by MEREDITH M. GRIFFITH

Sounder contributor

The Eastsound Planning Review Committee presented a proposed update to the Eastsound Subarea Plan to the county council on Sept. 15.

The culmination of 10 years’ work by the EPRC in conjunction with San Juan County Community Development and Planning, the update could make existing land use regulations a whole lot clearer to Eastsound property owners in the near future.

“We actually tried to make it easier for people who own property to determine allowable uses on their property,” said EPRC chair Greg Ayers.

The committee presented a proposed update to the Eastsound Subarea Plan that divides the plan into two separate documents: land use regulations and design standards; and a traditional comprehensive plan including goals and policies. As part of the update, the EPRC also developed more thorough land use tables delineating allowed and prohibited uses for properties in each different zone of Eastsound.

“When a property owner wants to know how they can develop their property, they can grab one of the new tables, and figure out what they can do without a lot of confusion or doubt,” explained Ayers. “If you own a property you can find the zoning column and look up the activity you want, and the table will say Yes, No, or Conditional Use Permit.”

The EPRC created the tables using written code. As frequently as possible, they clarified potential land use situations with a yes or no verdict, to preclude property owners from having to go through the lengthy and expensive process of obtaining a conditional use permit. The committee based its decisions on existing land use examples and what they believed to be the intention of the existing regulations, sharing its conclusions with the community at public meetings throughout the process. Ayers said the EPRC spent a fair amount of time hammering out regulations regarding retail use in village commercial and service light industrial areas.

In keeping with strong community feedback, the EPRC has suggested altering the current wording prohibiting all manufacturing in the Eastsound commercial core to allow “artisanal” activities such as creating pottery, glass blowing, and even small-scale assembly – for example, of bikes to be sold on Orcas – while prohibiting mass manufacture of goods designed to be shipped off island.

‘It’s a very specific use,” said Ayers. “This is making local items, not building aircraft.”

San Juan County Community Development and Planning has also made some minor updates to the Subarea Plan, with maps showing recommended changes in land use designations in four Eastsound locations. If accepted, the update would convert seven existing parcels to the north of Main St. and east of Lovers’ Lane from Village Residential/Institutional zoning, at four to 12 units per acre, to Village Commercial, at four to 20 units per acre. The two lots bordering Mt. Baker Road and North Beach Road are currently split-zoned as Eastsound Residential and Service Light Industrial, which is not technically allowed under county code. These would be made all Service Light Industrial, with residential use allowed only as an accessory to commercial use, but the EPRC opposes this particular change because they believe industrial buildings would negatively affect the residential area east of North Beach Rd., north of Mt. Baker Rd. County planner Colin Maycock said Service Light Industrial designation does require 20 feet of screening, such as trees, between industrial buildings and residential areas.

Lots to the east of Blanchard, Seaview and Mountain View Streets would change from Village Residential / Institutional to Eastsound Residential, which limits activity to residential use only. Both allow four to 12 units per acre. And property north of Bartel Road would shift from Eastsound Rural to Eastsound Rural Residential, due to the fact that the area is forested and not suitable for the intended agricultural use of Eastsound Rural. Allowed density will not change; both designations allow one unit per five acres, with an allowance for affordable housing clusters at a higher density of up to two units per acre and in keeping with county code.

“The EPRC and county staff have been working together on this project for quite some time,” said Maycock. “The work to date has been the product of a long  joint effort on behalf of the EPRC and county staff.”

On Sept. 15, the EPRC also presented its 2015-16 work plan, which includes a comprehensive look at the affordable housing situation; working with the council and SJC Department of Public Works “to move forward without further delay with the Prune Alley / A St. project”; and preparation for the 2016 Comprehensive Plan update.

The Prune Alley and A Street project would involve installing regulation sidewalks and stormwater drainage and adding plantings for aesthetic enhancement of the area.

“About four years ago, the county was given an overall streetscape plan [prepared by the EPRC] which had the approval of all Prune Alley property owners,” said architect Fred Klein, who has been involved in the EPRC process over the past years. “The plan showed curbs, sidewalks, various configurations of on-street parking, spaces for landscaping features, all in conformance with the Eastsound Streetscape Standards as shown in the Eastsound Plan.”

Ayers said the county has been waiting to obtain grant funding and integrate the project with grant-funded stormwater management construction, but added, “It’s been a little frustrating to community business owners and the EPRC that after substantial work was completed, the project has sat on the county’s desk for years now.” Added Klein, “The stated causes of the delays including funding issues, staffing issues, and inauspicious phases of the moon.”

The county council approved the EPRC’s work plan as presented, and will review the Eastsound Subarea Plan in October.

To see documents related to proposed Eastsound planning changes, go here.