Planning Commission addresses vacation rental conversions

Broad societal issues surrounding the need for residential vs. tourist lodging and residential aesthetic tradeoffs provided a backdrop for two public hearings before the City of Sonoma Planning Commission at its regular meeting of December 11, 2008.
The first involved Terrence and Mary Boden’s “Application for a Use Permit to allow a residential unit to be operated as a vacation rental, in conjunction with an Exception to the parking standards.” While expressing willingness to consider the application, chairman Randy Cook affirmed the Commission’s commitment to preserve residential units — with long-term rental generally the preferred option. In light of this policy, Cook asked Boden to provide a rationale for his conversion application, wanting to know if there were problems in the rental history, perhaps, or was is it something else?
Boden related success as a landlord, but mentioned, “friends with people who come to the valley, and can’t find lodging anywhere,” especially during the prime tourist season. So, his conversion plan addresses the dual purposes of both responding to this demand and generating increased income.
Acknowledging Cook’s concerns regarding the overall number of long-term residential rental units, Boden cited figures provided by a local realtor indicating an oversupply in the area. Cook expressed surprise at these figures, and suggested perhaps the units’ pricing doesn’t reflect current market conditions.
Further discussion ensued regarding the issues of adequate parking and compatability with surrounding uses, especially in residential or historic areas. Commissioner Matt Howarth recalled similar concerns as sticking points in recent deliberations. Commissioner Thomas Anderson noted the Boden’s mixed-use Broadway “setting and location has more of a commercial component” than some other applications recently before the Commission. The application was unanimously approved.
Commissioner Raymund Gallian remarked, “We have been seeing a fair number of applications for vacation rental conversions … it seems to be a trend.” He wondered aloud how many conversions had been approved. Though exact numbers were not immediately at hand, Sonoma City Associate Planner Wendy Atkins estimated there are approximately 20 legal vacation units in the City. Updated figures are to be developed for future deliberations.
Several commissioners recused themselves from the second hearing, as the application was filed by Commissioner Gary Edwards. Commissioner Michael George acted as chair, and alternate Robert Felder was seated to provide a quorum to hear Edwards’ “Application for an Exception to the garage setback requirement for a residential remodel.”
Staff recommended approval since the remodel plan was consistent with all requirements except for the garage, whose appearance they felt was mitigated by dense shrubbery. Moreover, staff noted, the residence is in a location where few properties meet the setback requirement, as their construction predates the code.
Commissioner Mark Heneveld applauded the plans going “back” rather than “up,” citing some residents’ complaints about being “fish-bowled.” In his capacity as applicant, Edwards provided assurance of neighbors’ support for his project, and the application was unanimously approved.
In new business, Sonoma City Associate Planner Rob Gjestland reported that workshops on the state-mandated Housing Element update are being scheduled for the planning commission’s “off” Thursdays in January and February. In addition, the City of Sonoma is working with the Ecology Center on a workshop for the end of February on the topic of water conservation.