Social Gatherings.

1. 1. Commercial Meetings.

Activities including luncheons, banquets, parties, weddings, meetings, charitable fund raising, commercial or advertising activities, or other gatherings for direct or indirect compensation require a conditional use permit.

1. 2. Historical Landmarks.

A bed and breakfast facility which is designated as a historical landmark and which receives special assessment from the state may be open to the public for four hours one day each year. This does not count as a commercial meeting.

Date Passed: Monday, April 25, 2011

Effective Date: Friday, June 3, 2011

ORD C34717 Section 25

1. Development Standards

Bed and breakfast facilities must comply with the development standards of the base zone, overlay zone and plan district, if applicable.

2. Appearance

Residential structures may be remodeled for the development of a bed and breakfast facility. However, structural alterations may not be made which prevent the structure from being used as a residence in the future. Internal or external changes which will make the dwelling appear less residential in nature or function are not allowed. Examples of such alterations include installation of more than three parking spaces, paving of required setbacks and commercial-type exterior lighting.

3. Signs

The sign standards are stated in chapter 17C.240 SMC, Signs.

4. Accessory Dwelling Units

Accessory dwelling units are not permitted in conjunction with a bed and breakfast.

Date Passed: Monday, July 23, 2012

Effective Date: Thursday, August 30, 2012

ORD C34888 Section 20

Bed and breakfast facilities require a conditional use review if the proposed facility exceeds the guest limitations, involves non-family member employees or includes commercial meetings as defined under SMC 17C.315.120(E)(1). The review is processed through a Type III procedure. The approval criteria are stated in chapter 17G.061 SMC, Land Use Application Procedures.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 5

All bed and breakfast facilities must maintain a guest logbook. It must include the names and home addresses of guests, guest's license plate numbers if traveling by car, dates of stay, and the room number of each guest. The log must be available for inspection by city staff upon request.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 5

1. Nonconforming Use.

Bed and breakfast facilities that were operating before June 14, 2006, may continue to operate as an approved conditional use if the operator can show proof that the operation was established through City building permits or a conditional use permit. The requirements for verification are listed below.

2. Alterations and Expansions.

The approved conditional use status provided for in subsection (A) of this section applies only to the number of bedrooms, and size of facility that existed on June 14, 2006. Any expansions of building area or alterations that increase the intensity of the facility are not allowed unless approved through a conditional use review as provided in chapter 17G.061 SMC, Land Use Application Procedures.

Date Passed: Monday, May 8, 2006

Effective Date: Wednesday, June 14, 2006

ORD C33830 Section 5