There is a difference in these types of properties. You would need to contact your local township or borough. There you can find out what the zoning is and what uses are permitted. Depending on the area where you live they may allow you to apply for a varience. Giving you special permission. I could see them being more flexibile and allowing a bed and breakfast but a motel is a much larger project. You never know until you ask!
Best of luck.
Prudential Rittenhouse Realty Group
Berit Di Vito