PORT ANGELES — Aiming to strike a balance between the interests of rural residents and the bed-and-breakfast industry, Clallam County commissioners have tabled action on proposed new regulations while seeking greater flexibility.
Commissioners on Tuesday directed staff to develop a process to allow certain B&Bs to have up to eight guest rooms — up from five as currently proposed — and punted a proposed ordinance for vacation rentals and bed-and-breakfast inns back to the county Planning Commission.
“We need to find a way to increase the flexibility that we can allow bed-and-breakfast owners while maintaining protections for neighborhoods,” Commissioner Mark Ozias said near the end of a two-hour public hearing.
“I think we’re close. This is a really good attempt at getting there. But based on all the testimony we’ve heard, we’re not there yet.”
Nearly all of the 13 speakers who testified Tuesday raised concerns about the proposal, which would limit new vacation rentals and B&Bs to 10,000 square feet and five guest rooms.
“It’s very, very unusual to have a place where bed-and-breakfasts are limited to five rooms,” said Clif Todd, co-manager of Colette’s bed and breakfast at 339 Finn Hall Road.
“It’s just something that you don’t see around the country.”
Clallam County has an existing ordinance for vacation rentals but no development standards for bed-and-breakfast inns, which are regulated only through definitions.
Under county code, bed-and-breakfasts are defined as single-family dwellings occupied by the owner or manager with five or fewer rooms for overnight accommodations.
“I think that the limit of five rooms is unreasonable,” Todd said.
Under the new proposal, a single-family dwelling larger than 4,000 square feet would need a conditional use permit to operate as a new or converted B&B in an unincorporated rural area.
Dissenting members of the Planning Commission favored an allowance for up to eight guest rooms with a conditional use permit required for six or more guest rooms.
“The conditional use process is a beautiful thing,” said Craig Jaeger of Sequim.
“We’re not going to answer everything with code language, and I don’t think we should all try to hide behind that.
“Let’s address what needs addressing,” he added, “but let’s not fix what’s not broke.”
Several speakers said bed-and-breakfasts draw visitors to the region and help alleviate a shortage of hotels and motels in the summer.
Janet Abbott, vice president of the Olympic Peninsula Bed &Breakfast Association, said B&Bs have proven to be good neighbors and provide a “huge boost to tourism in Clallam County.”
“These are affluent visitors who are coming to Clallam County to visit the park,” said Abbott, referring to Olympic National Park.
“They’re spending money in our restaurants. They’re going to our shops. They’re buying gas at the gas stations.”
Lissy Andros, Forks Chamber of Commerce executive director, drew a distinction between Airbnb, a worldwide chain, and the types of bed-and-breakfasts in Clallam County.
“I just don’t think it’s fair to lump in any way shape or form anything Airbnb with a B&B,” Andros said.
Commissioners suggested several modifications to the ordinance, including an allowance for an owner or manager to reside on the property instead of in the residence.
“We need common-sense regulations,” Commissioner Randy Johnson said.
“Regardless of anything we do, we know that we need to meet the criteria for water, septic and protection of critical areas.”
Johnson said lot size should be considered in the revised ordinance, noting the difference between a 10,000-square-foot building on a half-acre lot and a 10-acre parcel.
“I do not think one size fits all,” Johnson said.
Johnson, who has stayed at B&Bs around the country, said the ordinance should allow for different types of designs, such as lodges with outbuildings.
“I think the definition of bed-and-breakfast, as I mentioned, ranges over a gamut of different things, all of which are very attractive, at least the ones I’ve been around,” Johnson said.
“I think a wide range of things fit a bed-and-breakfast.”
Planning Manager Steve Gray said the county’s definitions for B&Bs have “been on the books for years.”
“The building code will apply no matter what you do with zoning,” Gray said.
“We felt five or less (guest rooms) corresponds with, under the building code, the appropriate use of a single-family home under the prescriptive standards of the residential code.”
Commissioner Bill Peach recommended that the revised ordinance include an allowance for an outside organization to conduct inspections in lieu of the county.
“To me, this is a classic example of adding additional regulation where it may not be necessary,” Peach said.
Commissioners intend to pass a revised ordinance before temporary zoning controls they enacted in February expire in August. The interim zoning limits structures in rural residential zones to 10,000 square feet.
Principal Planner Kevin LoPiccolo said the “great majority” of existing B&Bs are under 4,000 square feet.
“Keep in mind, the average residential building size in the county is probably around 2,300 square feet,” LoPiccolo said in a staff report.
In some ways, the ordinance was drafted in response to the 32,000-square-foot B&B proposed for 695 E. Sequim Bay Road, Clallam County Community Development Director Mary Ellen Winborn said.
“It just went to show where things could go,” Winborn said.
“We don’t want to take away anything from anybody. We just want to make sure 20, 40 years from now that we’re keeping our rural lands rural.”
Winborn reminded the B&B owners that eight guest rooms are allowed in urban growth areas and other places that have infrastructure to support them.
“I just want to apologize to the industry,” Winborn added.
“I don’t want you to feel threatened, because I think you do a wonderful job. We just want you to continue to be able to do that, and we just want the community to continue to be as beautiful as it is for people to come here.”
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Reporter Rob Ollikainen can be reached at 360-452-2345, ext. 56450, or at rollikainen@peninsuladailynews.com.
