Guest Editorial By County Commissioner Darcie Nielsen re guesthouses

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Court rules against county in guesthouse case 07-27-01

Want to build a main house -- file papers by Feb. 9, 2001

Commissioners to appeal guest house ruling
12-07-00

Guest Editorial

By Darcie L. Nielsen

posted 02/28/04
The recent letters and editorials of the appellants regarding guest houses illustrate a profound lack of understanding of how these accessory dwelling units (ADUs) actually work in the real world of island living.

They trivialize the important contribution that these small residential units provide in accommodating housing and supplemental income for islanders in need. Their specious hypocritical rhetoric only highlights their true agenda, which has nothing to do with growth management, environmental protection, density, or affordable housing. Take a close look at their "unfriendly" and elitist agenda; it is truly about no-growth, no visitors, and no people of low or moderate means in the islands.

ADU's are broadly recognized in planning literature as a way of providing "Smart Growth," which the appellants champion, and are equally recognized as an important source of affordable rental housing especially in a community like ours. Contrary to state Housing Policy which led to a state model ordinance for guidance to cities and counties, the Growth Management Hearings Board (GMHB) took a position that in rural areas, a freestanding ADU will count as a separate housing unit because of "structural density effects," while an internal or attached apartment type ADU would not.

Nowhere in the model ordinance (that many counties followed) was it inferred that an ADU, whether attached or detached, would be counted as an additional density unit. Allowing only apartment type ADUs makes no sense in rural areas with larger parcels. The GMHB interpretation is contrary to the approach taken in counties and cities across the state and nationally. The legislation the County is pursuing is to remedy conflicting state policies.

All manner of detached cabin's, cottages, yurts, and trailers have been used for decades in the islands to accommodate visitors, summer employees, and housing for our working people. In our rural county we would much prefer to see a freestanding ADU cottage tucked back in the woods behind the main house rather than the monolithic structures designed to include internal or attached apartments. This is particularly important on the shoreline where accessory structures must be located behind the main residence to reduce environmental and aesthetic impacts. The county has well-crafted ADU provisions that protect rural character and our unique island environment.

The County never claimed that ADUs would solve our affordable housing problem, but they do offer a small, very important measure of relief. This was illustrated in the 2003 Housing Survey, which found that 6% of very-low and low-income respondents were living in freestanding ADU's, and there was a strong preference for this type of rental housing.

I and my fellow commissioners know many, many islanders of moderate means, including ourselves, who have lived or are living in an attached or freestanding ADU as it was or is the only suitable housing available. And, there are some islanders of limited means who rely on the rental income they receive from an ADU in order to keep their property.

The real issue comes down to this: If you have guests, or your elder parents need home care or you need a caretaker, or your college student comes home to work for the summer, or you are a teacher, service worker, or carpenter in desperate need of housing and an ADU can provide it why does it matter if this small residence (maximum size 1000 square feet) is attached to a wing on the main house or located 5, 50, or 100 feet away from the house?

Think about it, if the appellants have it their way the next structures that won't be allowed will be freestanding garages, shops, barns, well houses, garden sheds, tree houses, art studios, farm stands, etc. because they might have "structural density effects" in rural areas.

Freestanding ADU's are an important and historic slice of island living and we are firm in our resolve to preserve the right to have them.

Darcie L. Nielsen
Chair, Board of County Commissioners
San Juan County

news @sanjuanislander.com

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