Guesthouse study sparks debate

A recent study about guesthouses has done little to settle the great debate over what regulations are needed to lift the moratorium and allow new construction to proceed.

Last week, county commissioners heard more than two hours of public testimony as residents either trumpeted their benefits or warned of further environmental threats if more guesthouses are built without tighter regulations. At the Oct. 15 meeting, commissioners tipped their hands about where they stand on the issue. Their deliberations resume Nov. 5.

Commissioner John Evans believes the study shows density is a non-issue for guesthouses, and they should be allowed with few restrictions. He pressed deputy prosecutor Alan Marriner for an opinion.

“Yes, that’s how I interpret the findings in the report,” Marriner said.

Based on the study and analysis of a consultant group, county planners offered a list of recommendations that would balance environmental protection while allowing new construction. But critics argue those recommendations are not supported by the study.

“The consultant report raises more questions than it answered,” said Roger Collier of Orcas Island. “It’s illogical not to count (guesthouses) as density if we’re counting on them to provide housing stock.”

County planners note the state’s housing policy encourages accessory dwellings as an option for affordable housing. Stephanie Buffum, executive director of Friends of the San Juans, said it does not restrict the county from requiring additional density requirements for such development. The study concludes guesthouses will provide few answers for affordable housing needs, Buffum said.

She said Friends advocates putting an annual cap on guesthouse permits and adding impact fees to protect taxpayers who now foot the bill for increased demand for services like water, roads, courts and health facilities.

Short-term rental of guesthouses in residential neighborhoods should be banned, she said.

“We recommend the County Commission create a public policy on (accessory dwelling units) which applies the precautionary principle,” she said. “We recommend that ADUs be allowed only on parcels with sufficient density for an additional residence.”

The study was bashed earlier this month when the Planning Commission voted 3-2 to continue the ban on new guesthouses. The commission called for more study of water supply before lifting the state-imposed ban, which has been in place for two years.

The moratorium on guesthouse construction was enacted when the Western Washington Growth Management Hearings Board ruled the county lacked adequate information to allow every home to have a guesthouse.

Commissioner Darcie Nielsen said new regulations should include landscape standards and precautions about water use. She said impacts of guesthouses have been exaggerated by their opponents.

“I don’t think this is the issue some people want it to be,” Nielsen said, adding that the number of guesthouses is small. “I don’t think we’re ever going to know how every single guesthouse owner is using their property 100 percent of the time, and I don’t think we want to know that.”

Few issues have polarized the community as decidedly as the debate over guesthouses, said Commissioner Rhea Miller, who supports guesthouses sharing a common driveway, and water and sewer system with the main residence.

“From what I hear it seems like it’s a question of whether the glass is half full or half empty,” Miller said. “This issues splits the county 50/50 more than any other issue I’ve seen during my eight years on this board.”

Gayle Rollins of San Juan Island said county codes contribute to the conflict. They allow people to build monstrous homes but prohibit modest plans for two small houses with subtle affect on the landscape. His plans have been stalled for the last two years.

“I don’t see how a project like mine can have that much more impact than a Frank Lloyd Wright-type house sitting on the top of San Juan Valley,” he said.

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