The Rural Bonny Doon Association
Keeping Bonny Doon rural and natural -
since 1957
102 Sunlit Lane
Bonny Doon, California 95060
22 October 1997
TO: Mardi Wormhoudt, Third District Supervisor
RE: Bed and Breakfast Application 97- 0668, et al
Dear Supervisor Wormhoudt -
In response to concerns raised by residents of Bonny Doon and members
of the Rural Bonny Doon Association, the Executive Board has examined
issues surrounding the permitting process for Bed and Breakfasts in rural
areas and has resolved to:
a) call into question the fundamental permitting procedures set
forth in County Code
b) oppose the bed and breakfast application (97-0668) submitted
by Nicholas Riefsteck.
The reasons for our position are as follows:
- Bonny Doon is a rural community. The residents have historically
been unalterably opposed to all new commercial development in Bonny Doon
beyond the home occupations engaged in by many of the residents.
- The Bed and Breakfast Inns Code (13.10.691) has not been
updated since 1985 and,
as we understand it, is not in compliance with the 1994 General Plan
section 2.16.2.
- We feel the Level IV public notification process (Code
18.10.222, requiring notice on only properties within 300 feet from subject
property or l0 adjacent properties, whether they have active households
or not) is thoroughly inadequate for a rural area such as Bonny Doon.
- Furthermore, it is not routine for the B&B application
notice from the Planner to either provide the address of the subject property
or specify the scope of the project (number of bedrooms being requested).
It is our underlying sensibility that even a simple B&B has the potential
to impact the neighborhood in which it is located, yet the neighborhood
is generally excluded from reasonable notice or input.
- The magnitude of this particular commercial project
is greater than anything that has previously been permitted in Bonny Doon.
This 8 lot property has a main house with 7 bedrooms and 7 bathrooms, a
guest house with 2 bedrooms and 1 bathroom, and a cottage with an unspecified
number of rooms that has its own septic system. Though a maximum of 5 beds
is permitted by the Code, there is no mechanism for oversight by the County
to insure that this would remain a 5 bedroom operation. Given its location
bordering Fall Creek Park, at the top of an equestrian trail known as Lost
Empire Trail, given that it has extensive recreational facilities (swimming
pool, lighted tennis courts, etc.), we are rather skeptical that this will
prove to be a modest little mom- and- pop B&B.
- The 1994 General Plan, Section 2.16.2 , Location of Visitor
Accommodations in Rural Areas, states that "Visitor- serving
facilities that cannot feasibly be located in existing developed areas
shall be located in existing isolated developments or at selected points
of attraction for visitors, where adequate public services, such as water,
public sanitation facilities, roads and fire protection are available."
- We question the meaning of the term "isolated,"
particularly whether this portion of Empire Grade can be described as "isolated,"
given that this is a rural residential neighborhood of single-
family homes on small parcels, on the edge of one of the more densely settled
parts of Bonny Doon. Can it be logically interpreted as having "adequate
public services?" We seriously doubt this. Bonny Doon is completely dependent
on private wells for water and private septic tanks and drain fields for
sanitation. In fact, the proposed B&B, like the rest of Bonny Doon,
has only a modicum of such services, for example frontage on a County road
and a volunteer fire service. It is approximately nine miles from town
and has neither public water nor public sewers.
- The statutes appear, at best, ambiguous. What do the terms
"isolated" and "development" mean? How isolated is "isolated?" Does "public"
refer to publicly supplied services, or facilities for the public? It makes
little sense to us that the County would expect an "isolated development"
to have access to public sewage or water lines. These issues need clarification
before a policy can be implemented or a permit justifiably issued.
- Indeed, one would think this potential resort, where most
of the square footage is reserved for guests, not residents, becomes a
change of use, perhaps requiring the new facility to be brought into compliance
with current Code for new dwellings (or commercial structures) which requires
a fire sprinkler system be installed? If the Lost Empire Inn doesn't have
one, it certainly seems appropriate for such an "isolated" location.
- We also believe a B&B should be operated by a resident
owner.
It is our opinion that this specific application amply illustrates the
inadequacy of the County's process and ordinances. Numerous points about
this specific proposal have been brought to our attention by concerned
neighbors, too many to go into here in sufficient depth.
What we are convinced of is that the entire permitting process for B&Bs
in areas such as Bonny Doon is inadequate and needs to be reexamined and
redefined from top to bottom.
Without any substantive review by the County and without adequate notification
and accounting of public input, this specific project promises far too
many potential problems and impacts upon its surrounding neighborhood.
While we certainly do not oppose the small B&Bs like some that have
already come into being in Bonny Doon, we are struck by the enormous potential
for future large- scale commercial endeavors in this area that
can begin by masquerading as simple Bed and Breakfast facilities.
We urge you to bring this issue to the Supervisors and request a review
of the process before the permit for application 97- 0668 is
issued.
Thank you very much for your attention and consideration. We look forward
to hearing back from you.
Sincerely,
Paul Hostetter
Corresponding Secretary
CC: Cathy Graves, Planning Dep’t.
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