05/10/2005: "On Emergency Ordinance For Guest Houses"

By Stephanie Buffum Field

The San Juan Islands are among the most beautiful places in the world. For many of us who are fortunate to live in the islands, this natural beauty means numerous visits from friends and relatives, especially during the summer months. This in turn creates a need for guest accommodations, either as part of our homes or, particularly for the wealthier among us, in stand alone guest houses.

The purpose of guest houses is to accommodate our guests. Guest houses are not intended to be used as additional residential units or for profit vacation rentals or other commercial activities.

FRIENDS believes that growth is inevitable; however, the purpose of the Growth Management Act (GMA) is to prevent urban sprawl in rural and farm lands. The Growth Board found that unlimited detached guest houses are non-compliant with the Act because they double the density, and this was upheld in Superior Court.

The County's efforts to reverse its legal defeats over the past five years overshadow an important reality: there are already other options for most people who want to house guests. Internal guest house accommodations, attached guest houses, bunk houses, and detached guest houses where a second development right exists are all current legal options.

New guest houses may be permitted only if they do not result in an increase in allowable residential density. This means that they must be counted as residences ("dwelling units") for purposes of density calculations. (Guest accommodations that are an integral part of a residence are not subject to this policy.) New guest houses may be constructed wherever parcel sizes allow a second residence, without requirement for further land division, or on a separate legal lot (in each case subject to all other existing County regulations).

While the concern about mega-homes is a valid one, the arena to change this policy requires a legislative solution. Imposing limits on the ratio of building size to lot size is an approach taken elsewhere and one our County should be considering anyway to preserve the character of our islands.

We recommend the BOCC create a public policy on ADU's which applies the precautionary principle and reduces risks to our water resources; quality of life in our residential neighborhoods; and does not burden the tax payers with unknown costs for essential services made necessary when the capacity of our water, roads, ferries, court houses, health facilities have been exceeded without planning for long term housing.

In past five years, the BOCC has created a lose/lose for citizens of San Juan County by degrading our quality of life and wasting tax dollars on senseless litigation. Can you imagine what the County could have accomplished with all the staff and resources devoted to solving our growth and affordable housing issues, instead of spending our precious tax dollars on litigation?

The BOCC strongly favors both transient and long-term rentals of guest houses; this means converting residential property into commercial property --converting neighborhoods into motel districts. What is the fate of guest homes built today for "traditional guest uses" once the property is sold? In destination communities like Santa Fe, Aspen, Tahoe, Martha's Vineyard, the conversion of guest houses into transient or full time rental has been the path. San Juan County has the ability to look at these national housing trends and plan strategically for our future. Does our current political leadership possess the skill and political will to take on this noble task?

Tell the BOCC your concern over allowing accessory dwelling units in rural lands, including the shoreline in San Juan County. Let the BOCC know:

1) That you do not support the San Juan County BOCC attempt to modify the Growth Management Act to eliminate detached guest houses on rural lands from density calculations.

2) Removing the density constraint on detached guest houses will lead to exactly the kind of sprawl that the GMA was intended to control. With the highest rate of residential growth in the State, and already over 1500 guest houses, the need for constraints on sprawl in San Juan County has never been greater.

3) Any new, rentable guest-houses also compete with existing tourist businesses, who have a hard enough time to make any money during our short season, without the county government adding to their woes.

4) You favor neighborhood preservation and do not support the blanket transformation of neighborhoods into short term transient rental districts.

5) You want our BOCC to comply with State Law and stop wasting tax payer money to circumventing the law and start counting guest houses for density calculations.

THE GUEST HOUSE ISSUE IS ABOUT PROTECTING SAN JUAN COUNTY'S RURAL RESOURCE LANDS AND SHORELINES FROM SPRAWL!